10-K 1 a2074277z10-k.txt 10-K UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K (MARK ONE) [X] ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 [FEE REQUIRED] FOR THE FISCAL YEAR ENDED DECEMBER 31, 2001 OR [ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 [NO FEE REQUIRED] COMMISSION FILE NUMBER 33-20018 PRUCO LIFE INSURANCE COMPANY OF NEW JERSEY IN RESPECT OF PRUCO LIFE OF NEW JERSEY VARIABLE CONTRACT REAL PROPERTY ACCOUNT --------------------- (EXACT NAME OF REGISTRANT AS SPECIFIED IN ITS CHARTER) NEW JERSEY 22-2426091 ------------------------------- --------------------------------- (STATE OR OTHER JURISDICTION OF (IRS EMPLOYER IDENTIFICATION NO.) INCORPORATION OR ORGANIZATION) 213 WASHINGTON STREET, NEWARK, NEW JERSEY 07102-2992 ---------------------------------------------------- (ADDRESS OF PRINCIPAL EXECUTIVE OFFICES) (ZIP CODE) (800) 778-2255 ---------------------------------------------------- (REGISTRANT'S TELEPHONE NUMBER, INCLUDING AREA CODE) INDICATE BY CHECK MARK WHETHER THE REGISTRANT (1) HAS FILED ALL REPORTS REQUIRED TO BE FILED BY SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 DURING THE PRECEDING 12 MONTHS (OR FOR SUCH SHORTER PERIOD THAT THE REGISTRANT WAS REQUIRED TO FILE SUCH REPORTS), AND (2) HAS BEEN SUBJECT TO SUCH FILING REQUIREMENTS FOR THE PAST 90 DAYS. YES X NO --- --- PRUCO LIFE OF NEW JERSEY VARIABLE CONTRACT REAL PROPERTY ACCOUNT (REGISTRANT) INDEX ----- ITEM PAGE NO. NO. --- --- COVER PAGE INDEX 2 PART I 1. BUSINESS 3 2. PROPERTIES 5 3. LEGAL PROCEEDINGS 5 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS 5 PART II 5. MARKET FOR THE REGISTRANT'S INTERESTS AND RELATED SECURITY HOLDER MATTERS 6 6. SELECTED FINANCIAL DATA 6 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS 7 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK 21 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA 22 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND FINANCIAL DISCLOSURE 22 PART III 10. DIRECTORS AND EXECUTIVE OFFICERS OF THE REGISTRANT 23 11. EXECUTIVE COMPENSATION 24 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT 24 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS 24 PART IV 14. EXHIBITS, FINANCIAL STATEMENT SCHEDULES, AND REPORTS ON FORM 8-K 25 EXHIBIT INDEX 25 SIGNATURES 27 2 PART I ITEM 1. BUSINESS Pruco Life of New Jersey Variable Contract Real Property Account (the "Real Property Account"), the Registrant, was established on October 30, 1987 by Pruco Life Insurance Company of New Jersey ("Pruco Life of New Jersey"), as a separate investment account, pursuant to New Jersey law. The Real Property Account was established to provide a real estate investment option offered in connection with the funding of benefits under certain variable life insurance and variable annuity contracts (the "Contracts") issued by Pruco Life of New Jersey. The assets of the Real Property Account are invested in The Prudential Variable Contract Real Property Partnership (the "Partnership"). The Partnership, a general partnership organized under New Jersey law on April 29, 1988, was formed through an agreement among The Prudential Insurance Company of America, Pruco Life Insurance Company, and Pruco Life Insurance Company of New Jersey, to provide a means for assets allocated to the real estate investment option under certain variable life insurance and variable annuity contracts issued by the respective companies to be invested in a commingled pool. The Partnership has an investment policy of investing at least 65% of its assets in direct ownership interests in income-producing real estate and participating mortgage loans. The largest portion of these real estate investments are direct ownership interests in income-producing real estate, such as office buildings, shopping centers, hotels, apartments, or industrial properties. Approximately 10% of the Partnership's assets are generally held in cash or invested in liquid instruments and securities although the Partners reserve discretion to increase this amount to meet partnership liquidity requirements. The remainder of the Partnership's assets are invested in other types of real estate-related investments, including real estate investment trusts. Office Properties - The Partnership owns office properties in Lisle and Oakbrook Terrace, Illinois; Brentwood, Tennessee and Beaverton, Oregon. Total square footage owned is approximately 482,000 of which 89% or 431,000 square feet are leased between 1 and 10 years. The Partnership's Morristown, New Jersey property, which had approximately 85,000 square feet, was sold on October 26, 2000. Apartment Complexes - The Partnership owns apartment complexes in Atlanta, Georgia and Raleigh, North Carolina. There are a total of 490 apartment units available of which 82% or 403 units are leased. Leases range from month to month to one year. In addition, on September 17, 1999, the Partnership invested in an apartment complex located in Jacksonville, FL. This joint venture investment has a total of 458 units available of which 402 units or 88% are occupied. Leases range from month-to-month to one year. Also, on February 15, 2001, the Partnership invested in four apartment complexes located in Gresham/Salem, OR. This joint venture investment has a total of 492 units available of which 458 units or 93% are occupied. Leases range from month-to-month to one year. Retail Property - The Partnership owns a shopping center in Roswell, Georgia. The property is located approximately 22 miles north of downtown Atlanta on a 30 acre site. The square footage is approximately 316,000 of which 92% or 293,000 square feet is leased between 1 and 10 years. On September 30, 1999 the Partnership invested in a retail portfolio located in the Kansas City, MO and KS areas. This joint venture investment has approximately 488,000 of net rentable square feet of which 90% or 440,000 square feet is leased between 1 and 20 years. In addition, on May 17, 2001, the Partnership invested in a retail center located in the Hampton, VA. This joint venture investment has approximately 155,000 of net rentable square feet of which 100% or 155,000 square feet is leased between 1 and 20 years. 3 Industrial Properties - The Partnership owns warehouses and distribution centers in Bolingbrook, Illinois; Aurora, Colorado; and Salt Lake City, Utah. Total square footage owned is approximately 685,000 of which 83% or 569,000 square feet are leased between 1 and 10 years. Investment in Real Estate Trust - The Partnership liquidated its entire investment in REIT shares during December 2001. The Partnership's investments are maintained so as to meet the diversification requirements set forth in Treasury Regulations issued pursuant to Section 817(h) of the Internal Revenue Code relating to the investments of variable life insurance and variable annuity separate accounts. Section 817(h) requires, among other things, that the partnership will have no more than 55% of the assets invested in any one investment, no more than 70% of the assets will be invested in any two investments, no more than 80% of the assets will be invested in any three investments, and no more than 90% of the assets will be invested in any four investments. To comply with requirements of the State of Arizona, the Partnership will limit additional investments in any one parcel or related parcels to an amount not exceeding 10% of the Partnership's gross assets as of the prior fiscal year. For information regarding the Partnership's investments, operations, and other significant events, see Item 7, Management's Discussion and Analysis of Financial Condition and Results of Operations, and Item 8, Financial Statements and Supplementary Data. REAL ESTATE MARKET The real estate sector certainly felt the effects of the slowing US economy during the fourth quarter. The decline in demand for space pushed vacancy rates up and adversely affected both rents and prices. The hotel sector was hit hardest and continues to suffer due to demand uncertainty, while the office and industrial sectors weakened as vacancy rates rose, sharply in some markets where technology had been a main driver of growth. Unlike the market downturn a decade ago, however, a large portion of the vacant office space is sublease space which continues to pay rent and should be absorbed relatively quickly once the economy begins to recover. Investors continued their interest in apartments to take advantage of their stabilizing attributes. Overall, private institutional real estate investment, as measured by the NCREIF Index, produced total returns of around 7.41% for the year with a total return of 0.74% in the fourth quarter. The REIT market, as measured by the Morgan Stanley REIT Index (RMS), finished the year strong registering a total return of 12.8%. In all, both private and public equity real estate performed much better than most other investment sectors, helping to fulfill their role as a hedge against market uncertainty. OFFICE MARKET Deterioration in office market conditions continued in the fourth quarter of 2001. According to Torto Wheaton research (TWR), the average vacancy rate rose to 13.60% in the fourth quarter, up from 12.50% in the third quarter. The average vacancy rate in downtown areas rose to 10.4%, up from 9.8% as of third quarter. the suburban markets were hit even harder, with the average vacancy rate rising to 15.3% in the fourth quarter, up 1.5% from the third quarter. Based on data from the NCREIF office index, private investment in US office real estate returned 0.04% during the fourth quarter of 2001, down from 1.49% in the third quarter. The current quarter's return was composed of 2.11% income and -2.06% value loss. The one-year total return for the sector was 6.36%. The total returns for CBD and suburban properties continued to diverge during the fourth quarter with suburban properties witnessing a decline of 0.09% while CBD properties returned 0.28%. 4 INDUSTRIAL MARKET The trends in the industrial market were similar to those in the office market. TWR estimates that the overall availability rate for industrial space as of fourth quarter 2001 was 9.6%, up from 9.0% in the previous quarter, and 6.7% one-year prior. The total return for the industrial sector dropped to 1.18% in the fourth quarter, down from 2.01% in the third quarter. The one-year return for the sector was 9.40%, finishing second to apartment sector. The best performing industrial subtype in the fourth quarter was flex, with a total return of 1.84%, followed by the warehouse subtype with a return of 1.44%. The R&D subtype lagged in the fourth quarter, with a total return of -1.78%. APARTMENT MARKET M/PF Research reports that the third quarter 2001 average occupancy rate among US apartments was 95.5%, down 0.6% from the second quarter estimate. They report that national same-unit rent growth was 1.8% during the one-year period ending in the third quarter 2001. According to the NCREIF apartment subindex, private investment in apartments returned 1.64% during the fourth quarter of 2001, down from a 2.25% return in the third quarter. Of the fourth quarter's total return, 1.90% was from income and -0.26% was appreciation. The one-year return for the sector in 2001 was 9.47%, the best of all property type sectors. High-rise apartment properties returned 0.25% in the fourth quarter, underperforming garden properties (1.77%) and low-rise properties (2.89%). RETAIL MARKET While the retail sector continues to struggle with the faltering US economy, the sector held up reasonably well in the fourth quarter. Most investor interest continues to be concentrated in the grocery-anchored neighborhood/community centers and dominant well-anchored regional malls, while power centers and factory outlets continue to be shunned. The retail sector posted a total return of 1.23% in the fourth quarter of 2001. Of the total return, 2.16% was attributable to income and -0.93% was value loss. The one-year return for the sector for the year was 6.82%. The best performing retail subtype for the fourth quarter was the neighborhood centers (2.71%), followed by community centers (2.05%), power centers (1.1%), regional centers (0.57%) and super regional centers (0.36%). ITEM 2. PROPERTIES Not Applicable. ITEM 3. LEGAL PROCEEDINGS None. ITEM 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITIES HOLDERS Contract owners participating in the Real Property Account have no voting rights with respect to the Real Property Account. 5 PART II ITEM 5. MARKET FOR THE REGISTRANT'S INTERESTS AND RELATED SECURITY HOLDER MATTERS Owners of the Contracts may participate by allocating all or part of the net premiums or purchase payments to the Real Property Account. Contract values will vary with the performance of the Real Property Account's investments through the Partnership. Participating interests in the Real Property Account are not traded in any public market, thus a discussion of market information is not relevant. As of December 31, 2001 there were approximately 2,844 contract owners of record investing in the Real Property Account. ITEM 6. SELECTED FINANCIAL DATA YEAR ENDED DECEMBER 31,

2001 2000 1999 1998 1997 ------- -------- ---------- ----------- --------- RESULTS OF OPERATIONS: TOTAL INVESTMENT INCOME $ 27,480,593 $ 26,387,938 $ 24,835,049 $ 27,163,552 $ 24,481,812 ============ ============ ============ ============ ============ NET INVESTMENT INCOME $ 12,350,306 $ 13,638,117 $ 13,279,589 $ 15,833,513 $ 13,789,747 NET REALIZED AND UNREALIZED GAIN (LOSS) ON INVESTMENT IN PARTNERSHIP (2,547,749) 4,487,022 (7,217,046) 4,795,111 8,485,232 ------------ ------------ ------------ ------------ ------------ NET INCREASE IN NET ASSETS RESULTING FROM OPERATIONS $ 9,802,557 $ 18,125,139 $ 6,062,543 $ 20,628,624 $ 22,274,979 ============ ============ ============ ============ ============

FINANCIAL POSITION:

DECEMBER 31, ------------------------------------------------------------------------ 2001 2000 1999 1998 1997 ----------- --------- ------- ------- ------- TOTAL ASSETS $234,594,652 $221,512,296 $225,142,653 $244,249,272 $222,745,135 ============ ============ ============ ============ ============ LONG TERM LEASE OBLIGATION $ 0 $ 0 $ 0 $ 0 $ 0 ========== ============ ============ ============ =========== MORTGAGE LOAN PAYABLE $ 28,994,521 $10,092,355 $10,184,662 $ 0 $ 0 ========== ============ ============ ============ ===========

6 ITEM 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS All of the assets of Pruco Life of New Jersey Variable Contract Real Property Account (the "Account") are invested in the Prudential Variable Contract Real Property Partnership (the "Partnership"). Correspondingly, the liquidity, capital resources and results of operations for the Real Property Account are contingent upon the Partnership. Therefore, all of management's discussion of these items is at the Partnership level. The partners in the Partnership are The Prudential Insurance Company of America, Pruco Life Insurance Company, and Pruco Life Insurance Company of New Jersey (collectively, the "Partners"). The following analysis of the liquidity and capital resources and results of operations of the Partnership should be read in conjunction with the Financial Statements and the related Notes to the Financial Statements included elsewhere herein. (a) LIQUIDITY AND CAPITAL RESOURCES As of December 31, 2001, the Partnership's liquid assets consisting of cash, cash equivalents, and marketable securities were $26.6 million, an increase of $11.2 million from December 31, 2000. This increase was due primarily to the liquidation of the VAL REIT Fund during the fourth quarter, offset by distributions to partners and the acquisition of real estate investments as described below. Sources of liquidity include net cash flow from property operations, interest from short-term investments, and dividends from REIT shares The Partnership's investment policy allows up to 30% investment in cash and short-term obligations, although the Partnership generally holds approximately 10% of its assets in cash and short-term obligations. At December 31, 2001, 11.3% of the Partnership's assets consisted of cash and cash equivalents In 1986, Prudential committed to fund up to $100 million to enable the Partnership to acquire real estate investments. Contributions to the Partnership under this commitment have been utilized for property acquisitions, and returned to Prudential on an ongoing basis from contract owners' net contributions and other available cash. The amount of the commitment is reduced by $10 million for every $100 million in current value net assets of the Partnership. Thus with $198 million in net assets, the commitment has been automatically reduced to $90 million. As of December 31, 2001, Prudential's equity interest in the Partnership, on a cost basis, under this commitment (held through the Real Property Accounts) was $44 million. Prudential did not make any contributions during the 2001 fiscal year, and will terminate this commitment at the end of the 2002 fiscal year The Partnership made $22 million in distributions to the Partners during 2000, and on October 22, 2001, the Partnership made an $18 million distribution to the partners. Distributions made to the Partners during 2001 were based upon the percentage of assets invested in short-term obligations, taking into consideration anticipated cash needs of the Partnership including potential property acquisitions, property dispositions and capital expenditures. Management anticipates that its current liquid assets and ongoing cash flow from operations will satisfy the Partnership's needs over the next twelve months and the foreseeable future. 7 The Partnership has completed two real estate acquisitions during the year. A controlling interest in a portfolio of four apartment complexes based in Gresham and Salem, OR, was acquired in February 2001. This portfolio consists of 492 units containing a total of 419,487 rentable square feet. The acquisition was financed by contributions of $8.6 million from the Partnership, $0.5 million from the joint venture partner, and the assumption of a $9.0 million mortgage loan by the joint venture partnership. Also, in May, the Partnership acquired a controlling interest in a 154,540 square foot retail center based in Hampton, VA. The acquisition was financed by contributions of $4.0 million from the Partnership, $0.4 million from the joint venture partner, and the assumption of a $10.3 million mortgage loan. During the twelve months of 2001, the Partnership also spent approximately $4.4 million in capital expenditures. Approximately $0.6 million was associated with renovation costs pertaining to the apartment complex located in Jacksonville, FL. The balance was associated with leasing activity at the office properties located in Oakbrook Terrace, IL; Beaverton, OR; Brentwood, TN; Lisle, IL; and the industrial property located in Salt Lake City, UT. In addition, improvements were done to the retail center located in Roswell, GA. 8 (b) RESULTS OF OPERATIONS The following is a brief year-to-date comparison of the Partnership's results of operations for the periods ended December 31, 2001, 2000, and 1999. 2001 VS. 2000 The following table presents a year-to-date comparison of the Partnership's sources of net investment income and realized and unrealized gains or losses by investment type. TWELVE MONTHS ENDED DECEMBER 31,

