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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION


Washington, D.C. 20549


FORM 10-Q

(Mark one)



|  |                                                                                      
|- | -------------------------------------------------------------------------------------
|x | QUARTERLY REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES
    EXCHANGE ACT OF 1934

For the quarterly period ended September 30,
2003.

OR



|  |                                                                                               
|- | ----------------------------------------------------------------------------------------------
|o | TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE 
     SECURITIES EXCHANGE ACT OF 1934

For the transition period from

to
 .

Commission file no. 33-13437

DEL TACO INCOME PROPERTIES IV

a California limited partnership


(Exact name of registrant as specified in its
charter)


|                                                                   |  |                                            
|------------------------------------------------------------------ |  | -------------------------------------------
|                                                                  
|                                                                  
|                                                                  
|                                                                  
|California                                                         |  | 33-0241855                                 
|(State or other jurisdiction of
    incorporation or organization) |  | (I.R.S. Employer
    Identification Number)
|                                                                  
|25521 Commercentre Drive, Lake Forest,
    California              |  | 92630                                      
|(Address of principal executive
    offices)                       |  | (Zip Code)                                 

(949) 462-9300

(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 o

Indicate by check mark whether the registrant is an
accelerated filer (as defined in Rule 12b-2 of the Exchange
Act.)  Yes o  No x



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TABLE OF CONTENTS



|                           |                                                                                               |                                         |  |  |  |  |  | 
|-------------------------- | --------------------------------------------------------------------------------------------- | --------------------------------------- |  |  |  |  |  | 
|                           |                                                                                               | CONDENSED BALANCE SHEETS               
|                           |                                                                                               | CONDENSED STATEMENTS OF INCOME         
|                           |                                                                                               | CONDENSED STATEMENTS OF CASH FLOWS     
|                           |                                                                                               | NOTES TO CONDENSED FINANCIAL STATEMENTS
|                           | Item 2. Managements Discussion and Analysis of Financial Condition and Results of Operations
|                           | Item 3. Quantitative and Qualitative Disclosures About Market Risk                           
|                           | Item 4. Controls and Procedures                                                              
|PART II. OTHER INFORMATION
|                           | Item 6. Exhibits and Reports on Form 8-K                                                     
|SIGNATURE                 
|Exhibit Index             
|EXHIBIT 31.1              
|EXHIBIT 31.2              
|EXHIBIT 32.1              



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INDEX

DEL TACO INCOME PROPERTIES IV

PART I. FINANCIAL INFORMATION
    
    PAGE NUMBERItem 1. Financial StatementsCondensed Balance Sheets at September 30, 2003 (Unaudited) and
December 31, 2002
    
    
    3Condensed Statements of Income for the three and nine months ended
September 30, 2003 and 2002 (Unaudited)
    
    
    4Condensed Statements of Cash Flows for the nine months ended
September 30, 2003 and 2002 (Unaudited)
    
    
    5Notes to Condensed Financial Statements
    
    
    6Item 2. Managements Discussion and Analysis of
Financial Condition and Results of Operations
    
    
    8Item 3.
Quantitative and Qualitative Disclosures About Market Risk
    
    
    10Item 4. Controls and Procedures
    
    
    11PART II. OTHER INFORMATIONItem 6. Exhibits and Reports on Form 8-K
    
    
    12SIGNATURE
    
    
    13


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DEL TACO INCOME PROPERTIES IV

CONDENSED BALANCE SHEETS

(Unaudited)

September 30,
    
    December 31,2003
    
    2002ASSETSCURRENT ASSETS:Cash
    
    $
    124,437
    
    
    $
    117,957Receivable from Del Taco, Inc.
    
    
    32,350
    
    
    
    104,597Deposits
    
    
    530
    
    
    
    510Total current assets
    
    
    157,317
    
    
    
    223,064PROPERTY AND EQUIPMENT:Land and improvements
    
    
    1,236,700
    
    
    
    1,236,700Buildings and improvements
    
    
    1,289,860
    
    
    
    1,289,860Machinery and equipment
    
    
    484,789
    
    
    
    484,7893,011,349
    
    
    
    3,011,349Lessaccumulated depreciation
    
    
    1,236,147
    
    
    
    1,194,6961,775,202
    
    
    
    1,816,653$
    1,932,519
    
    
    $
    2,039,717LIABILITIES AND PARTNERS EQUITYCURRENT LIABILITIES:Payable to limited partners
    
    $
    29,650
    
    
    $
    29,087Accounts payable
    
    
    3,509
    
    
    
    3,509Total current liabilities
    
    
    33,159
    
    
    
    32,596OBLIGATION TO GENERAL PARTNER
    
    
    137,953
    
    
    
    137,953PARTNERS EQUITY:Limited partners
    
    
    1,774,927
    
    
    
    1,881,610General partner-Del Taco, Inc.
    
