SECURITIES AND EXCHANGE COMMISSION
                        Washington, D.C.  20549


                               FORM 10-K


             Annual Report Pursuant to Section 13 or 15(d)
                of the Securities Exchange Act of 1934


For the fiscal year 
  ended December 31, 1998           Commission file number 0-16516     



             CARLYLE REAL ESTATE LIMITED PARTNERSHIP - XVI
        (Exact name of registrant as specified in its charter)



                 Illinois                36-3437938                    
        (State of organization)  (IRS Employer Identification No.)     



900 N. Michigan Ave., Chicago, IL            60611                     
(Address of principal executive office)   (Zip Code)                   



Registrant's telephone number, including area code 312/915-1987



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

                                          Name of each exchange on     
Title of each class                        which registered            
-------------------                -------------------------------     

        None                                        None               



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

                     LIMITED PARTNERSHIP INTERESTS
                    AND ASSIGNEE INTERESTS THEREIN
                           (Title of Class)


Indicate by check mark whether the registrant (1) has filed all reports
required to be filed by Section 13 or 15(d) of the Securities Exchange Act
of 1934 during the preceding 12 months (or for such shorter period that the
registrant was required to file such reports), and (2) has been subject to
such filing requirements for the past 90 days.  Yes [ X ]   No [   ]

Indicate by check mark if disclosure of delinquent filers pursuant to Item
405 of Regulation S-K is not contained herein, and will not be contained,
to the best of registrant's knowledge, in definitive proxy or information
statements incorporated by reference in Part III of this Form 10-K or any
amendment to this Form 10-K [ X ]

State the aggregate market value of the voting stock held by non-affiliates
of the registrant.  Not applicable.

Documents incorporated by reference:  None



<PAGE>


                           TABLE OF CONTENTS



                                                         Page
                                                         ----
PART I

Item 1.      Business . . . . . . . . . . . . . . . . . .   1

Item 2.      Properties . . . . . . . . . . . . . . . . .   5

Item 3.      Legal Proceedings. . . . . . . . . . . . . .   7

Item 4.      Submission of Matters to a 
             Vote of Security Holders . . . . . . . . . .   7


PART II

Item 5.      Market for the Partnership's 
             Limited Partnership Interests and 
             Related Security Holder Matters. . . . . . .   7

Item 6.      Selected Financial Data. . . . . . . . . . .   8

Item 7.      Management's Discussion and 
             Analysis of Financial Condition and 
             Results of Operations. . . . . . . . . . . .  10

Item 7A.     Quantitative and Qualitative 
             Disclosures About Market Risk. . . . . . . .  14

Item 8.      Financial Statements and 
             Supplementary Data . . . . . . . . . . . . .  15

Item 9.      Changes in and Disagreements 
             with Accountants on Accounting and 
             Financial Disclosure . . . . . . . . . . . .  42


PART III

Item 10.     Directors and Executive Officers 
             of the Partnership . . . . . . . . . . . . .  42

Item 11.     Executive Compensation . . . . . . . . . . .  44

Item 12.     Security Ownership of Certain 
             Beneficial Owners and Management . . . . . .  47

Item 13.     Certain Relationships and 
             Related Transactions . . . . . . . . . . . .  48


PART IV

Item 14.     Exhibits, Financial Statement Schedules, 
             and Reports on Form 8-K. . . . . . . . . . .  48


SIGNATURES    . . . . . . . . . . . . . . . . . . . . . .  52








                                   i


<PAGE>


                                PART I

ITEM 1.  BUSINESS

     Unless otherwise indicated all references to "Notes" are to Notes to
Consolidated Financial Statements contained in this report.  Capitalized
terms used herein, but not defined, have the same meanings as used in the
Notes.

     The registrant, Carlyle Real Estate Limited Partnership-XVI (the
"Partnership"), was a limited partnership formed in December of 1985 and
was governed by the Revised Uniform Limited Partnership Act of the State of
Illinois to invest in income-producing commercial and residential real
property.  On August 27, 1986, the Partnership commenced an offering to the
public of $250,000,000 (subject to increase by up to $250,000,000) of
Limited Partnership Interests (and assignee interests therein)
("Interests") pursuant to a Registration Statement on Form S-11 under the
Securities Act of 1933 (No. 33-3567).  A total of 140,342.82534 Interests
were sold to the public at $1,000 per Interest.  The offering closed on
December 31, 1987.  Subsequent to admittance to the Partnership, no holder
of Interests (hereinafter, a "Holder" or "Holder of Interests") made any
additional capital contribution.  The Holders of Interests of the
Partnership shared in their portion of the benefits of ownership of the
Partnership's real property investments according to the number of
Interests held.

     The Partnership was engaged solely in the business of the acquisition,
operation and sale and disposition of equity real estate investments.  Such
equity investments were held by fee title, leasehold estates and/or joint
venture partnership interests.  The Partnership's real property investments
were located throughout the nation, and it had no real estate investments
located outside of the United States.  A presentation of information about
industry segments, geographic regions, raw materials or seasonality was not
applicable and would not be material to an understanding of the
Partnership's business taken as a whole.  Pursuant to the Partnership
Agreement, the Partnership was required to terminate no later than
December 31, 2036.  The Partnership was self-liquidating in nature.  At
sale of a particular property, the net proceeds, if any, were generally
distributed or reinvested in existing properties rather than invested in
acquiring additional properties.  During 1998, the Partnership sold its
remaining investment property, wound up its affairs and made a final
liquidating distribution of $20,415,530 to the Holders of Interests and
$463,856 to the General Partners and terminated effective December 31,
1998.  Reference is made to Item 7.