2001 2000 ---------- ----------- NET INVESTMENT INCOME: Office properties $4,766,035 $ 5,356,934 Apartment complexes 3,735,912 3,446,245 Retail property 2,950,333 2,772,438 Industrial properties 545,003 1,257,146 Equity in income of real estate partnership 686,801 791,596 Dividend income from real estate investment trust 2,157,647 1,744,611 Other (including interest income, investment mgt fee, (2,491,425) (1,730,853) ---------- ----------- TOTAL NET INVESTMENT INCOME 12,350,306 $13,638,117 ========== =========== NET UNREALIZED (LOSS) GAIN ON REAL ESTATE INVESTMENTS: Office properties ($777,380) (2,434,245) Apartment complexes 415,417 2,717,915 Retail property (94,504) (264,300) Industrial properties (2,105,641) (935,721) Interest in properties 226,024 140,614 Real estate investment trusts 2,618,815 ---------- ----------- (2,336,084) 1,843,078 ---------- ----------- NET REALIZED (LOSS) GAIN ON REAL ESTATE INVESTMENTS Office properties 186,920 Apartment complexes - - Industrial properties - Interest in properties - Real estate investment trust (211,665) 2,457,024 ---------- ----------- (211,665) 2,643,944 ---------- ----------- NET REALIZED AND UNREALIZED (LOSS) GAIN ---------- ----------- ON REAL ESTATE INVESTMENTS ($2,547,749) $4,487,022 ========== ===========

9 The Partnership's net investment income for the twelve months ended December 31, 2001 was $12.4 million, a decrease of $1.2 million from the corresponding period in the prior year. This decrease was primarily due to the sale of an office property located in Morristown, NJ in the fourth quarter of 2000. Equity in income of real estate partnership was $0.7 million for the twelve months of 2001, a decrease of $0.1 million, or 13.2%, from $0.8 million in the corresponding period in 2000. The decrease is primarily due to a temporary decrease in rental rates at the retail portfolio located in Kansas City, KS and MO when compared to the prior year. Dividend income from real estate investment trusts amounted to approximately $2.2 million for the twelve months ended December 31, 2001, an increase of approximately $0.5 million, or 23.7%, from approximately $1.7 million in the corresponding period in 2000. This increase was primarily due to an increase in the amount invested in REIT stocks subsequent to the 3rd quarter 2000. Interest on short-term investments decreased approximately $1.0 million or 76.9% for the twelve months ended December 31, 2001 due primarily to a significantly lower average cash balance compared to the corresponding period in 2000. Cash, cash equivalents, and marketable securities maintained during the twelve months ended December 31, 2001 averaged approximately $13.0 million when compared to the twelve months ended December 31, 2000 when the average was approximately $19.1 million. Operating expenses increased $0.9 million, or 21.4%, in the twelve months of 2001 compared to the corresponding period in 2000. These increases were primarily due to the Partnership's acquisition of a controlling interest in the two investments discussed previously. Interest expense increased $1.0 million, or 142.4%, in the twelve months of 2001 compared to the corresponding period in 2000. These increases were primarily due to the Partnership's assumption of a $9.0 million and a $10.3 million mortgage loan in conjunction with the acquisition of a controlling interest in the two investments discussed previously. Minority interest in consolidated partnerships increased $0.1 million, or 1,256.4%, for the twelve months ended December 31, 2001. These increases were due to the Partnership's acquisition of a controlling interest in the two investments discussed previously. OFFICE PROPERTIES Net investment income from property operations for the office sector decreased approximately $0.6 million, or 11.0%, for the twelve months ended December 31, 2001 when compared to the corresponding period in 2000. This was primarily due to the sale of the Morristown, NJ office center in October 2000. The five office properties owned by the Partnership experienced a net unrealized loss of approximately $0.8 million during the twelve months of 2001. One of the Brentwood, TN properties experienced a net unrealized loss of approximately $0.7 million primarily due to the near-term expiration and expected move-out of the single tenant at the property in July 2002. The Beaverton, OR and the Lisle, IL office properties experienced a net unrealized loss of approximately $0.4 million and $0.2 million, respectively, primarily due to softening market conditions. Offsetting these unrealized losses was an unrealized gain of approximately $0.6 million at the office property located in Oakbrook Terrace, IL. This unrealized gain was attributable to the signing of two new leases, which brought the leased area from 55% to 79%. 10 The office properties owned by the Partnership experienced a net unrealized loss of approximately $2.4 million during 2000. During 2000, the Oakbrook Terrace, IL property decreased $1.6 million in value due to a lease termination associated with 45% of the space and weaker market conditions. One of the Brentwood, TN office properties also experienced a net unrealized loss of approximately $0.8 million primarily due to capital expenditures on the property that were not reflected as an increase in market value. Occupancy at one of the Brentwood, TN office properties decreased from 95% at December 31, 2000 to 74% at December 31, 2001, while occupancy at the other Brentwood, TN location remained unchanged at 100%. Occupancy at the Lisle, IL office property increased from 88% at December 31, 2000 to 100% at December 31, 2001. Occupancy at the Beaverton, OR property remained unchanged at 100%. Occupancy at the Oakbrook Terrace, IL property decreased from 100% at December 31, 2000 to 79% at December 31, 2001. As of December 31, 2001 all vacant spaces were being marketed. APARTMENT COMPLEXES Net investment income from property operations for the apartment sector was $3.7 million for the twelve months ended December 31, 2001, an increase of $0.3 million, or 8.4%, when compared to the corresponding period in 2000. This increase was primarily due to the acquisition of the controlling interest in the apartment complex portfolio located in Gresham and Salem, OR. The apartment complexes owned by the Partnership experienced a net unrealized gain of $0.4 million for the twelve months ended December 31, 2001 compared to a net unrealized gain of $2.7 million for the twelve months ended December 31, 2000. The majority of the unrealized gain experienced in 2001 was primarily due to the Atlanta, GA apartment complex that experienced an increase in value of $0.9 million due to sub-metering of the apartments for water usage and lower real estate taxes than previously estimated. The apartment complex portfolio located in Gresham and Salem, OR also experienced an increase in value of $0.4 million due to the completion of capital improvements and the reduction of administrative expense estimates. Offsetting these unrealized gains was the apartment complex located in Raleigh, NC, which experienced a net unrealized loss of $0.5 million due to a decrease in occupancy. The apartment complex in Jacksonville, FL also experienced a decrease in value of $0.4 million due to higher replacement reserve expenses, higher operating expense projections, and slightly lower market rent estimates. The apartment complexes owned by the Partnership experienced a net unrealized gain of $2.7 million in 2000. The largest share of the unrealized gain for 2000 or $1.7 million was experienced by the apartment complex located in Atlanta, GA primarily due to increases in rental rates, stabilized occupancy, and lower operating expense estimates. The apartment complex located in Raleigh, NC also experienced a net unrealized gain of $0.2 million due to increases in rental rates. The occupancy at the Raleigh, NC complex decreased from 92% at December 31, 2000 to 82% at December 31, 2001. Occupancy at the Atlanta, GA complex decreased from 98% at December 31, 2000 to 83% at December 31, 2001. Occupancy at the apartment complex in Jacksonville, FL decreased from 91% at December 31, 2000 to 88% at December 31, 2001. Occupancy at the Gresham and Salem, OR apartment complexes averaged approximately 93% at December 31, 2001. As of December 31, 2001, all available vacant spaces were being marketed. 11 RETAIL PROPERTY Net investment income for the Partnership's retail properties located in Roswell, GA and Hampton, VA was approximately $3.0 million for the twelve months ended December 31, 2001 and approximately $2.8 million for the twelve months ended December 31, 2000. The increase is primarily due to the acquisition of the controlling interest in the 154,540 square foot retail center based in Hampton, VA. The retail properties experienced a net unrealized loss of $0.1 million and a net unrealized loss of $0.3 million for the twelve months ended December 31, 2001 and 2000, respectively. The retail center located in Roswell, GA experienced a loss of $0.6 million for 2001 due to increased capital expenditures and a slight drop in occupancy. Offsetting this unrealized loss was an unrealized gain of $0.5 million resulting from the market value appraisal received on the newly acquired retail center located in Hampton, VA. The unrealized loss experienced in 2000 was due to the Roswell, GA property due to lower income projections, coupled with capital expenditures that did not increase the market value of the property. Occupancy at the shopping center located in Roswell, GA decreased from 97% at December 31, 2000 to 92% at December 31, 2001. The newly acquired retail center in Hampton, VA had an occupancy of 99% at December 31, 2001. As of December 31, 2001, all vacant spaces were being marketed. INDUSTRIAL PROPERTIES Net investment income from property operations for the industrial properties decreased from $1.3 million for the twelve months ended December 31, 2000 to $0.5 million for the corresponding period ended December 31, 2001. The majority of these decreases were due to decreased occupancy at the properties located in Bolingbrook, IL and Salt Lake City, UT. Even though the Salt Lake City, UT location increased occupancy for the year, the new tenants did not move in until the end of the third quarter and there was significant vacancy at the Bolingbrook, IL facility for a portion of 2001. The three industrial properties owned by the Partnership experienced a net unrealized loss of approximately $2.1 million for the twelve months ended December 31, 2001 compared to a net unrealized loss of approximately $0.9 million in 2000. The majority of the unrealized loss in 2001 was attributable to the Salt Lake City, UT industrial property. This loss of approximately $1.3 million was due to a decrease in market rents. The Bolingbrook, IL facility experienced a loss of $0.9 million due to a decrease in rental rates and softening market conditions. The three industrial properties owned by the Partnership experienced a net unrealized loss of approximately $0.9 million in 2000. The majority of the decrease for 2000 was attributable to the Aurora, CO industrial property, which had a loss of approximately $0.7 million due to more conservative assumptions regarding rental rates, lease-up time and terminal capitalization rates used by the appraiser. In addition, capital expenditures were incurred at the property that were not reflected as an increase in market value. The industrial property located in Bolingbrook, IL experienced an unrealized loss of $0.4 million in 2000. This loss was due to the expiration of the single tenant lease with no replacement tenant being signed as of yet. The space was leased 12 during the fourth quarter of 2000 on a temporary basis, and partially leased at the end of 2001 to a different temporary tenant. The occupancy at the Bolingbrook, IL property decreased from 100% at December 31, 2000 to 98% at December 31, 2001. The occupancy at the Salt Lake City, Utah property increased from 34% at December 31, 2000 to 77% at December 30, 2001. The Aurora, CO property's occupancy rate remained unchanged at 75% at December 31, 2000 and 2001. As of December 31, 2001, all vacant spaces were being marketed. EQUITY IN INCOME OF REAL ESTATE PARTNERSHIP During the twelve months ended December 31, 2001, income from the investment located in Kansas City, KS and MO amounted to $0.7 million, a decrease of 13.2% from $0.8 million at December 31, 2000. The decrease is primarily due to a temporary decrease in rental rates. The equity investment experienced a net unrealized gain of $0.2 million and $0.1 million for the twelve months ended December 31, 2001 and 2000, respectively. The unrealized gain of $0.2 million for the twelve months ended December 31, 2001 was primarily due to the addition of a tenant that will provide a substantial amount of income to the center in rent and the addition of new space to house this tenant. The retail portfolio located in Kansas City, KS and MO had an average occupancy of 90% at December 31, 2001, which remained unchanged from December 31, 2000. As of December 31, 2001, all vacant spaces were being marketed. REAL ESTATE INVESTMENT TRUSTS During the twelve months ended December 31, 2001, the Partnership's remaining investment in REITS recognized a realized loss of $0.2 million due to the sale of the Partnership's remaining investment in REITs. The Partnership recognized a net realized gain of $2.5 million in 2000 primarily due to the sale of the Partnership's remaining investment in Prologis REIT shares and sales of other REIT investments. The Partnership recognized an unrealized gain of $2.6 million on investments in REITs for the twelve months ended December 31, 2000, which reflects changes in the market value of REIT shares held by the Partnership. OTHER Other net investment income decreased approximately $0.8 million during the twelve months ended December 31, 2001 when compared to the corresponding period in 2000. Other net investment income includes interest income from short-term investments, investment management fees, and expenses not related to property activities. The decreases discussed above were primarily due to interest income on short-term investments, which decreased primarily as a result of the Partnership maintaining a significantly lower cash balance when compared to the corresponding periods last year coupled with a decrease in interest rates. 13 2000 VS. 1999 The following table presents a comparison of the Partnership's sources of net investment income, and realized and unrealized gains or losses by investment type, for the twelve months ended December 31, 2000 and December 31, 1999.