    
    (13,520
    )
    
    
    (12,442
    )1,761,407
    
    
    
    1,869,168$
    1,932,519
    
    
    $
    2,039,717


See accompanying notes to condensed financial statements.

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DEL TACO INCOME PROPERTIES IV

CONDENSED STATEMENTS OF INCOME

(Unaudited)

Three Months Ended
    
    Nine Months EndedSeptember 30,
    
    September 30,2003
    
    2002
    
    2003
    
    2002RENTAL REVENUES
    
    $
    99,812
    
    
    $
    90,950
    
    
    $
    286,226
    
    
    $
    267,139EXPENSES:General and administrative
    
    
    10,109
    
    
    
    6,220
    
    
    
    53,434
    
    
    
    38,689Depreciation
    
    
    13,817
    
    
    
    13,817
    
    
    
    41,451
    
    
    
    41,451Operating income
    
    
    75,886
    
    
    
    70,913
    
    
    
    191,341
    
    
    
    186,999OTHER INCOME:Interest
    
    
    226
    
    
    
    381
    
    
    
    1,009
    
    
    
    1,399Other
    
    
    325
    
    
    
    475
    
    
    
    600
    
    
    
    875Net income
    
    $
    76,437
    
    
    $
    71,769
    
    
    $
    192,950
    
    
    $
    189,273Net income per limited
partnership unit
    
    $
    0.46
    
    
    $
    0.43
    
    
    $
    1.16
    
    
    $
    1.13Number of units used in computing
per unit amounts
    
    
    165,375
    
    
    
    165,375
    
    
    
    165,375
    
    
    
    165,375


See accompanying notes to condensed financial statements.

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DEL TACO INCOME PROPERTIES IV

CONDENSED STATEMENTS OF CASH FLOWS

(Unaudited)

Nine Months EndedSeptember 30,2003
    
    2002CASH FLOWS FROM OPERATING ACTIVITIES:Net income
    
    $
    192,950
    
    
    $
    189,273Adjustments to reconcile net income to net
cash provided by operating activities:Depreciation
    
    
    41,451
    
    
    
    41,451Decrease in receivable from Del Taco, Inc.
    
    
    72,247
    
    
    
    82,348Increase in deposits
    
    
    (20
    )
    
    
    (164
    )Increase (decrease) in accounts payable and
payable to limited partners
    
    
    563
    
    
    
    (4,945
    )Net cash provided by operating activities
    
    
    307,191
    
    
    
    307,963CASH FLOWS FROM FINANCING ACTIVITIES:Cash distributions to partners
    
    
    (300,711
    )
    
    
    (304,877
    )Net increase in cash
    
    
    6,480
    
    
    
    3,086Beginning cash balance
    
    
    117,957
    
    
    
    117,445Ending cash balance
    
    $
    124,437
    
    
    $
    120,531


See accompanying notes to condensed financial statements.

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DEL TACO INCOME PROPERTIES IV

NOTES TO CONDENSED FINANCIAL STATEMENTS

SEPTEMBER 30, 2003

NOTE 1  BASIS OF PRESENTATION

The accompanying unaudited condensed financial statements have been prepared in
accordance with accounting principles generally accepted in the United States
of America for interim financial information and with the instructions to Form
10-Q and Article 10 of Regulation S-X. Accordingly, they do not include all of
the information and footnotes required by accounting principles generally
accepted in the United States of America for complete financial statements and
should therefore be read in conjunction with the financial statements and notes
thereto contained in the partnerships annual report on Form 10-K for Del Taco
Income Properties IV (the Partnership or the Company) for the year ended
December 31, 2002. In the opinion of management, all adjustments (consisting
of normal recurring accruals) necessary to present fairly the Partnerships
financial position at September 30, 2003 and December 31, 2002, the results of
operations for the three and nine month periods ended September 30, 2003 and
2002 and cash flows for the nine month periods ended September 30, 2003 and
2002 have been included. Operating results for the three and nine months ended
September 30, 2003 are not necessarily indicative of the results that may be
expected for the year ending December 31, 2003.

NOTE 2  NET INCOME PER LIMITED PARTNERSHIP UNIT

Net income per limited partnership unit is based upon the weighted average
number of units outstanding during the periods presented which amounted to
165,375 in 2003 and 2002.