TWELVE MONTHS ENDED DECEMBER 31, 2000 1999 NET INVESTMENT INCOME: ------------- ----------- Office properties $5,356,934 $7,133,356 Apartment complexes 3,446,245 2,556,743 Retail property 2,772,438 2,676,387 Industrial properties 1,257,146 894,258 Equity in income of real estate partnership 791,596 98,375 Dividend income from real estate investment trust 1,744,611 1,221,843 Other (including interest income, investment mgt fee, etc.) (1,730,853) (1,301,373) ------------ ------------ TOTAL NET INVESTMENT INCOME $13,638,117 $13,279,589 ============ ============ UNREALIZED GAIN (LOSS) ON REAL ESTATE INVESTMENTS: Office properties ($2,434,245) ($3,267,264) Apartment complexes 2,717,915 607,234 Retail property (264,300) (1,770,462) Industrial properties (935,721) 209,503 Interest in real estate partnerships 140,614 (680,870) Real estate investment trusts 2,618,815 (2,282,044) ------------ ------------ 1,843,078 (7,183,903) ------------ ------------ REALIZED GAIN (LOSS) ON REAL ESTATE INVESTMENTS Office properties 186,920 - Apartment complexes - - Industrial properties - (1,485) Interest in real estate partnerships - 45,126 Real estate investment trust 2,457,024 (76,784) ------------ ------------ 2,643,944 (33,143) ------------ ------------ TOTAL REALIZED AND UNREALIZED GAIN ------------ ------------ (LOSS) ON REAL ESTATE INVESTMENTS $4,487,022 ($7,217,046) ------------ ------------

The Partnership's net investment income in 2000 was $13.6 million, an increase of $0.3 million from net investment income of $13.3 million in 1999. Equity in income of real estate partnership increased $0.7 million, or 704.7%, in 2000 due to the acquisition of an equity investment interest in the retail portfolio located in the Kansas City, MO area. This interest was not acquired until September 30, 1999. Therefore, equity in income of real estate partnerships for the period ended December 31, 1999 represents only three months of 14 activity, while activity for the period ended December 31, 2000 represents a full year of activity. Dividend income from real estate investment trusts was $1.7 million for the year ended December 31, 2000, an increase of $0.5 million or 42.8% from the corresponding period in 1999. This increase was primarily due to higher amounts invested in real estate investment trusts. Amounts invested in REIT shares averaged approximately $28.6 million during 2000 compared to approximately $22.4 million during 1999. Interest on short-term investments decreased approximately $0.4 million or 25.0% for the twelve months ended December 31, 2000 due primarily to a significantly lower average cash balance. Cash and cash equivalents during 2000 averaged approximately $16.6 million compared to approximately $32.0 million during 1999. Operating expenses increased $0.6 million or 15.7% to $4.4 million during the period ended December 31, 2000 when compared to the corresponding period in 1999. This increase was primarily a result of the Partnership's acquisition of a controlling interest in the apartment complex located in Jacksonville, FL. Interest expense increased $0.6 million, or 404.1%, in 2000 when compared to the corresponding periods in 1999. This increase was due to the Partnership's acquisition on September 30, 1999 of a controlling interest in the apartment complex located in Jacksonville, FL, which was acquired subject to $10.2 million in debt. OFFICE PROPERTIES Net investment income from property operations for the office sector decreased approximately $1.8 million, or 24.9%, in 2000 when compared to 1999. This decrease was primarily due to lower revenue levels experienced by the Oakbrook Terrace, IL office complex during 2000 as a result of the lease termination fee received during 1999 coupled with a corresponding decrease in occupancy. A 36% decrease in occupancy at one of the Brentwood, TN office properties also contributed to the decrease. The office properties owned by the Partnership experienced a net unrealized loss of approximately $2.4 million during 2000 compared to a net unrealized loss of $3.3 million in 1999. During 2000, the Oakbrook Terrace, IL property decreased $1.6 million in value due to a lease termination associated with 45% of the space and weaker market conditions. One of the Brentwood, TN office properties also experienced a net unrealized loss of approximately $0.8 million primarily due to capital expenditures on the property that were not reflected as an increase in market value. Approximately half of the $3.3 million net unrealized loss in 1999 was attributable to the office building located in Oakbrook Terrace, IL, which experienced costs associated with re-leasing and expected vacancy resulting from the lease termination exercised by a tenant. The Beaverton, OR office property also experienced a net unrealized loss of approximately $0.8 million. This decline in value was partially attributable to an anticipated reduction in investor demand for suburban office properties. The Lisle, IL office property also experienced a net unrealized loss of approximately $0.7 million primarily due to capital expenditures on the property that were not reflected as an increase in market value. 15 The Morristown, NJ office property was sold on October 26, 2000 and resulted in a realized gain of approximately $0.2 million. Occupancy at the Lisle, IL office property increased from 88% at December 31, 1999 to 94% at December 31, 2000. Occupancy at one of the Brentwood, TN office complexes decreased from 95% to 59% from December 31, 1999 to December 31, 2000, while occupancy at the other Brentwood, TN office property remained unchanged at 100%. Occupancy at the Oakbrook Terrace, IL office complex decreased from 100% at December 31, 1999 to 52% at December 31, 2000, while occupancy at the Beaverton, OR office complex decreased from 100% at December 31, 1999 to 95% at December 31, 2000. As of December 31, 2000 all vacant spaces were being marketed. APARTMENT COMPLEXES Net investment income from property operations for the apartment sector was $3.4 million in 2000, an increase of $0.9 million or 34.8% compared with 1999. This increase was primarily due to the acquisition of the controlling interest in the apartment complex located in Jacksonville, FL. The apartment complexes owned by the Partnership experienced a net unrealized gain of $2.7 million and $0.6 million in 2000 and 1999, respectively. The largest share of the unrealized gain for 2000 or $1.7 million was experienced by the apartment complex located in Atlanta, GA primarily due to increases in rental rates, stabilized occupancy, and lower operating expense estimates. The apartment complex located in Raleigh, NC also experienced a net unrealized gain of $0.2 million due to increases in rental rates. The net unrealized gain of $0.6 million during 1999 was primarily experienced by the Atlanta, GA apartment complex that increased in value due to improved market conditions that resulted in higher rent levels. The occupancy at the Atlanta, GA complex remained unchanged at 98% as of December 31, 1999 and December 31, 2000. Occupancy at the apartment complex in Raleigh, NC also remained unchanged at 92% as of December 31, 1999 and December 31, 2000. Occupancy at the Jacksonville, FL apartment complex increased from 89% as of December 31, 1999 to 91% as of December 31, 2000. This increase is largely a result of renovations completed at the project. As of December 31, 2000, all available vacant units were being marketed. RETAIL PROPERTY Net investment income for the twelve months ended December 31, 2000 and 1999 for the Partnership's retail property located in Roswell, GA was approximately $2.7 million for both periods. The retail property experienced a net unrealized loss of $0.3 million and $1.8 million in 2000 and 1999, respectively. The unrealized loss experienced by the property in 2000 was due to lower projected income growth, coupled with capital expenditures that did not increase the market value of the property. The decrease in value in 1999 was attributable to a declining position of the property in the market. 16 Occupancy at the shopping center located in Roswell, GA decreased from 97% as of December 31, 1999 to 96% as of December 31, 2000. As of December 31, 2000, all vacant space was being marketed. INDUSTRIAL PROPERTIES Net investment income from property operations for the industrial properties increased from $0.9 million in 1999 to $1.3 million in 2000. The majority of the increase was a result of increased occupancy throughout 2000 at the property located in Aurora, CO. The three industrial properties owned by the Partnership experienced a net unrealized loss of approximately $0.9 million and a net unrealized gain of $0.2 million in 2000 and 1999, respectively. The majority of the decrease for 2000 was attributable to the Aurora, CO industrial property, which had a loss of approximately $0.7 million due to more conservative assumptions regarding rental rates, lease-up time and terminal capitalization rates used by the appraiser. In addition, capital expenditures were incurred at the property that was not reflected as an increase in market value. The industrial property located in Bolingbrook, IL experienced an unrealized loss of $0.4 million in 2000. This loss was due to the expiration of the single tenant lease with no replacement tenant being signed as of yet. A portion of the space was temporarily leased during the fourth quarter of 2000. The occupancy at the Bolingbrook, IL property decreased from 100% at December 31, 1999 to 45% at December 31, 2000. As of December 31, 2000 the Salt Lake City, Utah property was 50% leased with two tenants. However, one tenant for approximately 33% of the space was bankrupt and had moved out of the space by year-end. The Salt Lake City, UT property had an occupancy rate of 34% at December 31, 1999. The Aurora, Co property's occupancy rate remained unchanged at 75% from December 31, 1999 to December 31, 2000. As of December 31, 2000, all vacant spaces were being marketed. EQUITY IN INCOME OF REAL ESTATE PARTNERSHIP On September 30, 1999, the Partnership invested in an equity joint venture of retail centers located in the Kansas City, MO area. During the twelve months ended December 31, 2000, income from this investment amounted to $0.8 million compared to $0.1 million for the corresponding period in 1999. The increase in income was attributable to the Partnership holding the investment for a full year during 2000 as opposed to only three months during 1999. This investment experienced a net unrealized gain in 2000 of $0.1 million. During 1999, the investment experienced a net unrealized loss of $0.7 million, primarily due to capital expenditures on the properties that were not reflected as an increase in market value. The retail portfolio located in the Kansas City, MO area had an average occupancy of 91% as of December 31, 2000 compared to an average occupancy of 90% as of December 31, 1999. As of December 31, 2000, all vacant spaces were being marketed. 17 REAL ESTATE INVESTMENT TRUSTS The Partnership recognized a net realized gain from real estate investment trusts of $2.5 million in 2000 primarily due to the sale of the Partnership's remaining investment in ProLogis REIT shares and sales of other REIT investments. The Partnership's investment in REIT shares experienced an unrealized gain of $2.6 million and an unrealized loss of $2.3 million for the twelve months ended December 31, 2000 and 1999, respectively. These changes in unrealized gain and loss reflect changes in the market value of REIT shares held by the Partnership.. OTHER Other net investment income decreased $0.5 million during 2000 compared to the corresponding period last year. Other net investment income includes interest income from short-term investments, investment management fees, and expenses not related to property activities. The decrease in 2000 was primarily due to lower interest income on short-term investments primarily as a result of the Partnership maintaining a significantly lower cash balance as noted previously. 18 (c) PER SHARE INFORMATION Following is an analysis of the Partnership's net investment income and net realized and unrealized gain (loss) on investments, presented on a per share basis:

01/01/2001 01/01/2000 01/01/1999 TO TO TO 12/31/2000 12/31/2000 12/31/1999 ---------- ---------- ---------- Revenue from real estate and improvements $ 2.71 $ 2.32 $ 2.08 Equity in income of real estate partnership $ 0.08 $ 0.08 $ 0.01 Dividend income from real estate investment trusts $ 0.24 $ 0.18 $ 0.12 Interest on short-term investments $ 0.03 $ 0.13 $ 0.16 ------- ------- -------- TOTAL INVESTMENT INCOME $ 3.06 $ 2.71 $ 2.37 ------- ------- -------- Investment management fee $ 0.30 $ 0.28 $ 0.26 Real estate taxes $ 0.30 $ 0.25 $ 0.25 Administrative expense $ 0.28 $ 0.25 $ 0.21 Operating expense $ 0.60 $ 0.44 $ 0.37 Interest expense $ 0.20 $ 0.07 $ 0.01 Minority interest in consolidated partnership $ 0.02 $ 0.00 * $ 0.00 * ------- ------- -------- TOTAL INVESTMENT EXPENSES $ 1.70 $ 1.29 $ 1.10 ------- ------- -------- NET INVESTMENT INCOME $ 1.36 $ 1.42 $ 1.27 ------- ------- -------- Net realized gain (loss) on real estate investments sold or converted ($ 0.02) $ 0.27 ($ 0.00) * ------- ------- -------- Change in unrealized gain (loss) on real estate investments ($ 0.26) $ 0.23 ($ 0.68) Minority interest in unrealized gain (loss) on investments $ 0.00 * ($ 0.04) ($ 0.00) * ------- ------- -------- Net unrealized gain (loss) on real estate investments ($ 0.26) $ 0.19 ($ 0.68) ------- ------- -------- NET REALIZED AND UNREALIZED GAIN (LOSS) ON INVESTMENTS ($ 0.28) $ 0.46 ($ 0.68) ======= ======= ======== Net change in share value $ 1.08 $ 1.88 $ 0.59 Share value at beginning of period $ 22.74 $ 20.86 $ 20.27 ------- ------- -------- Share value at end of period $ 23.82 $ 22.74 $ 20.86 ======= ======= ======== Ratio of expenses to average net assets(1) 7.26% 6.07% 5.33% Ratio of net investment income to average net assets(1) 5.93% 6.49% 6.12% Number of weighted average shares outstanding during the period (000's) 8,922 9,831 10,472

ALL PER SHARE CALCULATIONS ARE BASED ON WEIGHTED AVERAGE SHARES OUTSTANDING. (1) AVERAGE NET ASSETS ARE CALCULATED BASED ON AN AVERAGE OF ENDING MONTHLY NET ASSETS. * Per Share amount less than $0.01 (rounded) 19 (d) INFORMATION CONCERNING FORWARD-LOOKING STATEMENTS Certain statements contained in Management's Discussion and Analysis may be considered forward-looking statements. Words such as "expects", "believes", "anticipates", "intends", "plans", or variations of such words are generally part of forward-looking statements. Forward-looking statements are made based upon management's current expectations and beliefs concerning future developments and their potential effects upon the Partnership. There can be no assurance that future developments affecting the Partnership will be those anticipated by management. There are certain important factors that could cause actual results to differ materially from estimates or expectations reflected in such forward-looking statements including without limitation, changes in general economic conditions, including the performance of financial markets and interest rates; market acceptance of new products and distribution channels; competitive, regulatory or tax changes that affect the cost or demand for the Partnership's products; and adverse litigation results. While the Partnership reassesses material trends and uncertainties affecting its financial position and results of operations, it does not intend to review or revise any particular forward-looking statement referenced in this Management's Discussion and Analysis in light of future events. Readers should consider the information referred to above when reviewing any forward-looking statements contained in this Management's Discussion and Analysis. (e) INFLATION The Partnership's leases with a majority of its commercial tenants provide for recoveries of expenses based upon the tenant's proportionate share of, and/or increases in, real estate taxes and certain operating costs, which may reduce the Partnership's exposure to increases in operating costs resulting from inflation. CRITICAL ACCOUNTING POLICIES The preparation of financial statements in conformity with Generally Accepted Accounting Principles ("GAAP") requires the application of accounting policies that often involve a significant degree of judgment. Management, on an ongoing basis, reviews critical estimates and assumptions. If management determines, as a result of its consideration of facts and circumstances that modifications in assumptions and estimates are appropriate, results of operations and financial position as reported in the Consolidated Financial Statements may change significantly. The following sections discuss critical accounting policies applied in preparing our financial statements that are most dependent on the application of estimates and assumptions. VALUATION OF INVESTMENTS REAL ESTATE INVESTMENTS - The Partnership's investments in real estate are initially valued at their purchase price. Thereafter, real estate investments are reported at their estimated market values based upon appraisal reports prepared by independent real estate appraisers (members of the Appraisal Institute or an equivalent organization) within a reasonable amount of time following acquisition of the real estate and no less frequently than annually thereafter. The Chief Real Estate Appraiser of PIM's Risk Management Unit is responsible to assure that the valuation process 20 provides objective and accurate market value estimates. The purpose of an appraisal is to estimate the market value of real estate as of a specific date. Market value has been defined as the most probable price for which the appraised real estate will sell in a competitive market under all conditions requisite for a fair sale, with the buyer and seller each acting prudently, knowledgeably, and for self interest, and assuming that neither is under undue duress. Real estate partnerships are valued at the Partnership's equity in net assets as reflected in the partnership's financial statements with properties valued as described above. As described above, the estimated market value of real estate and real estate related assets is determined through an appraisal process. These estimated market values may vary significantly from the prices at which the real estate investments would sell since market prices of real estate investments can only be determined by negotiation between a willing buyer and seller. Although the estimated market values represent subjective estimates, management believes these estimated market values are reasonable approximations of market prices and the aggregate value of investments in real estate is fairly presented as of December 31, 2001 and 2000. Further discussion surrounding our policies and procedures for valuing Real Estate Investments can be found in Footnote 2 to the Consolidated Financial Statements. INVESTMENT IN REAL ESTATE INVESTMENT TRUSTS - Shares of real estate investment trusts (REITs) are generally valued at their quoted market price. These values may be adjusted for discounts relating to restrictions, if any, on the future sale of these shares, such as lockout periods or limitations on the number of shares which may be sold in a given time period. Any such discounts are determined by the Chief Real Estate Appraiser. OTHER 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 at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates. ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK Interest Rate Risk. The Partnership's exposure to market rate risk for changes in interest rates relates to about 28.06% of its investment portfolio consisting primarily of short-term fixed rate commercial paper and fixed and variable interest rate debt. The Partnership does not use derivative financial instruments. By policy, the Partnership places its investments with high quality debt security issuers, limits the amount of credit exposure to any one issuer, limits duration by restricting the term, and holds investments to maturity except under rare circumstances. The table below presents the amounts and related weighted interest rates of the Partnership's cash equivalents and short-term investments at December 31, 2001:

ESTIMATED MARKET VALUE AVERAGE MATURITY (IN $ MILLIONS) INTEREST RATE -------------------------- -------------------------- -------------------------- Cash equivalents 0-3 months $25.3 1.51% ---------- Short-term investments 3-12 months $0 0% 21

The table below discloses the Partnership's fixed and variable rate debt as of December 31, 2001. Approximately $19.0 million of the Partnership's long-term debt bears interest at fixed rates and therefore the fair value of this instrument is affected by changes in market interest rates. The following table presents principal cash flows (in thousands) based upon maturity dates of the debt obligations and the related weighted-average interest rates by expected maturity dates for the fixed rate debt. The interest rate on the variable rate debt is equal to the 6-month Treasury rate plus 1.565%. It is subject to a maximum of 11.345% and a minimum of 2.345%. The interest rate on the variable rate debt as of December 31, 2001 was 5.735%. December 31, 2001

DEBT (IN $ THOUSANDS), ESTIMATED INCLUDING CURRENT PORTION 2002 2003 2004 2005 2006 THEREAFTER TOTAL FAIR VALUE ------------------------- ---- ---- ---- ---- ---- ---------- ----- ---------- Fixed Rate $536 $577 $619 $665 $8,361 $8,240 $18,998 $18,583 Average Fixed Interest Rate 7.437% 7.449% 7.471% 7.491% 7.491% 6.750% 6.950% Variable Rate $142 $159 $168 $178 $9,350 $0 $9,997 $10,038

The Partnership is exposed to market risk from tenants. While the Partnership has not experienced any significant credit losses, in the event of a significant rising interest rate environment and/or economic downturn, defaults could increase and result in losses to the Partnership, which would adversely affect its operating results and liquidity. ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA ---------------------------------------------------- The financial statements and supplementary data are listed in the accompanying Index to the Financial Statements and Supplementary Data on F-1. ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND ----------------------------------------------------------------------- FINANCIAL DISCLOSURE -------------------- None. 22 PART III ITEM 10. DIRECTORS AND EXECUTIVE OFFICERS OF THE REGISTRANT DIRECTORS AND OFFICERS The directors and major officers of Pruco Life of New Jersey, listed with their principal occupations during the past 5 years, are shown below. DIRECTORS OF PRUCO LIFE OF NEW JERSEY JAMES J. AVERY, JR., VICE CHAIRMAN AND DIRECTOR - President, Prudential Individual Life Insurance since 1998; 1997 to 1998: Senior Vice President, Chief Actuary and CFO, Prudential Individual Insurance Group; prior to 1997: President, Prudential Select. VIVIAN L. BANTA, PRESIDENT, CHAIRMAN, AND DIRECTOR - Executive Vice President, Individual Financial Services, U.S. Consumer Group since 2000; 1998 to 1999: Consultant, Individual Financial Services; 1997 to 1998: Consultant, Morgan Stanley; prior to 1997: Executive Vice President, Global Investor Service, The Chase Manhattan Bank. RICHARD J. CARBONE, DIRECTOR - Senior Vice President and Chief Financial Officer since 1997; prior to 1997: Controller, Salomon Brothers. HELEN M. GALT, DIRECTOR - Company Actuary, Prudential since 1993. JEAN D. HAMILTON, Director - Executive Vice President, Prudential Institutional since 1998; prior to 1998: President, Diversified Group. RONALD P. JOELSON, DIRECTOR - Senior Vice President, Prudential Asset, Liability and Risk Management since 1999; 1996 to 1999: President, Guaranteed Products, Prudential Institutional. DAVID R. ODENATH, JR., DIRECTOR - President, Prudential Investments since 1999; prior to 1999: Senior Vice President and Director of Sales, Investment Consulting Group, Paine Webber. OFFICERS WHO ARE NOT DIRECTORS SHAUN M. BYRNES, SENIOR VICE PRESIDENT - Senior Vice President, Director of Mutual Funds, Annuities & UITs, Prudential Investments (PI) since 2001; 2000 to 2001: Senior Vice President, Director of Research, PI; 1999 to 2000: Senior Vice President, Director of Mutual Funds, PI; 1997 to 1999: Vice President, Mutual Funds, PI. C. EDWARD CHAPLIN, TREASURER - Senior Vice President and Treasurer, Prudential since 2000; prior to 2000, Vice President and Treasurer, Prudential. THOMAS F. HIGGINS, SENIOR VICE PRESIDENT - Vice President, Annuity Services, Prudential Individual Financial Services since 1999; 1998 to 1999: Vice President, Mutual Funds, Prudential Individual Financial Services; prior to 1998: Principal, Mutual Fund Operations, The Vanguard Group. CLIFFORD E. KIRSCH, CHIEF LEGAL OFFICER AND SECRETARY - Chief Counsel, Variable Products, Prudential Law Department since 1995. 23 ANDREW J. MAKO, EXECUTIVE VICE PRESIDENT - Vice President, Finance, U.S. Consumer Group since 1999; prior to 1999: Vice President, Business Performance Management Group. ESTHER H. MILNES, SENIOR VICE PRESIDENT - Vice President and Chief Actuary, Prudential Individual Life Insurance since 1999; prior to 1999: Vice President and Actuary, Prudential Individual Insurance Group. JAMES B. O'CONNOR, SENIOR VICE PRESIDENT AND ACTUARY - Vice President, Guaranteed Products since 2001; 1998 to 2000: Corporate Vice President, Guaranteed Products; prior to 1998: Corporate Actuary, Prudential Investments. SHIRLEY H. SHAO, SENIOR VICE PRESIDENT AND CHIEF ACTUARY - Vice President and Associate Actuary, Prudential since 1996; prior to 1996: Vice President and Assistant Actuary, Prudential Corporate Risk Management. WILLIAM J. ECKERT, IV, VICE PRESIDENT AND CHIEF ACCOUNTING OFFICER - Vice President and IFS Controller, Prudential Enterprise Financial Management since 2000; 1999 to 2000: Vice President and Individual Life Controller, Prudential Enterprise Financial Management; 1997 to 1999: Vice President, Accounting, Enterprise Financial Management; 1995 to 1997: Vice President, Accounting, External Financial Reporting. The business address of all directors and officers of Pruco Life of New Jersey (PLNJ) is 213 Washington Street, Newark, New Jersey 07102-2992. PLNJ directors and officers are elected annually. ITEM 11. EXECUTIVE COMPENSATION The Real Property Account does not pay any fees, compensation or reimbursement to any Director or Officer of the Registrant. ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT Not applicable. ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS See Related Transactions in note 7 of Notes to Financial Statements of the Partnership on page F - 24. 24 PART IV ITEM 14. EXHIBITS, FINANCIAL STATEMENT SCHEDULES AND REPORTS ON FORM 8-K (a) The following documents are filed as part of this report: 1. Financial Statements See the Index to Financial Statements and Supplementary Data on page F-1. 2. Financial Statement Schedules The following financial statement schedules of The Prudential Variable Contract Real Property Partnership should be read in conjunction with the financial statements in Item 8 of this Annual Report on Form 10-K: Schedule III. Real Estate Owned: Properties Schedule III. Real Estate Owned: Interest in Properties See the Index to Financial Statements and Supplementary Data on page F-1. 3. Documents Incorporated by Reference See the following list of exhibits. 4. Exhibits See the following list of exhibits. (b) None. (c) The following is a list of Exhibits to the Registrant's Annual Report on Form 10-K for the fiscal year ended December 31, 2001. The Registrant will furnish a copy of any Exhibit listed below to any security holder of the Registrant who requests it upon payment of a fee of 15 cents per page. All Exhibits are either contained in this Annual Report on Form 10-K or are incorporated by reference as indicated below. 3.1 Amended Articles of Incorporation of Pruco Life Insurance Company of New Jersey filed as Exhibit 1.A.(6)(a) to Post Effective Amendment No. 17 to Form S-6, Registration Statement No. 2-89780, filed March 1, 1991, and incorporated herein by reference. 3.2 Amended By-Laws of Pruco Life Insurance Company of New Jersey, filed as Exhibit 1.A.(6)(b) to Post-Effective Amendment No. 17 to Form S-6, Registration Statement No. 2-89780, filed March 1, 1991, and incorporated herein by reference. 3.3 Resolution of the Board of Directors establishing the Pruco Life of New Jersey Variable Contract Real Property Account, filed as Exhibit (3C) to Form S-1, Registration Statement No. 33-20018, filed February 5, 1988, and incorporated herein by reference. 4.1 Variable Life Insurance Contract filed as Exhibit A(5) to Form N-8B-2, Registration Statement No. 2-81243, filed January 10, 1983, and incorporated herein by reference. 4.2 Revised Variable Appreciable Life Insurance Contract with fixed death benefit, filed as Exhibit 1.A.(5)(c) to Post-Effective Amendment No. 5 to Form S-6, Registration Statement No. 2-89780, filed July 11, 1986, and incorporated herein by reference. 4.3 Revised Variable Appreciable Life Insurance Contract with variable death benefit, filed as Exhibit 1.A.(5)(d) to Post-Effective Amendment No. 5 to Form S-6, Registration Statement No. 2-89780, filed July 11, 1986, and 25 incorporated herein by reference. 4.4 Single Premium Variable Annuity Contract, filed as Exhibit 4(i) to Form N-4, Registration Statement No. 2- 99616, filed August 13, 1985, and incorporated herein by reference. 4.5 Flexible Premium Variable Life Insurance Contract, filed as Exhibit 1.A.(5) to Form S-6, Registration Statement No. 2-99537, filed August 8, 1985, and incorporated herein by reference. 9. None. 10.1 Investment Management Agreement between The Prudential Insurance Company of America and The Prudential Variable Contract Real Property Partnership filed as Exhibit (10A) to Post- Effective Amendment No. 2 to Form S-1, Registration Statement No. 33-20018, filed April 6, 1990, and incorporated herein by reference. 10.2 Service Agreement between The Prudential Insurance Company of America and The Prudential Investment Corporation, filed as Exhibit (10B) to Form S-1, Registration Statement No. 33-8698, filed September 12, 1986, and incorporated herein by reference. 10.3 Partnership Agreement of The Prudential Variable Contract Real Property Partnership filed as Exhibit (10C) to Post-Effective Amendment No. 2 to Form S-1, Registration Statement No. 33-20018, filed April 6, 1990, and incorporated herein by reference. 11. Not applicable. 12. Not applicable. 13. None. 18. None. 21. Not applicable. 22. Not applicable. 23. None. 24. Power of Attorney: D. Odenath, and W. Eckert, incorporated by reference to Pre-Effective Amendment No. 1 to Form S-6, Registration No. 333-49334, filed on February 8, 2001 on behalf of the Pruco Life of New Jersey Variable Appreciable Account. J. Avery incorporated by reference to Post-Effective Amendment No. 10 to Form S-1, Registration No. 33-20018, filed April 9, 1998 on behalf of the Pruco Life of New Jersey Variable Contract Real Property Account. V. Banta, R. Carbone, H. Galt and J. Hamilton, incorporated by reference to Post-Effective Amendment No.5 to form S-6, registration No. 333-85117, filed on June 28,2001 on behalf of the Pruco Life of New Jersey Variable Appreciable Account. R. Joelson incorporated by reference to Post- Effective Amendment No.14 to form S-1, Registration No. 33-20018, filed April 10, 2001 on behalf of the Pruco Life of New Jersey Variable Contract Real Property Account. 27. Not applicable. 26 SIGNATURES Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized. PRUCO LIFE INSURANCE COMPANY OF NEW JERSEY IN RESPECT OF PRUCO LIFE OF NEW JERSEY VARIABLE CONTRACT REAL PROPERTY ACCOUNT (REGISTRANT) Date: March 29, 2002 By: /s/ William J. Eckert, IV -------------------------- ---------------------------------- William J. Eckert, IV Vice President and Chief Accounting Officer Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the Registrant and in the capacities and on the dates indicated.