Pursuant to the partnership agreement, annual partnership income or loss is
allocated one percent to Del Taco, Inc. (Del Taco or the General Partner) and
99 percent to the limited partners. Partnership gains from any sale or
refinancing will be allocated one percent to the General Partner and 99 percent
to the limited partners until allocated gains and profits equal losses,
distributions and syndication costs, and until each class of limited partners
receive their priority return as defined in the partnership agreement.
Additional gains will be allocated 12 percent to the General Partner and 88
percent to the limited partners.

NOTE 3  LEASING ACTIVITIES

The Partnership leases certain properties for operation of restaurants to Del
Taco on a triple net basis. The leases are for terms of 32 years commencing
with the completion of the restaurant facility located on each property and
require monthly rentals equal to 12 percent of the gross sales of the
restaurants. The leases terminate in the years 2023 to 2024. There is no
minimum rental under any of the leases.

For the three months ended September 30, 2003, the two restaurants operated by
Del Taco, for which the Partnership is the lessor, had combined, unaudited
sales of $497,922 and unaudited net income of $34,952 as compared to $456,105
and $27,012, respectively, for the corresponding period in 2002. Net income by
restaurant includes charges for general and administrative expenses incurred in
connection with supervision of restaurant operations and interest expense. For
the three months ended September 30, 2003, the one restaurant operated by a Del
Taco franchisee, for which the Partnership is the lessor, had unaudited sales
of $333,846 as compared with $301,812 during the same period in 2002.

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DEL TACO INCOME PROPERTIES IV

NOTES TO CONDENSED FINANCIAL STATEMENTS  CONTINUED

SEPTEMBER 30, 2003

NOTE 3  LEASING ACTIVITIES  continued

For the nine months ended September 30, 2003, the two restaurants operated by
Del Taco, for which the Partnership is the lessor, had combined, unaudited
sales of $1,430,427 and unaudited net income of $99,344 as compared to
$1,326,856 and $78,760 respectively, for the corresponding period in 2002. For
the nine months ended September 30, 2003, the one restaurant operated by a Del
Taco franchisee, for which the Partnership is the lessor, had unaudited sales
of $954,787 as compared with $899,303 during the same period in 2002.

NOTE 4  TRANSACTIONS WITH DEL TACO

The receivable from Del Taco, Inc. consists primarily of rent accrued for the
month of September. The September rent was collected in October 2003.

Del Taco serves in the capacity of general partner in other partnerships which
are engaged in the business of operating restaurants, and three other
partnerships which were formed for the purpose of acquiring real property in
California for construction of Mexican-American restaurants for lease under
long-term agreements to Del Taco, Inc. for operation under the Del Taco trade
name.

In addition, see Note 5 with respect to certain distributions to the General
Partner.

NOTE 5  DISTRIBUTIONS

On October 15, 2003, a distribution to the limited partners of $88,890 or
approximately $0.54 per limited partnership unit, was approved. Such
distribution was paid October 31, 2003. The General Partner also received a
distribution of $898 with respect to its 1% partnership interest. Total cash
distributions made in January, April and July 2003 were $83,870, $136,947 and
$79,894, respectively.

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Item 2. Managements Discussion and Analysis of Financial Condition and Results of Operations

Liquidity and Capital Resources

Del Taco Income Properties IV (the Partnership or the Company) offered limited
partnership units for sale between June 1987 and June 1988. 14.5% of the
$4.135 million raised through sale of limited partnership units was used to pay
commissions to brokers and to reimburse Del Taco, Inc. (Del Taco or the General
Partner) for offering costs incurred. Approximately $3 million of the
remaining funds were used to acquire sites and build three restaurants. In
February of 1992, approximately $442,000 raised during the offering but not
required to acquire sites and build restaurants was distributed to the limited
partners.

The three restaurants leased to Del Taco make up almost all of the income
producing assets of the Partnership. Therefore, the business of the
Partnership is almost entirely dependent on the success of the Del Taco trade
name restaurants that lease the properties. The success of the restaurants is
dependent on a large variety of factors, including, but not limited to,
consumer demand and preference for fast food, in general, and for
Mexican-American food in particular.

Results of Operations

The Partnership owns three properties that are under long-term lease to Del
Taco for restaurant operations (Del Taco, in turn, has sub-leased one of the
restaurants to a Del Taco franchisee).