SIGNATURE TITLE DATE --------- ----- ---- * Chairman and Director March 29, 2002 ---------------------------------------------------- James J. Avery, Jr. * President, Chairman and Director March 29, 2002 ---------------------------------------------------- Vivian L. Banta * Director March 29, 2002 ---------------------------------------------------- Richard J. Carbone * Director March 29, 2002 ---------------------------------------------------- Helen M. Galt * Director March 29, 2002 ---------------------------------------------------- David R. Odenath, Jr. * Director March 29, 2002 ---------------------------------------------------- Jean D. Hamilton * Director March 29, 2002 ---------------------------------------------------- Ronald P. Joelson *By: /s/ Thomas C. Castano ----------------------------------------- Thomas C. Castano (Attorney-in-Fact)

27 PRUCO LIFE OF NEW JERSEY VARIABLE CONTRACT REAL PROPERTY ACCOUNT (REGISTRANT) INDEX

PAGE A. PRUCO LIFE OF NEW JERSEY VARIABLE CONTRACT REAL PROPERTY ACCOUNT Financial Statements: Report of Independent Accountants F-2 Statements of Net Assets - December 31, 2001 and 2000 F-3 Statements of Operations - Years Ended December 31, 2001, 2000, 1999 F-3 Statements of Changes in Net Assets - Years Ended December 31, 2001, 2000, 1999 F-3 Notes to Financial Statements F-4 B. THE PRUDENTIAL VARIABLE CONTRACT REAL PROPERTY PARTNERSHIP Financial Statements: Report of Independent Accountants F-9 Report of Independent Accountants on Financial Statement Schedules F-10 Statements of Assets and Liabilities - December 31, 2001 and 2000 F-11 Statements of Operations - Years Ended December 31, 2001, 2000 and 1999 F-12 Statements of Changes in Net Assets - Years Ended December 31, 2001, 2000 and 1999 F-13 Statements of Cash Flows - Years Ended December 31, 2001, 2000 and 1999 F-14 Schedule of Investments - December 31, 2001 and 2000 F-15 Notes to Financial Statements F-19 Financial Statement Schedules: For the period ended December 31, 2001 Schedule III - Real Estate Owned: Properties F-26 Schedule III - Real Estate Owned: Interest in Properties F-27

All other schedules are omitted because they are not applicable, or because the required information is included in the financial statements or notes thereto. F-1 REPORT OF INDEPENDENT ACCOUNTANTS To the Contract Owners of the Pruco Life of New Jersey Variable Contract Real Property Account and the Board of Directors of Pruco Life Insurance Company of New Jersey In our opinion, the accompanying statements of net assets and the related statements of operations and changes in net assets present fairly, in all material respects, the financial position of Pruco Life of New Jersey Variable Contract Real Property Account at December 31, 2001 and 2000, and the results of its operations and of the changes in its net assets for the three years in the period ended December 31, 2001, in conformity with accounting principles generally accepted in the United States of America. These financial statements are the responsibility of the management of Pruco Life Insurance Company of New Jersey; our responsibility is to express an opinion on these financial statements based on our audits. We conducted our audits of these financial statements in accordance with auditing standards generally accepted in the United States of America, which require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, and evaluating the overall financial statement presentation. We believe that our audits, which included confirmation of shares at December 31, 2001 with The Prudential Variable Contract Real Property Partnership, provide a reasonable basis for our opinion. PricewaterhouseCoopers LLP New York, New York March 29, 2002 F-2 FINANCIAL STATEMENTS OF PRUCO LIFE OF NEW JERSEY VARIABLE CONTRACT REAL PROPERTY ACCOUNT STATEMENTS OF NET ASSETS December 31, 2001 and 2000

2001 2000 ----------- ----------- ASSETS Investment in The Prudential Variable Contract Real Property Partnership (Note 3) $ 8,747,935 $ 9,188,844 ----------- ----------- Net Assets $ 8,747,935 $ 9,188,844 =========== =========== NET ASSETS, representing: Equity of contract owners (Note 4) $ 5,921,597 $ 5,911,297 Equity of Pruco Life Insurance Company of New Jersey (Note 2D) 2,826,338 3,277,547 ----------- ----------- $ 8,747,935 $ 9,188,844 =========== =========== Units outstanding 4,017,093 4,397,653 =========== ===========

STATEMENTS OF OPERATIONS For the years ended December 31, 2001, 2000 and 1999 2001 2000 1999 ----------- ----------- ---------- INVESTMENT INCOME Net investment income from Partnership operations $ 545,240 $ 599,966 $ 579,075 ----------- ----------- ---------- EXPENSES Charges to contract owners for assuming mortality risk and expense risk and for administration (Note 5) 34,149 33,868 35,718 ----------- ----------- ---------- NET INVESTMENT INCOME 511,091 566,098 543,357 ----------- ----------- ---------- NET REALIZED AND UNREALIZED GAIN (LOSS) ON INVESTMENTS Net change in unrealized gain (loss) on investments in Partnership (99,669) 84,525 (308,127) Realized gain (loss) on sale of investments in Partnership (9,345) 116,312 (1,445) ----------- ----------- ---------- NET GAIN (LOSS) ON INVESTMENTS (109,014) 200,837 309,572) ----------- ----------- ---------- NET INCREASE IN NET ASSETS RESULTING FROM OPERATIONS $ 402,077 $ 766,935 $ 233,785 =========== =========== ========== STATEMENTS OF CHANGES IN NET ASSETS For the years ended December 31, 2001, 2000 and 1999 2001 2000 1999 ----------- ----------- ---------- OPERATIONS Net investment income $ 511,091 $ 566,098 $ 543,357 Net change in unrealized gain (loss) on investments in Partnership (99,669) 84,525 (308,127) Net realized gain (loss) on sale of investments in Partnership (9,345) 116,312 (1,445) ----------- ----------- ---------- NET INCREASE IN NET ASSETS RESULTING FROM OPERATIONS 402,077 766,935 233,785 ----------- ----------- ---------- CAPITAL TRANSACTIONS Net withdrawals by contract owners (Note 7) (233,080) (483,241) (642,611) Net contributions (withdrawals) by Pruco Life Insurance Company of New Jersey (609,906) (169,001) 222,727 ----------- ----------- ---------- NET DECREASE IN NET ASSETS RESULTING FROM CAPITAL TRANSACTIONS (842,986) (652,242) (419,884) ----------- ----------- ---------- TOTAL INCREASE (DECREASE) IN NET ASSETS (440,909) 114,693 (186,099) NET ASSETS Beginning of year 9,188,844 9,074,151 9,260,250 ----------- ----------- ---------- End of year $ 8,747,935 $ 9,188,844 $9,074,151 =========== =========== =============

SEE NOTES TO FINANCIAL STATEMENTS ON PAGES F-4 THROUGH F-8 F-3 NOTES TO THE FINANCIAL STATEMENTS OF PRUCO LIFE OF NEW JERSEY VARIABLE CONTRACT REAL PROPERTY ACCOUNT DECEMBER 31, 2001 NOTE 1: GENERAL Pruco Life of New Jersey Variable Contract Real Property Account ("Real Property Account") was established on October 30, 1987 by resolution of the Board of Directors of Pruco Life Insurance Company of New Jersey ("Pruco Life of New Jersey"), an indirect wholly-owned subsidiary of The Prudential Insurance Company of America ("Prudential"), as a separate investment account pursuant to New Jersey law. The assets of the Real Property Account are segregated from Pruco Life of New Jersey's other assets. The Real Property account is used to fund benefits under certain variable life insurance and variable annuity contracts issued by Pruco Life of New Jersey. These products are Appreciable Life ("VAL"), Variable Life ("VLI"), Discovery Plus ("SPVA"), and Discovery Life Plus ("SPVL"). The assets of the Real Property Account are invested in The Prudential Variable Contract Real Property Partnership (the "Partnership"). The Partnership is organized under New Jersey law and is registered under the Securities Act of 1933. The Partnership is the investment vehicle for assets allocated to the real estate investment option under certain variable life insurance and annuity contracts. The Real Property Account, along with the Pruco Life Variable Contract Real Property Account and The Prudential Variable Contract Real Property Account, are the sole investors in the Partnership. These financial statements should be read in conjunction with the financial statements of the Partnership. The Partnership has a policy of investing at least 65% of its assets in direct ownership interests in income-producing real estate and participating mortgage loans. NOTE 2: SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES A. BASIS OF ACCOUNTING The accompanying financial statements are prepared in conformity with accounting principles generally accepted in the United States of America ("GAAP"). The preparation of the financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts and disclosures. Actual results could differ from those estimates. B. INVESTMENT IN PARTNERSHIP INTEREST The investment in the Partnership is based on the Real Property Account's proportionate interest of the Partnership's market value. At December 31, 2001 and 2000 the Real Property Account's interest in the Partnership was 4.4% or 367,199 shares and 4.5% or 404,158 shares respectively. C. INCOME RECOGNITION Net investment income and realized and unrealized gains and losses are recognized daily. Amounts are based upon the Real Property Account's proportionate interest in the Partnership. D. EQUITY OF PRUCO LIFE INSURANCE COMPANY OF NEW JERSEY Pruco Life of New Jersey maintains a position in the Real Property Account for property acquisitions and capital expenditure funding needs. The position is also utilized for liquidity purposes including unit purchases and redemptions, Partnership share transactions, and expense processing. The position does not have an effect on the contract owner's account or the related unit value. F-4 NOTE 3: INVESTMENT INFORMATION FOR THE PRUDENTIAL VARIABLE CONTRACT REAL PROPERTY PARTNERSHIP The number of shares (rounded) held by the Real Property Account in the Partnership and the Partnership net asset value per share (rounded) December 31, 2001 and December 31, 2000 were as follows:

DECEMBER 31, 2001 DECEMBER 31, 2000 ----------------- ----------------- NUMBER OF SHARES (ROUNDED: 367,199 404,158 NET ASSET VALUE PER SHARE (ROUNDED): $23.82 $22.74

NOTE 4: CONTRACT OWNER UNIT INFORMATION Outstanding contract owner units, unit values and total value of contract owner equity at December 31, 2001 and December 31, 2000 by product, were as follows:

2001: VAL VLI SPVA SPVL TOTAL --- --- ---- ---- ----- CONTRACT OWNER UNITS OUTSTANDING: 2,198,266 426,764 32,194 55,205 UNIT VALUE: $ 2.17654 $ 2.26011 $ 1.97316 $ 1.97316 ---------- ---------- ---------- ---------- TOTAL CONTRACT OWNER EQUITY: $4,784,613 $ 964,533 $ 63,523 $ 108,928 $5,921,597 ========== ========== ========== ========== ==========

2000: VAL VLI SPVA SPVL TOTAL --- --- ---- ---- ----- CONTRACT OWNER UNITS OUTSTANDING: 2,289,094 431,958 32,194 69,345 UNIT VALUE: $ 2.08939 $ 2.16437 $ 1.90636 $ 1.90636 ---------- ---------- ---------- ---------- TOTAL CONTRACT OWNER EQUITY: $4,782,811 $ 934,917 $ 61,373 $ 132,196 $5,911,297 ========== ========== ========== ========== ==========

NOTE 5: CHARGES AND EXPENSES A. MORTALITY RISK AND EXPENSE RISK CHARGES Mortality risk and expense risk charges are determined daily using an effective annual rate of 0.6%, 0.35%, 0.9% and 0.9% for VAL, VLI, SPVA, SPVL, respectively. Mortality risk is that life insurance contract owners may not live as long as estimated or annuitants may live longer than estimated and expense risk is that the cost of issuing and administering the policies may exceed related charges by Pruco Life of New Jersey. B. ADMINISTRATIVE CHARGES Administrative charges are determined daily using an effective annual rate of 0.35% applied daily against the net assets representing equity of contract owners held in each subaccount for SPVA and SPVL. Administrative charges include costs associated with issuing the contract, establishing and maintaining records, and providing reports to contract owners. C. COST OF INSURANCE AND OTHER RELATED CHARGES Contract owner contributions are subject to certain deductions prior to being invested in the Real Property Account. The deductions for VAL and VLI are (1) state premium taxes; (2) sales charges which are deducted in order to compensate Pruco Life of New Jersey for the cost of selling the contract and (3) transaction costs, applicable to VAL, are deducted from each premium payment to cover premium collection and processing costs. Contracts are also subject to monthly charges for the costs of administering the contract to compensate Pruco Life of New Jersey for the guaranteed minimum death benefit risk. F-5 D. DEFERRED SALES CHARGE Subsequent to a contract owner redemption, a deferred sales charge is imposed upon surrenders of certain variable life insurance contracts to compensate Pruco Life of New Jersey for sales and other marketing expenses. The amount of any sales charge will depend on the number of years that have elapsed since the contract was issued. No sales charge will be imposed after the sixth and tenth year of the contract for SPVL and VAL, respectively. No sales charge will be imposed on death benefits. E. PARTIAL WITHDRAWAL CHARGE A charge is imposed by Pruco Life of New Jersey on partial withdrawals of the cash surrender value for VAL. A charge equal to the lesser of $15 or 2% will be made in connection with each partial withdrawal of the cash surrender value of a contract. NOTE 6: TAXES Pruco Life of New Jersey is taxed as a "life insurance company" as defined by the Internal Revenue Code. The results of operations of the Real Property Account form a part of Prudential's consolidated federal tax return. Under current federal law, no federal income taxes are payable by the Real Property Account. As such, no provision for the tax liability has been recorded in these financial statements. NOTE 7: NET WITHDRAWALS BY CONTRACT OWNERS Contract owner activity for the real estate investment option in Pruco Life of New Jersey's variable insurance and variable annuity products for the years ended December 31, 2001, 2000 and 1999 were as follows: 2001: -----

VAL VLI SPVA SPVL TOTAL --- --- ---- ---- ----- Contract Owner Net Payments: $ 336,090 $ 66,216 $ 0 $ (91) $ 402,215 Policy Loans: (134,830) (10,374) 0 (3,283) (148,487) Policy Loan Repayments and Interest: 133,164 11,187 0 1,484 145,835 Surrenders, Withdrawals, and Death Benefits: (241,766) (46,572) 0 (24,418) (312,756) Net Transfers To Other Subaccounts or Fixed Rate Option: (69,664) 157 0 0 (69,507) Administrative and Other Charges: (217,519) (32,032) 0 (829) (250,380) --------- --------- --------- --------- --------- NET WITHDRAWALS BY CONTRACT OWNERS $(194,525) $ (11,418) $ 0 $ (27,137) $(233,080) ========= ========= ========= ========= =========

2000: ----- VAL VLI SPVA SPVL TOTAL --- --- ---- ---- ----- Contract Owner Net Payments: $ 319,329 $ 68,139 $ 0 $ (61) $ 387,407 Policy Loans: (180,080) (9,363) 0 (954) (190,397) Policy Loan Repayments and Interest: 127,498 8,381 0 18,138 154,017 Surrenders, Withdrawals, and Death Benefits: (208,054) (55,549) (46,248) 0 (309,851) Net Transfers To Other Subaccounts or Fixed Rate Option: (258,262) (13,477) 0 (11,479) (283,218) Administrative and Other Charges: (212,166) (28,176) (15) (842) (241,199) --------- --------- --------- --------- --------- NET WITHDRAWALS BY CONTRACT OWNERS $(411,735) $ (30,045) $ (46,263) $ 4,802 $(483,241) ========= ========= ========= ========= =========

F-6 1999: -----

VAL VLI SPVA SPVL TOTAL --- --- ---- ---- ----- Contract Owner Net Payments: $ 133,235 $ 44,778 $ 0 $ (9) $ 178,004 Policy Loans: (206,458) (11,382) 0 (1,005) (218,845) Policy Loan Repayments and Interest: 295,414 10,661 0 2,140 308,215 Surrenders, Withdrawals, and Death Benefits: (278,883) (57,044) (7,957) 0 (343,884) Net Transfers To Other Subaccounts or Fixed Rate Option: (288,687) (14,518) 0 0 (303,205) Administrative and Other Charges: (232,010) (29,982) 43 (947) (262,896) --------- --------- --------- --------- --------- NET WITHDRAWALS BY CONTRACT OWNERS $(577,389) $ (57,487) $ (7,914) $ 179 $(642,611) ========= ========= ========= ========= =========

NOTE 8: CONTRACT OWNER UNIT ACTIVITY Transactions in units for the years ended December 31, 2001, 2000 and 1999 were as follows: 2001: -----

VAL VLI SPVA SPVL --- --- ---- ---- Contract Owner Contributions: 216,764 35,917 0 755 Contract Owner Redemptions: (307,592) (41,111) 0 (14,895) 2000: -----

VAL VLI SPVA SPVL --- --- ---- ---- Contract Owner Contributions: 208,532 34,992 7 9,433 Contract Owner Redemptions: (416,718) (49,516) (25,342) (7,015) 1999: -----

VAL VLI SPVA SPVL --- --- ---- ---- Contract Owner Contributions: 223,951 29,238 26 1,215 Contract Owner Redemptions: (527,135) (58,445) (4,583) (1,112)

NOTE 9: PURCHASES AND SALES OF INVESTMENTS The aggregate costs of purchases and proceeds from sales of investments in the Partnership for the year ended December 31, 2001 were as follows: Purchases: $ 0 Sales: $ (877,136) F-7 NOTE 10: FINANCIAL HIGHLIGHTS Pruco Life Insurance Company of New Jersey (the "Company") sells a number of variable annuity and variable life insurance products, both of which have unique combinations of features and fees that are charged against the contract owner's account balance. Differences in the fee structures result in a variety of unit values, expense ratios and total returns. The following table was developed by determining which products offered by the Company have the lowest and highest total return. Only product designs within the Real Property Account that had units outstanding during December 31, 2001, were considered when determining the lowest and highest total return. The summary may not reflect the minimum and maximum contract charges offered by the Company as contract owners may not have selected all available and applicable contract options as discussed in note 1.

AT DECEMBER 31, 2001 FOR THE YEAR ENDED DECEMBER 31, 2001 ------------------------------------------------------ --------------------------------------------- CONTRACT HOLDER CONTRACT HOLDER EXPENSE TOTAL UNITS UNIT FAIR VALUE NET ASSETS INVESTMENT RATIO** RETURN*** (000'S) LOWEST-HIGHEST (000'S) INCOME RATIO* LOWEST-HIGHEST LOWEST-HIGHEST --------------- -------------------- --------------- ------------- -------------- -------------- 2,712 $1.97316 to $2.26011 $5,922 5.89% 0.35% to 1.25% 3.50% to 4.42%

* This amount represents the proportionate share of the net investment income from the underlying Partnership dividend by the total average assets of the Real Property Account. This ratio excludes those expenses, such as mortality and expense charges, that result in direct reductions in the unit values. ** These ratios represent the annualized contract expenses of the separate account, consisting primarily of mortality and expense charges, for each period indicated. The ratios include only those expenses that result in a direct reduction to unit values. Charges made directly to contract owner accounts through the redemption of units and expenses of the underlying Partnership are excluded. *** These amounts represent the total return for the periods indicated, including changes in the value of the underlying Partnership, and reflect deductions for all items included in the expense ratio. The total return does not include any expenses assessed through the redemption of units; inclusion of these expenses in the calculation would result in a reduction in the total return presented. NOTE 11: RELATED PARTY FOOTNOTE Prudential and its affiliates perform various services on behalf of the Partnership in which the Real Property Account invests and may receive fees for the services performed. These services include, among other things, shareholder communications, preparation, postage, fund transfer agency and various other record keeping and customer service functions. F-8 REPORT OF INDEPENDENT ACCOUNTANTS To the Partners of The Prudential Variable Contract Real Property Partnership: In our opinion, the accompanying consolidated statements of assets and liabilities, including the schedule of investments, and the related consolidated statements of operations, of changes in net assets and of cash flows present fairly, in all material respects, the financial position of The Prudential Variable Contract Real Property Partnership (the "Partnership") at December 31, 2001 and 2000, and the results of its operations and its cash flows for each of the three years in the period ended December 31, 2001, in conformity with accounting principles generally accepted in the United States of America. These financial statements are the responsibility of the management of The Prudential Insurance Company of America; our responsibility is to express an opinion on these financial statements based on our audits. We conducted our audits of these statements in accordance with auditing standards generally accepted in the United States of America, which require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, and evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion. PricewaterhouseCoopers LLP New York, New York February 15, 2002 F-9 REPORT OF INDEPENDENT ACCOUNTANTS ON FINANCIAL STATEMENT SCHEDULES To the Partners of The Prudential Variable Contract Real Property Partnership: Our audits of the consolidated financial statements referred to in our report dated February 15, 2002 appearing in this Annual Report on Form 10-K also included an audit of the financial statement schedules listed in Item 14(a)(2) of this Form 10-K. In our opinion, these financial statement schedules present fairly, in all material respects, the information set forth therein when read in conjunction with the related consolidated financial statements. PricewaterhouseCoopers LLP New York, New York February 15, 2002 F-10 THE PRUDENTIAL VARIABLE CONTRACT REAL PROPERTY PARTNERSHIP CONSOLIDATED STATEMENTS OF ASSETS AND LIABILITIES

DECEMBER 31, 2001 DECEMBER 31, 2000 ----------------- ----------------- ASSETS REAL ESTATE INVESTMENTS - At estimated market value: Real estate and improvements (cost: 12/31/2001 -- $212,044,159; 12/31/2000 -- $173,748,950) $197,970,877 $162,213,095 Real estate partnership (cost: 12/31/2001 -- $7,026,540; 12/31/2000 -- $5,985,783) 6,712,308 5,445,528 Real estate investment trusts (cost: 12/31/2001 -- $0; 12/31/2000 -- $31,896,908) - 35,224,737 ----------------- ----------------- Total real estate investments 204,683,185 202,883,360 MARKETABLE SECURITIES - At estimated market value (cost: 12/31/2001 -- $0; 12/31/2000 -- $4,916,327) - 4,916,494 CASH AND CASH EQUIVALENTS 26,615,645 10,543,821 DIVIDEND RECEIVABLE 28,455 242,341 OTHER ASSETS (net of allowance for uncollectible accounts: 12/31/2001 -- $107,000; 12/31/2000 -- $91,000) 3,267,367 2,926,280 ----------------- ----------------- Total assets $234,594,652 $221,512,296 ================= ================= LIABILITIES MORTGAGE LOANS PAYABLE 28,994,521 10,092,355 ACCOUNTS PAYABLE AND ACCRUED EXPENSES 3,469,242 2,517,818 DUE TO AFFILIATES 896,134 887,434 OTHER LIABILITIES 972,410 669,209 MINORITY INTEREST 2,111,709 997,401 ----------------- ----------------- Total liabilities 36,444,016 15,164,217 ----------------- ----------------- COMMITMENTS AND CONTINGENCIES PARTNERS' EQUITY 198,150,636 206,348,079 ----------------- ----------------- Total liabilities and partners' equity $234,594,652 $221,512,296 ================= ================= NUMBER OF SHARES OUTSTANDING AT END OF PERIOD 8,317,470 9,075,913 ================= ================= SHARE VALUE AT END OF PERIOD $23.82 $22.74 ----------------- -----------------

THE ACCOMPANYING NOTES AREA AN INTEGRAL PART OF THESE FINANCIAL STATEMENTS. F-11 THE PRUDENTIAL VARIABLE CONTRACT REAL PROPERTY PARTNERSHIP CONSOLIDATED STATEMENTS OF OPERATIONS

YEAR ENDED DECEMBER 31, -------------------------------------------------- 2001 2000 1999 ----------- ------------ ----------- INVESTMENT INCOME: Revenue from real estate and improvements $24,339,631 $22,570,851 $21,807,346 Equity in income of real estate partnership 686,801 791,596 98,375 Dividend income 2,157,647 1,744,611 1,221,843 Interest on short-term investments 296,514 1,280,880 1,707,485 ----------- ------------ ----------- Total investment income 27,480,593 26,387,938 24,835,049 ----------- ------------ ----------- INVESTMENT EXPENSES: Operating 5,328,004 4,390,001 3,794,081 Investment management fee 2,694,130 2,705,589 2,730,713 Real estate taxes 2,652,956 2,498,065 2,616,553 Administrative 2,518,644 2,411,390 2,234,949 Interest expense 1,776,701 732,991 145,418 Minority interest 159,852 11,785 33,746 ----------- ------------ ----------- Total investment expenses 15,130,287 12,749,821 11,555,460 ----------- ------------ ----------- NET INVESTMENT INCOME 12,350,306 13,638,117 13,279,589 ----------- ------------ ----------- REALIZED AND UNREALIZED (LOSS) GAIN ON REAL ESTATE INVESTMENTS: Net proceeds from real estate investments sold or converted 53,417,000 46,617,017 21,649,562 Less: Cost of real estate investments sold or converted 50,300,836 55,269,357 19,602,032 Realization of prior years' unrealized gain (loss) on real estate investments sold or converted 3,327,829 (11,296,284) 2,080,673 ----------- ------------ ----------- Net (loss) gain realized on real estate investments sold or converted (211,665) 2,643,944 (33,143) ----------- ------------ ----------- Change in unrealized (loss) gain on real estate investments (2,311,404) 2,297,429 (7,145,372) Less: Minority interest in unrealized gain on real estate investments 24,680 454,351 38,531 ----------- ------------ ----------- Net unrealized (loss) gain on real estate investments (2,336,084) 1,843,078 (7,183,903) ----------- ------------ ----------- NET REALIZED AND UNREALIZED (LOSS) GAIN ON REAL ESTATE INVESTMENTS (2,547,749) 4,487,022 (7,217,046) ----------- ------------ ----------- NET INCREASE IN NET ASSETS RESULTING FROM OPERATIONS $9,802,557 $ 18,125,139 $6,062,543 =========== ============ ==========

THE ACCOMPANYING NOTES ARE AN INTEGRAL PART OF THESE CONSOLIDATED FINANCIAL STATEMENTS. F-12 THE PRUDENTIAL VARIABLE CONTRACT REAL PROPERTY PARTNERSHIP CONSOLIDATED STATEMENTS OF CHANGES IN NET ASSETS

YEAR ENDED DECEMBER 31, --------------------------------------------------------------- 2001 2000 1999 -------------- --------------- -------------- NET INCREASE IN NET ASSETS RESULTING FROM OPERATIONS: Net investment income $12,350,306 $13,638,117 $13,279,589 Net (loss) gain realized on real estate investments sold (211,665) 2,643,944 (33,143) Net unrealized (loss) gain from real estate investments (2,336,084) 1,843,078 (7,183,903) -------------- --------------- -------------- Net increase in net assets resulting from operations 9,802,557 18,125,139 6,062,543 -------------- --------------- -------------- NET DECREASE IN NET ASSETS RESULTING FROM CAPITAL TRANSACTIONS: Withdrawals by partners (2001 -- 758,443; 2000 -- 1,003,008; and 1999 -- 1,769,354 shares, respectively) (18,000,000) (22,000,000) (36,000,000) -------------- --------------- -------------- Net decrease in net assets resulting from capital transactions (18,000,000) (22,000,000) (36,000,000) -------------- --------------- -------------- NET DECREASE IN NET ASSETS (8,197,443) (3,874,861) (29,937,457) NET ASSETS - Beginning of year 206,348,079 210,222,940 240,160,397 -------------- --------------- -------------- NET ASSETS - End of year $198,150,636 $206,348,079 $210,222,940 ============== =============== ==============

THE ACCOMPANYING NOTES ARE AN INTEGRAL PART OF THESE CONSOLIDATED FINANCIAL STATEMENTS. F-13 THE PRUDENTIAL VARIABLE CONTRACT REAL PROPERTY PARTNERSHIP CONSOLIDATED STATEMENTS OF CASH FLOWS

YEAR ENDED DECEMBER 31, ---------------------------------------------------------- 2001 2000 1999 --------------- -------------- -------------- CASH FLOWS FROM OPERATING ACTIVITIES: Net increase in net assets resulting from operations $9,802,557 $18,125,139 $6,062,543 Adjustments to reconcile net increase in net assets resulting from operations to net cash provided by operating activities: Net realized and unrealized loss (gain) on real estate investments 2,547,749 (4,487,022) 7,217,046 Equity in income of real estate partnership's operations in excess of distributions (686,801) (791,596) (98,376) Minority interest in operating activities 159,852 11,785 33,746 Bad debt expense 108,358 96,785 124,059 Decrease (increase) in: Dividend receivable 213,886 (110,799) 35,733 Other assets (449,444) (169,489) 645,878 Increase (decrease) in: Accounts payable and accrued expenses 951,424 (449,796) 982,214 Due to affiliates 8,700 17,957 (729,058) Other liabilities 303,201 143,316 20,952 --------------- -------------- -------------- Net cash flows from operating activities 12,959,482 12,386,280 14,294,737 --------------- -------------- -------------- CASH FLOWS FROM INVESTING ACTIVITIES: Net proceeds from real estate investments sold 53,417,000 46,617,017 10,706,996 Acquisition of real estate (14,582,383) - (7,200,743) Acquisition of real estate partnership - - (5,088,750) Acquisition of real estate investment trust (18,403,928) (34,157,332) (31,239,744) Improvements and additional costs on prior purchases: Additions to real estate (4,373,073) (4,215,157) (2,516,645) Additions to real estate partnership (353,956) (7,060) - Sale (purchase) of marketable securities, net 4,916,494 (2,119,486) 12,153,517 --------------- -------------- -------------- Net cash flows from investing activities 20,620,154 6,117,982 (23,185,369) --------------- -------------- -------------- CASH FLOWS FROM FINANCING ACTIVITIES: Withdrawals by partners (18,000,000) (22,000,000) (36,000,000) Principal payments on mortgage loans payable (437,588) (92,307) (15,338) Distributions to minority interest partners - - (93,425) Contributions from minority interest partners 929,776 159,197 393,216 --------------- -------------- -------------- Net cash flows from financing activities (17,507,812) (21,933,110) (35,715,547) --------------- -------------- -------------- NET CHANGE IN CASH AND CASH EQUIVALENTS 16,071,824 (3,428,848) (44,606,179) CASH AND CASH EQUIVALENTS - Beginning of year 10,543,821 13,972,669 58,578,848 --------------- -------------- -------------- CASH AND CASH EQUIVALENTS - End of year $26,615,645 $10,543,821 $13,972,669 =============== ============== ==============

THE ACCOMPANYING NOTES ARE AN INTEGRAL PART OF THESE CONSOLIDATED FINANCIAL STATEMENTS. F-14 THE PRUDENTIAL VARIABLE CONTRACT REAL PROPERTY PARTNERSHIP SCHEDULE OF INVESTMENTS