The following table sets forth rental revenue earned by restaurant for the
three and nine months ended September 30, 2003 and 2002:

Three Months Ended
    
    Nine Months EndedSeptember 30,
    
    September 30,2003
    
    2002
    
    2003
    
    2002Orangethorpe Ave., Placentia, CA
    
    $
    39,606
    
    
    $
    36,186
    
    
    $
    114,280
    
    
    $
    105,085Lakeshore Drive, Lake Elsinore, CA
    
    
    40,061
    
    
    
    36,217
    
    
    
    114,574
    
    
    
    107,916Highland Ave., San Bernardino, CA
    
    
    20,145
    
    
    
    18,547
    
    
    
    57,372
    
    
    
    54,138Total
    
    $
    99,812
    
    
    $
    90,950
    
    
    $
    286,226
    
    
    $
    267,139


The Partnership receives rental revenues equal to 12 percent of gross sales
from the restaurants. The Partnership earned rental revenue of $99,812 during
the three month period ended September 30, 2003, which represents a increase of
$8,862 from 2002. The Partnership earned rental revenue of $286,226 during the
nine month period ended September 30, 2003, which represents an increase of
$19,087 from
2002. The changes in rental revenue between 2003 and 2002 are directly
attributable to changes in sales levels at the restaurants under lease.

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Item 2. Managements Discussion and Analysis of Financial Condition and Results of Operations  continued

The following table breaks down general and administrative expenses by type of
expense:

Percentage of TotalGeneral & Administrative ExpenseThree Months Ended
    
    Nine Months EndedSeptember 30,
    
    September 30,2003
    
    2002
    
    2003
    
    2002Accounting fees
    
    
    33.21
    %
    
    
    47.94
    %
    
    
    66.19
    %
    
    
    70.74
    %Distribution of information
to Limited Partners
    
    
    66.79
    %
    
    
    52.06
    %
    
    
    33.81
    %
    
    
    29.26
    %100.00
    %
    
    
    100.00
    %
    
    
    100.00
    %
    
    
    100.00
    %


General and administrative costs for the three and nine month periods ended
September 30, increased from 2002 to 2003 due to costs incurred in changing
auditors and increased costs for printing and mailing, and audit and tax
preparation fees.

For the three months ended September 30, 2003, net income increased by $4,668
from 2002 to 2003 due to the $8,862 increase in revenues, which was partially
offset by the $3,889 increase in general and administrative expenses and the
$305 decrease in interest and other income. For the nine months ended
September 30, 2003, net income increased by $3,677 from 2002 to 2003 due to the
$19,087 increase in revenues, which was partially offset by the $14,745
increase in general and administrative expenses and the $665 decrease in
interest and other income.

Recent Accounting Pronouncements

In November 2002, the Financial Accounting Standards Board (FASB) issued
Interpretation No. 45, Guarantors Accounting and Disclosure Requirements for
Guarantees, Including Indirect Guarantees of Indebtedness of Others
(Interpretation 45), an interpretation of FASB Statements No. 5, 57 and 107
and rescission of FASB Interpretation No. 34. Interpretation 45 elaborates on
the disclosures to be made by a guarantor in its interim and annual financial
statements about its obligations under certain guarantees that it has issued.
It also clarifies that a guarantor is required to recognize, at the inception
of a guarantee, a liability for the fair value of the obligation undertaken in
issuing the guarantee. Interpretation 45s initial recognition and initial
measurement provisions are effective on a prospective basis to guarantees
issued or modified after December 31, 2002. The disclosure requirements are
effective for financial statements of interim or annual periods ending after
December 15, 2002. The Company adopted the disclosure requirements of
Interpretation 45 effective December 31, 2002 and has not entered into any
guarantees since December 31, 2002.

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Item 2. Managements Discussion and Analysis of Financial Condition and Results of Operations  continued

Recent Accounting Pronouncements  (continued)

In January 2003, the FASB issued Interpretation No. 46, Consolidation of
Variable Interest Entities (Interpretation 46), an
interpretation of Accounting Research Bulletin ARB No.
51. Interpretation 46 addresses consolidation by business enterprises of
variable interest entities. Interpretation 46 applies immediately to variable
interest entities created after January 31, 2003, and to variable interest
entities in which an enterprise obtains an interest after that date. It
applies in the first year or interim period beginning after December 15, 2003,
to variable interest entities in which an enterprise holds a variable interest
that it acquired before February 1, 2003. The Company believes it has no
variable interest entities to which Interpretation 46 would apply.