DECEMBER 31, 2001 DECEMBER 31, 2000 ----------------------------------- ---------------------------------- ESTIMATED ESTIMATED MARKET MARKET COST VALUE COST VALUE --------------------------------------------------------------------------- REAL ESTATE AND IMPROVEMENTS - PERCENT OF NET ASSETS 99.9% 78.6% Location Description ------------------------------------------------------------------------------------------------------------------------------ Lisle, IL Office Building $22,561,428 $14,193,539 $22,267,422 $14,134,722 Atlanta, GA Garden Apartments 15,696,606 18,752,139 15,667,354 17,800,002 Roswell, GA Retail Shopping Center 32,878,304 26,625,833 32,533,052 26,874,838 Bolingbrook, IL Warehouse 9,039,620 5,826,782 9,012,838 6,664,810 Raleigh, NC Garden Apartments 15,940,839 16,808,160 15,847,460 17,200,000 Nashville, TN Office Building 9,977,669 10,629,012 9,657,787 10,396,565 Oakbrook Terrace, IL Office Complex 14,015,481 14,359,009 13,021,251 12,716,910 Beaverton, OR Office Complex 11,989,204 10,988,123 11,225,040 10,623,809 Salt Lake City, UT Industrial Building 6,568,107 5,487,490 5,640,709 5,900,050 Aurora, CO Industrial Building 10,131,517 9,900,000 10,131,358 9,800,714 Brentwood, TN Office Complex 9,612,024 8,900,790 9,609,133 9,600,675 * Jacksonville, FL Garden Apartments 19,711,225 20,400,000 19,135,546 20,500,000 * Gresham/Salem, OR Garden Apartments 18,815,082 19,100,000 - - * Hampton, VA Retail Shopping Center 15,107,053 16,000,000 - - --------------------------------------------------------------------------- $212,044,159 $197,970,877 $173,748,950 $162,213,095 =========================================================================== REAL ESTATE PARTNERSHIP - PERCENT OF NET ASSETS 3.4% 2.6% Location Description ------------------------------------------------------------------------------------------------------------------------------ --------------------------------------------------------------------------- Kansas City, KS; MO Retail Shopping Center $7,026,540 $6,712,308 $5,985,783 $5,445,528 ===========================================================================

* Real estate partnerships accounted for by the consolidation method. THE ACCOMPANYING NOTES ARE AN INTEGRAL PART OF THESE CONSOLIDATED FINANCIAL STATEMENTS. F-15 THE PRUDENTIAL VARIABLE CONTRACT REAL PROPERTY PARTNERSHIP SCHEDULE OF INVESTMENTS

DECEMBER 31, 2000 ------------------------------------ ESTIMATED MARKET COST VALUE ------------------------------------ REAL ESTATE INVESTMENT TRUSTS (PERCENT OF NET ASSETS) 17.1% ------------------------------------------------------------------------------------------- Alexandria Real Est Equities (5,000 shares) $181,188 $185,938 AMB Property Corporation (30,000 shares) 706,770 774,375 AMLI Residential Properties (30,000 shares) 706,800 740,625 Apartment Inv & Mgmt Co, Class A (28,900 shares) 1,218,828 1,443,194 Archstone Communities Trust (25,000 shares) 592,188 643,750 Avalonbay Communities Inc (15,000 shares) 683,900 751,875 Boston Properties Inc (25,000 shares) 995,339 1,087,500 Brandywine Realty Trust (15,000 shares) 321,338 310,313 CBL & Associates Prop (30,800 shares) 741,988 779,625 Cabot Industrial Trust (40,000 shares) 820,726 767,500 Centerpoint Properties Corp. (18,600 shares) 632,302 878,850 Cousins Properties (20,000 shares) 551,200 558,750 Crescent Real Estate Eqt Co (25,000 Shares) 565,563 556,250 Duke - Weeks Realty Corporation (47,000 shares) 1,070,320 1,157,375 Equity Office Properties Trust (77,400 shares) 2,215,533 2,525,175 Equity Residential Property Trust (30,000 shares) 1,450,732 1,659,375 Essex Property Trust, Inc (15,000 shares) 593,700 821,250 First Industrial Realty Trust (25,000 shares) 781,100 850,000 Franchise Finance Cp Amer (51,300 shares) 1,228,281 1,195,931 Gables Residential Trust (25,000 shares) 632,750 700,000 General Growth Properties (22,000 shares) 714,894 796,125 Highwoods Properties Inc (30,000 shares) 758,832 746,250 Host Marriot Corp (105,000 shares) 1,114,575 1,358,438 Innkeepers USA Trust (50,000 shares) 512,375 553,125 IRT Property (45,000 shares) 406,395 365,625 Kilroy Realty Corp. (30,000 shares) 746,886 856,875 Kimco Realty (15,000 shares) 612,612 662,813 Liberty Property LP (35,000 shares) 899,563 999,688 Macerich Co (30,000 shares) 670,490 575,625 MeriStar Hospitality Corp (37,500 shares) 636,151 738,281 Mission West Properties (88,200 shares) 697,122 1,223,775 Parkway Properties Inc (25,000 shares) 782,750 742,188 Public Storage Inc (5,000 shares) 113,763 121,563 Reckson Assoc Realty Corp. (32,500 shares) 805,150 814,531 Regency Realty Corp (25,000 shares) 576,600 592,188 Saul Centers Inc (1,700 shares) 29,085 31,663 Shurgard Storage Centers (20,000 shares) 478,500 488,750 Simon Property Group Inc (45,000 shares) 1,032,357 1,080,000 Spieker Properties (27,000 shares) 1,197,078 1,353,375 Summit Properties Inc (12,000 shares) 292,832 312,000 Vornado Realty Trust (29,800 shares) 1,028,569 1,141,713 Washington Reit (40,000 shares) 759,220 945,000 Public Storage Inc, Preferred Stock (15,000 shares) 340,569 337,500 ------------------------------------ TOTAL REAL ESTATE INVESTMENT TRUSTS $31,896,908 $35,224,737 ====================================

THE ACCOMPANYING NOTES ARE AN INTEGRAL PART OF THESE CONSOLIDATED FINANCIAL STATEMENTS. F-16 THE PRUDENTIAL VARIABLE CONTRACT REAL PROPERTY PARTNERSHIP SCHEDULE OF INVESTMENTS

DECEMBER 31, 2001 ----------------------------------------------------- ESTIMATED FACE AMOUNT COST MARKET VALUE -------------- ------------- ---------------- CASH AND CASH EQUIVALENTS (PERCENT OF NET ASSETS) 13.4% Federal Home Loan Mortgage 1.51%, January 2, 2002 $25,334,000 $25,331,875 $25,331,875 -------------- ------------- ---------------- TOTAL CASH EQUIVALENTS 25,334,000 25,331,875 25,331,875 CASH 1,283,770 1,283,770 1,283,770 -------------- ------------- ---------------- TOTAL CASH AND CASH EQUIVALENTS $26,617,770 $26,615,645 $26,615,645 ============== ============= ================

THE ACCOMPANYING NOTES ARE AN INTEGRAL PART OF THESE CONSOLIDATED FINANCIAL STATEMENTS. F-17 THE PRUDENTIAL VARIABLE CONTRACT REAL PROPERTY PARTNERSHIP SCHEDULE OF INVESTMENTS

DECEMBER 31, 2000 ----------------------------------------------------- ESTIMATED FACE AMOUNT COST MARKET VALUE ------------- ------------ -------------- MARKETABLE SECURITIES (PERCENT OF NET ASSETS) 2.4% Associates First Capital B.V., 6.55%, January 29, 2001 699,000 687,681 687,681 New Center Asset Trust, 6.52%, January 30, 2001 1,614,000 1,587,692 1,587,692 Lasalle National Bank, 6.71%, February 1, 2001 969,000 968,792 968,959 B-One Australia Ltd., 6.55%, February 13, 2001 1,700,000 1,672,162 1,672,162 ------------- ------------ -------------- TOTAL MARKETABLE SECURITIES $ 4,982,000 $ 4,916,327 $ 4,916,494 ============= ============ ============== CASH AND CASH EQUIVALENTS (PERCENT OF NET ASSETS) 5.1% J.P. Morgan & Co, 6.55%, January 2, 2001 $ 546,000 $ 545,603 $ 545,603 Alcoa Inc., 6.55%, January 4, 2001 634,000 633,193 633,193 Merrill Lynch & Co., 6.53%, Inc., January 10, 2001 300,000 299,347 299,347 Bankamerica Corp., 6.55%, January 11, 2001 680,000 678,020 678,020 General Motors Acceptance Corp., Inc., 6.60%, January 17, 2001 600,000 597,910 597,910 Paccar Financial Corp., 6.67%, January 18, 2001 661,000 657,693 657,693 General Electric Capital Corp., 6.55%, January 22, 2001 700,000 691,085 691,085 Countrywide Home Loans, 6.60%, January 25, 2001 560,000 556,201 556,201 Duke Energy Corp., 6.50%, January 25, 2001 682,000 678,552 678,552 Caterpillar Financial Svcs Corp., 6.50%, January 26, 2001 625,000 621,727 621,727 Verizon Global Funding Corp., 6.55%, January 26, 2001 500,000 496,179 496,179 Ciesco L.P., 6.54%, January 30, 2001 1,675,000 1,652,178 1,652,178 Eastman Kodak Co., 6.53%, February 9, 2001 800,000 787,230 787,230 ------------- ------------ -------------- TOTAL CASH EQUIVALENTS 8,963,000 8,894,919 8,894,919 CASH 1,648,902 1,648,902 1,648,902 ------------- ------------ -------------- TOTAL CASH AND CASH EQUIVALENTS $10,611,902 $10,543,821 $ 10,543,821 ============= ============ ==============

THE ACCOMPANYING NOTES ARE AN INTEGRAL PART OF THESE CONSOLIDATED FINANCIAL STATEMENTS. F-18 NOTES TO FINANCIAL STATEMENTS OF THE PRUDENTIAL VARIABLE CONTRACT REAL PROPERTY PARTNERSHIP FOR YEARS ENDED DECEMBER 31, 2001, 2000 AND 1999 NOTE 1: ORGANIZATION On April 29, 1988, The Prudential Variable Contract Real Property Partnership (the "Partnership"), a general partnership organized under New Jersey law, was formed through an agreement among The Prudential Insurance Company of America ("Prudential"), Pruco Life Insurance Company ("Pruco Life"), and Pruco Life Insurance Company of New Jersey ("Pruco Life of New Jersey"). The Partnership was established as a means by which assets allocated to the real estate investment option under certain variable life insurance and variable annuity contracts issued by the respective companies could be invested in a commingled pool. The Partners in the Partnership are Prudential, Pruco Life and Pruco Life of New Jersey. The Partnership's policy is to invest at least 65% of its assets in direct ownership interests in income-producing real estate and participating mortgage loans. The estimated market value of the Partnership's shares is determined daily, consistent with the Partnership Agreement. On each day during which the New York Stock Exchange is open for business, the net asset value of the Partnership is estimated using the estimated market value of its assets, principally as described in Notes 2A and 2B below, reduced by any liabilities of the Partnership. The periodic adjustments to property values described in Notes 2A and 2B below and other adjustments to previous estimates are made on a prospective basis. There can be no assurance that all such adjustments to estimates will be made timely. Shares of the Partnership are held by The Prudential Variable Contract Real Property Account, Pruco Life Variable Contract Real Property Account and Pruco Life of New Jersey Variable Contract Real Property Account (the "Real Property Accounts") and may be purchased and sold at the then current share value of the Partnership's net assets. Share value is calculated by dividing the estimated market value of net assets of the Partnership as determined above by the number of shares outstanding. A contract owner participates in the Partnership through interests in the Real Property Accounts. Prudential Real Estate Investors ("PREI") is part of the Prudential Investment Management unit ("PIM") and is a division of Prudential Investment Management, Inc., a subsidiary of Prudential. PREI provides investment advisory services to the Partnership's Partners pursuant to the terms of the Advisory Agreement as described in Note 9. NOTE 2: SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES A: BASIS OF PRESENTATION - The accompanying consolidated financial statements are presented on the accrual basis of accounting. It is the Partnership's policy to consolidate those real estate partnerships in which it has a controlling financial interest. All significant intercompany balances and transactions have been eliminated in the consolidation. B: REAL ESTATE INVESTMENTS - The Partnership's investments in real estate are initially valued at their purchase price. Thereafter, real estate investments are reported at their estimated market values based upon appraisal reports prepared by independent real estate appraisers (members of the Appraisal Institute or an equivalent organization) within a reasonable amount of time following acquisition of the real estate and no less frequently than annually thereafter. The Chief Real Estate Appraiser of PIM's Risk Management Unit is responsible to assure that the valuation process provides objective and accurate market value estimates. American Appraisal Associates (the "Appraisal Management Firm"), an entity not affiliated with Prudential, has been appointed by PIM to assist the Chief Real Estate Appraiser in maintaining and monitoring the objectivity and accuracy of the appraisal process. The Appraisal Management Firm, under the supervision of the Chief Real Estate Appraiser, approves the selection and scheduling of external appraisals; engages F-19 all external appraisers; reviews and provides comments on all external appraisals; prepares all quarterly update appraisals; assists in developing policies and procedures; and assists in the evaluation of the performance and competency of external appraisers, among other responsibilities. The purpose of an appraisal is to estimate the market value of real estate as of a specific date. Market value has been defined as the most probable price for which the appraised real estate will sell in a competitive market under all conditions requisite for a fair sale, with the buyer and seller each acting prudently, knowledgeably, and for self interest, and assuming that neither is under undue duress. The estimate of market value generally is a correlation of three approaches, all of which require the exercise of subjective judgment. The three approaches are: (1) current cost of reproducing the real estate less deterioration and functional and economic obsolescence; (2) discounting of a series of income streams and reversion at a specified yield or by directly capitalizing a single year income estimate by an appropriate factor; and (3) value indicated by recent sales of comparable properties in the market. In the reconciliation of these three approaches, the one most heavily relied upon is the one then recognized as the most appropriate by the independent appraiser for the type of real estate in the market. Real estate partnerships are valued at the Partnership's equity in net assets as reflected in the partnership's financial statements with properties valued as described above. As described above, the estimated market value of real estate and real estate related assets is determined through an appraisal process. These estimated market values may vary significantly from the prices at which the real estate investments would sell since market prices of real estate investments can only be determined by negotiation between a willing buyer and seller. Although the estimated market values represent subjective estimates, management believes these estimated market values are reasonable approximations of market prices and the aggregate value of investments in real estate is fairly presented as of December 31, 2001 and 2000. C: INVESTMENT IN REAL ESTATE INVESTMENT TRUSTS - Shares of real estate investment trusts (REITs) are generally valued at their quoted market price. These values may be adjusted for discounts relating to restrictions, if any, on the future sale of these shares, such as lockout periods or limitations on the number of shares which may be sold in a given time period. Any such discounts are determined by the Chief Real Estate Appraiser. On March 30, 1999, the Partnership converted 506,894 shares of Meridian REIT to 557,583 shares of ProLogis REIT, with a fair value of $10.9 million, and cash of $1.0 million (or total fair value of $11.9 million) as a result of ProLogis' acquisition of Meridian Industrial Trust. Management continued applying a 3% discount to the market value of the ProLogis REIT shares through June 29, 1999 because of the restriction which limits the number of shares that can be publicly traded during any six month period to 30% of the total shares originally acquired. The application of the 3% discount was discontinued on June 30, 1999 because this restriction no longer applied. F-20 D: REVENUE RECOGNITION - Revenue from real estate is earned in accordance with the terms of the Respective leases. billed. Revenue from certain real estate investments is net of all or a portion of related real estate expenses and taxes, as lease arrangements vary as to responsibility for payment of these expenses between tenants and the Partnership. Since real estate is stated at estimated market value, net income is not reduced by depreciation or amortization expense. Dividend income is accrued at the ex-dividend date. E: EQUITY IN INCOME OF REAL ESTATE PARTNERSHIP - Equity in income from real estate partnership operations represents the Partnership's share of the current year's partnership income as provided for under the terms of the partnership agreements. As is the case with wholly-owned real estate, partnership net income is not reduced by depreciation or amortization expense. Frequency of distribution of income is determined by formal agreements or by the executive committees of the partnerships. F: MORTGAGE LOANS PAYABLE - Mortgage loans payable are stated at the principal amount of the obligation outstanding. G: CASH AND CASH EQUIVALENTS - For purposes of the Consolidated Statements of Cash Flows, all short-term investments with an original maturity of three months or less are considered to be cash equivalents. Cash equivalents consist of investments in the Prudential Investment Liquidity Pool offered and managed by an affiliate of Prudential and are accounted for at market value. Cash of $160,635 and $79,300 at December 31, 2001 and 2000, respectively, was maintained by the properties for tenant security deposits and is included in Other Assets on the Consolidated Statements of Assets and Liabilities. H: MARKETABLE SECURITIES - Marketable securities are highly liquid investments with maturities of more than three months when purchased and are carried at estimated market value. I: FEDERAL INCOME TAXES - The Partnership is not a taxable entity under the provisions of the Internal Revenue Code. The income and capital gains and losses of the Partnership are attributed, for federal income tax purposes, to the Partners in the Partnership. The Partnership may be subject to state and local taxes in jurisdictions in which it operates. J: MANAGEMENT'S USE OF ESTIMATES IN THE FINANCIAL STATEMENTS - 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 at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates. F-21 NOTE 3: DISCLOSURE OF SUPPLEMENTAL CASH FLOW INFORMATION AND NON-CASH INVESTING AND FINANCING ACTIVITY Cash paid for interest during the years ended December 31, 2001, 2000, and 1999 was $1,776,701, $732,991, and $145,418, respectively. During the first and second quarters of 2001, in conjunction with the acquisition of two real estate investments, the consolidated partnerships assumed mortgage loan financing of $9.0 million and $10.3 million, respectively. During 1999, in conjunction with the acquisition of a real estate investment of one property, a consolidated partnership assumed mortgage loan financing of approximately $10.2 million. NOTE 4: REAL ESTATE PARTNERSHIP Real estate partnership is valued at the Partnership's equity in net assets as reflected by the partnership's financial statements with properties valued as indicated in Note 2B above. The partnership's combined financial position at December 31, 2001 and 2000, and results of operations for the years ended December 31, 2001, 2000, and 1999 are summarized as follows:

DECEMBER 31, 2001 2000 ------------------------------------- Partnership Assets and Liabilities Real Estate at estimated market value $28,300,000 $27,080,000 Other Assets 1,877,122 1,470,801 ------------- ------------- Total Assets 30,177,122 28,550,801 ------------- ------------- Mortgage loans payable 20,648,892 20,669,422 Other Liabilities 918,664 665,365 ------------- ------------- Total Liabilities 21,567,556 21,334,787 ------------- ------------- Net Assets $8,609,566 $7,216,014 ============= ============= Partnership's Share of Net Assets $6,712,308 $5,445,528 ============= =============

YEAR ENDED DECEMBER 31, 2001 2000 1999 ---------------------------------------------------------- Partnership Operations Rental Revenue $4,497,459 $4,223,801 $926,283 Real Estate Expenses and Taxes 3,536,948 3,292,500 795,115 ------------- ------------- ----------- Net Investment Income $960,511 $931,301 $131,168 ============= ============= =========== Partnership's Share of Net Investment Income $686,801 $791,596 $98,375 ============= ============= ===========

F-22 NOTE 5: MORTGAGE LOANS PAYABLE: Debt includes mortgage loans payable as summarized below:

PARTNERSHIP DEBT AS OF 12/31/01 PARTNERSHIP DEBT AS OF 12/31/00 AS OF 12/31/01 --------------------------------- ------------------------------- --------------------- PARTNERSHIP'S PARTNERSHIP'S 100% LOAN SHARE OF 100% LOAN SHARE OF INTEREST MATURITY BALANCE LOAN BALANCE* BALANCE LOAN BALANCE* RATE** DATE ------- -------------- ------- -------------- ------ ----- MORTGAGES OF WHOLLY OWNED PROPERTIES & CONSOLIDATED PARTNERSHIPS Riverbend Apartments 9,996,863 9,293,084 10,092,355 9,208,265 5.74*** 2006 SIMA Apartment Portfolio 8,863,334 8,493,733 -- -- 7.97 2006 Hampton Towne Center 10,134,324 8,709,438 -- -- 6.75% 2018 ------------------------------------------------------------------------------------------------------------------------------ Total 28,994,521 26,496,255 10,092,355 9,208,265 MORTGAGE LOANS ON EQUITY PARTNERSHIP KCP - Ten Quiviria 6,946,631 5,121,057 6,953,113 5,246,819 8.16 2007 KCP - Ten Quiviria Parcel 999,306 736,688 1,000,238 754,780 8.16% 2007 KCP - Cherokee Hill 3,212,174 2,368,015 3,215,341 2,426,296 7.79 2007 KCP - Devonshire 2,226,609 1,641,456 2,228,686 1,681,767 8.16 2007 KCP - Willow Creek 1,336,251 985,084 1,338,590 1,010,100 8.63 2005 KCP - Brywood Center 5,927,921 4,370,064 5,933,453 4,477,383 8.16 2007 ------------------------------------------------------------------------------------------------------------------------------ Total 20,648,892 15,222,363 20,669,422 15,597,146 TOTAL MORTGAGE LOANS PAYABLE $41,718,618 $24,805,410 7.28%

* Represents the Partnership's interest in the loan based upon the estimated percentage of net assets which would be distributed to the Partnership if the partnership were liquidated at December 31, 2001 or 2000. It does not represent the Partnership's legal obligation. ** The Partnership's weighted average interest rate at December 31, 2001 and 2000 were 7.28% and 8.05%, respectively. The weighted average interest rates were calculated using the Partnership's annualized interest expense for each loan (derived using the same percentage as that in (*) above) divided by the Partnership's share of total debt. *** Variable Rate Debt. The interest rate on the variable rate debt is adjusted annually. The rate is equal to the 6-month Treasury rate plus 1.565%. It is subject to a maximum of 11.345% and a minimum of 2.345%. The change from year to year may not be more than 2%. At December 31, 2001 and 2000, the rate was 5.735% and 7.735%, respectively. As of December 31, 2001, the mortgage loans payable were payable as follows:

YEAR ENDING DECEMBER 31, (000'S) ------------------------------- ---------------------- 2002 $678 2003 736 2004 787 2005 843 2006 17,711 Thereafter 8,240 ---------------------- Total $28,995 ======================

F-23 The mortgages payable are secured by real estate investments with an estimated market value of $55,500,000. Based on borrowing rates available to the Partnership at December 31, 2001 for loans with similar terms and average maturities, the carrying value of the Partnership's mortgages on the consolidated partnerships approximates its estimated fair value. Different assumptions or changes in future market conditions could significantly affect estimated market value. NOTE 6: CONCENTRATION RISK OF REAL ESTATE INVESTMENTS At December 31, 2001, the Partnership had real estate investments located throughout the United States. The diversification of the account's holdings based on the estimated market values and established NCREIF regions is as follows:

ESTIMATED MARKET VALUE REGION REGION % (000'S) ------------------------------------------------------------------ Southeast 42% $85,308 East North Central 17% 34,379 Mideast 16% 32,808 Pacific 15% 30,088 Mountain 7% 15,388 West North Central 3% $6,712 ------------ Total $204,683 ============

NOTE 7: LEASING ACTIVITY The Partnership leases space to tenants under various operating lease agreements. These agreements, without giving effect to renewal options, have expiration dates ranging from 2002 to 2018. At December 31, 2001, the aggregate future minimum base rental payments under non-cancelable operating leases by year and in the aggregate are as follows:

YEAR ENDING DECEMBER 31, (000'S) --------------------------------- -------------------- 2002 $11,725 2003 9,149 2004 7,208 2005 6,716 2006 5,990 Thereafter 21,295 -------------------- Total $62,083 ====================

The above future minimum base rental payments exclude residential lease agreements, which accounted for 24% of the Partnership's 2001 annual rental income. F-24 NOTE 8: COMMITMENTS AND CONTINGENCIES In 1986, Prudential committed to fund up to $100 million to enable the Partnership to acquire real estate investments. Contributions to the Partnership under this commitment are utilized for property acquisitions, and returned to Prudential on an ongoing basis from contract owners' net contributions and other available cash. The amount of the commitment is reduced by $10 million for every $100 million in current value net assets of the Partnership. Thus, with $198 million in net assets, the commitment has been automatically reduced to $90 million. As of December 31, 2001, the cost basis of Prudential's equity interest in the Partnership under this commitment (held through the Real Property Accounts) was $44 million. Prudential intends to terminate this commitment at the end of the 2002 fiscal year. The Partnership is subject to various legal proceedings and claims arising in the ordinary course of business. These matters are generally covered by insurance. In the opinion of Prudential's management, the outcome of such matters will not have a significant effect on the Partnership. NOTE 9: RELATED PARTY TRANSACTIONS Pursuant to an investment management agreement, Prudential charges the Partnership a daily investment management fee at an annual rate of 1.25% of the average daily gross asset valuation of the Partnership. For the years ended December 31, 2001, 2000 and 1999 management fees incurred by the Partnership were $2.7 million for each of the three years. The Partnership also reimburses Prudential for certain administrative services rendered by Prudential. The amounts incurred for the years ended December 31, 2001, 2000 and 1999 were $118,972; $116,630; and $116,463, respectively, and are classified as administrative expenses in the Consolidated Statements of Operations. During the years ended December 31, 2001, 2000 and 1999, the Partnership made the following distributions to the Partners:

YEAR ENDING DECEMBER 31, (000'S) ----------------------------------- ---------------- 2001 $18,000 2000 22,000 1999 36,000

F-25

THE PRUDENTIAL VARIABLE CONTRACT REAL PROPERTY PARTNERSHIP SCHEDULE III - REAL ESTATE OWNED: INTEREST IN PROPERTIES DECEMBER 31, 2001 ------------------------------------------------------------------------------ INITIAL COSTS TO THE PARTNERSHIP COSTS --------------------------------------- ---------------- CAPITALIZED ENCUMBRANCES BUILDING & SUBSEQUENT TO DESCRIPTION AT 12/31/01 LAND IMPROVEMENTS ACQUISITION LAND ----------------------- ------------------- ------------------ ------------------ ------------------ -------------- Interest in Properties: Garden Apartments Jacksonville, FL 9,996,863 2,750,000 14,650,743 2,310,482 2,750,000 Retail Shopping Center Kansas City MO and KS * 15,222,363 5,710,916 15,211,504 223,293 5,710,916 Garden Apartments Gresham/Salem, OR 8,863,334 3,063,000 15,318,870 433,212 3,063,000 Retail Shopping Center Hampton, VA 10,134,324 2,339,100 12,767,956 0 2,339,100 ------------------- ------------------ ------------------ ------------------ -------------- 44,216,884 13,863,016 57,949,073 2,966,987 13,863,016 =================== ================== ================== ================== ============== 2001 2000 1999 ------------------ ------------------ -------------- (a) Balance at beginning of year 25,121,329 22,587,869 0 Additions: Acquisitions 33,488,926 0 38,556,018 Improvements, etc. 1,674,862 2,162,457 0 Deletions: Sale 0 0 0 Encumbrances on Joint Ventures accounted for by the equity method 374,783 371,003 (15,968,149) ------------------ ------------------ -------------- Balance at end of year 60,659,900 25,121,329 22,587,869 ================== ================== ==============

------------------------------------------------------------ GROSS AMOUNT AT WHICH CARRIED AT CLOSE OF YEAR ------------------------------------------------------------------------------------------ BUILDING & YEAR OF DATE DESCRIPTION IMPROVEMENTS TOTAL (a)(b)(c) CONSTRUCTION ACQUIRED ----------------------- ------------------ ------------------------- ----------------- ---------------- Interest in Properties: Garden Apartments Jacksonville, FL 16,961,225 19,711,225 1973 Sept., 1999 Retail Shopping Center Kansas City MO and KS * 15,434,797 21,145,713 Various Ranging Sept., 1999 From 1972-1992 Garden Apartments Gresham/Salem, OR 15,752,082 18,815,082 Various Ranging Feb., 2001 From 1971-1983 Retail Shopping Center Hampton, VA 12,767,956 15,107,056 1998 May, 2001 ------------------ ------------------------- 60,916,060 74,779,076 ================== =========================

* Partnership interest accounted for by the equity method. F-26 THE PRUDENTIAL VARIABLE CONTRACT REAL PROPERTY PARTNERSHIP SCHEDULE III - REAL ESTATE OWNED: INTEREST IN PROPERTIES DECEMBER 31, 2001

INITIAL COSTS TO THE PARTNERSHIP COSTS ----------------------------- CAPITALIZED ENCUMBRANCES BUILDING & SUBSEQUENT TO DESCRIPTION AT 12/31/01 LAND IMPROVEMENTS ACQUISITION ----------------------- --------------- ----------- ---------------- ---------------- Interest in Properties: Garden Apartments Jacksonville, FL 9,996,863 2,750,000 14,650,743 2,310,482 Retail Shopping Center Kansas City MO and KS * 15,222,363 5,710,916 15,211,504 223,293 Garden Apartments Gresham/Salem, OR 8,863,334 3,063,000 15,318,870 433,212 Retail Shopping Center Hampton, VA 10,134,324 2,339,100 12,767,956 0 --------------- ----------- ---------------- ---------------- 44,216,884 13,863,016 57,949,073 2,966,987 =============== =========== ================ ================

GROSS AMOUNT AT WHICH CARRIED AT CLOSE OF YEAR ---------------------------------------------------------------------------------------- BUILDING & YEAR OF DATE LAND IMPROVEMENTS TOTAL(a)(b)(c) CONSTRUCTION ACQUIRED ----------------------- ------------ ----------------- ---------------- ---------------- ---------------- DESCRIPTION Interest in Properties: Garden Apartments Jacksonville, FL 2,750,000 16,961,225 19,711,225 1973 Sept., 1999 Retail Shopping Center Kansas City MO and KS * 5,710,916 15,434,797 21,145,713 Various Ranging Sept., 1999 From 1972-1992 Garden Apartments Gresham/Salem, OR 3,063,000 15,752,082 18,815,082 Various Ranging Feb., 2001 From 1971-1983 Retail Shopping Center 2,339,100 12,767,956 15,107,056 1998 May, 2001 ------------ ----------------- ---------------- Hampton, VA 13,863,016 60,916,060 74,779,076 ============ ================= ================

2001 2000 1999 ---------- ---------- ----------- (a) Balance at beginning of year 25,121,329 22,587,869 0 Additions: Acquisitions 33,488,926 0 38,556,018 Improvements, etc. 1,674,862 2,162,457 0 Deletions: Sale 0 0 0 Encumbrances on Joint Ventures accounted for by the equity method 374,783 371,003 (15,968,149) Balance at end of year 60,659,900 25,121,329 22,587,869 ---------- ---------- -----------

* Partnership interest accounted for by the equity method. F-27