Critical Accounting Policies and Estimates

Managements discussion and analysis of financial condition and results of
operations, as well as disclosures included elsewhere in this report on Form
10-Q are based upon the Partnerships financial statements, which have been
prepared in accordance with accounting principles generally accepted in the
United States of America. The preparation of these financial statements
requires management to make estimates and judgments that affect the reported
amounts of assets, liabilities, revenues and expenses. The Partnership
believes the critical accounting policies that most impact the financial
statements are described below. A summary of the significant accounting
policies of the Partnership can be found in Note 1 to the Financial Statements
which is included in the Partnerships December 31, 2002 Form
10-K.

Property and Equipment: Property and equipment is stated at cost.
Depreciation is computed using the straight-line method over estimated useful
lives which are 20 years for land improvements, 35 years for buildings and
improvements, and 10 years for machinery and equipment.

The partnership accounts for property and equipment in accordance with
Statement of Financial Accounting Standards No. (SFAS) 144, Accounting for the
Impairment or Disposal of Long Lived Assets. SFAS 144 requires that
long-lived assets be reviewed for impairment whenever events or changes in
circumstances indicate that the carrying value of the asset may not be
recoverable. In evaluating long-lived assets held for use, an impairment loss
is recognized if the sum of the expected future cash flows (undiscounted and
without interest charges) is less than the carrying value of the asset. Once a
determination has been made that an impairment loss should be recognized for
long-lived assets, various assumptions and estimates are used to determine fair
value including, among others, estimated costs of construction and development,
recent sales of comparable properties and the opinions of fair value prepared
by independent real estate appraisers. Long-lived assets to be disposed of are
reported at the lower of carrying amount or fair value less cost to sell.




Item 3. Quantitative and Qualitative Disclosures About Market Risk.

None.

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Item 4. Controls and Procedures



| | (a) |  | Evaluation of disclosure controls and procedures:
| | --- |  | -------------------------------------------------



| |  |  | As of the end of the period covered by this quarterly report, we
carried out an evaluation, under the supervision and with the
participation of our management, including our Chief Executive
Officer and Chief Financial Officer, of the effectiveness of the
design and operation of our disclosure controls and procedures.
Based on that evaluation, our Chief Executive Officer and Chief
Financial Officer have concluded that these disclosure controls and
procedures are effective in timely alerting them to material
information relating to the Company (including its subsidiaries)
required to be included in our periodic Securities and Exchange
Commission filings.
| |  |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) |  | Changes in internal controls:
| | --- |  | -----------------------------



| |  |  | There were no significant changes in the Companys internal controls
over financial reporting that occurred during our most recent fiscal
quarter that materially affected, or is reasonably likely to
materially affect, our internal control over financial reporting.
| |  |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (c) |  | Asset-Backed issuers:
| | --- |  | ---------------------



| |  |  | Not applicable.
| |  |  | ---------------

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PART II. OTHER INFORMATION




Item 6. Exhibits and Reports on Form 8-K



| | (a) |  | Exhibits
| | --- |  | --------



| |  |  | 31.1 Kevin K. Moriartys Certification Pursuant to
Section 302 of the Sarbanes-Oxley Act of 2002
| |  |  | ------------------------------------------------------------------------------------------------



| |  |  | 31.2 Robert J. Terranos Certification Pursuant to
Section 302 of the Sarbanes-Oxley Act of 2002
| |  |  | ------------------------------------------------------------------------------------------------



| |  |  | 32.1 Certification Pursuant to Section 906 of the
Sarbanes-Oxley Act of 2002
| |  |  | ----------------------------------------------------------------------------



| | (b) |  | Reports
| | --- |  | -------



| |  |  | None
| |  |  | ----

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SIGNATURE

Pursuant to the requirements of the Securities Exchange Act of 1934, the
Registrant has duly caused this report to be signed on its behalf by the
undersigned thereunto duly authorized.

DEL TACO INCOME PROPERTIES IV(a California limited partnership)RegistrantDel Taco, Inc.General PartnerDate:
    
    November 14, 2003
    
    /s/ Robert J. TerranoRobert J. TerranoExecutive Vice President,
Chief Financial Officer


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EXHIBIT INDEX



| |  |  | 31.1 Kevin K. Moriartys Certification Pursuant to
Section 302 of the Sarbanes-Oxley Act of 2002
| |  |  | ------------------------------------------------------------------------------------------------



| |  |  | 31.2 Robert J. Terranos Certification Pursuant to
Section 302 of the Sarbanes-Oxley Act of 2002
| |  |  | ------------------------------------------------------------------------------------------------



| |  |  | 32.1 Certification Pursuant to Section 906 of the
Sarbanes-Oxley Act of 2002
| |  |  | ----------------------------------------------------------------------------

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