     The Partnership made the real property investments set forth in the
following table:



<PAGE>


<TABLE>
<CAPTION>

NAME, TYPE OF PROPERTY                     DATE OF             
    AND LOCATION                SIZE      PURCHASE         SALE DATE             TYPE OF OWNERSHIP (b)
----------------------       ----------   --------        -----------            ---------------------
<S>                         <C>          <C>             <C>                     <C>
1. Owings Mills Shopping 
    Center
    Owings Mills 
    (Baltimore County), 
    Maryland. . . . . .       325,000     12/31/85          6/30/93              fee ownership of land
                               sq.ft.                                            and improvements
                               g.l.a.                                            (through joint venture
                                                                                 partnerships) (a)(b)
2. 125 Broad Street 
    Building
    New York, New York.      1,336,000    12/31/85         11/15/94              fee ownership of 
                               sq.ft.                                            improvements and
                               n.r.a.                                            ground leasehold
                                                                                 interest in land
                                                                                 (through joint venture
                                                                                 partnerships)
                                                                                 (a)(b)
3. 260 Franklin Street 
    Building
    Boston, 
    Massachusetts . . .       348,901      5/21/86          1/2/98               fee ownership of land
                               sq.ft.                                            and improvements
                               n.r.a.                                            (through joint venture
                                                                                 partnership) (a)(b)
4. Dunwoody Crossing
   Apartments
   (Phase I, II and III)
   DeKalb County (Atlanta),
   Georgia. . . . . . .       810 units    9/18/86          5/7/96               fee ownership of land
                                                                                 and improvements
                                                                                 (through joint venture
                                                                                 partnerships) (a)(b)
5. NewPark Mall
    Newark (Alameda County),
    California. . . . .       423,748      12/2/86         11/18/98              fee ownership of land
                               sq.ft.                                            and improvements
                               g.l.a.                                            (through joint venture
                                                                                 partnerships) (a)(b)


<PAGE>



NAME, TYPE OF PROPERTY                     DATE OF             
    AND LOCATION                SIZE      PURCHASE         SALE DATE             TYPE OF OWNERSHIP (b)
----------------------       ----------   --------        -----------            ---------------------

6. Blue Cross Building
    Woodland Hills 
    (Los Angeles), 
    California. . . . .       421,716         12/18/87      11/2/93              fee ownership of land
                               sq.ft.                                            and improvements
                               n.r.a.                                            (through a joint
                                                                                 venture partnership)

7. Palm Desert Town 
    Center
    Palm Desert 
    (Palm Springs),
    California. . . . .       373,000         12/23/88     12/29/98              fee ownership of
                               sq.ft.                                            improvements and
                               g.l.a.                                            ground leasehold
                                                                                 interest in land
                                                                                 (through joint venture
                                                                                 partnership) (a)(c)
<FN>
-----------------------

      (a)    Reference is made to the Notes for a description of the joint venture partnership or partnerships
through which the Partnership has made this real property investment.

      (b)    This property has been sold or transferred.  Reference is made to the Notes for further discussion
of such sale or transfer.

      (c)    The Partnership interest in the property was sold.  Reference is made to the Notes for further
discussion of such sale.

</TABLE>


<PAGE>


     The Partnership's real property investments were subject to competi-
tion from similar types of properties (including properties owned by
affiliates of the General Partners) in the respective vicinities in which
they were located.  Such competition was generally for the retention of
existing tenants.  Additionally, the Partnership was in competition for new
tenants in markets where significant vacancies were present.  Approximate
occupancy levels for the properties are set forth in the table in Item 2
below to which reference is hereby made.  The Partnership maintained the
suitability and competitiveness of its properties in its markets primarily
on the basis of effective rents, tenant allowances and service provided to
tenants.

     In November 1994, effective as of October 31, 1994, JMB/125 Broad
Building Associates, L.P. ("JMB/125"), an Illinois limited partnership,
made an agreement with its venture partners in the 125 Broad Street Company
("125 Broad") to settle their dispute regarding 125 Broad and its property.

Pursuant to the agreement, JMB/125 assigned its approximate 48.25% interest
in 125 Broad, which owned the 125 Broad Street Building and a leasehold
interest in the underlying land located in New York, New York, to an
affiliate of the venture partners and released the venture partners from
any claims of JMB/125 related to 125 Broad.  The Partnership owned
indirectly an approximate 40% limited partnership interest in JMB/125.  An
affiliate of the Partnership owned indirectly substantially all of the
remaining interest in JMB/125.  In return for the assignment, JMB/125
received an unsecured promissory note in the principal amount of $5 million
bearing simple interest at 4.5% per annum with all principal and accrued
interest due at maturity in October 1999, subject to mandatory prepayments
of principal and interest or acceleration of the maturity date under
certain circumstances.  In addition, JMB/125 received a release from any
claims of certain affiliates of the venture partners and generally was to
be indemnified against any liability as a general partner of 125 Broad. 
JMB/125 was also relieved of any obligation to contribute cash to 125 Broad
in the amount of its deficit capital account balance.  The venture partners
subsequently filed a pre-arranged bankruptcy plan for reorganization of 125
Broad under Chapter 11 of the Bankruptcy Code in order to facilitate 125
Broad's transfer of the office building to the mortgage lender in
satisfaction of the mortgage debt and other claims.  In January 1995, the
plan for reorganization was approved by the bankruptcy court, was
consummated, and the bankruptcy case was concluded.  In October 1995, the
makers of the $5 million promissory note payable to JMB/125 filed for
protection from creditors under Chapter 11 of the Bankruptcy Code. 
Pursuant to the bankruptcy reorganization of the makers of the note,
JMB/125, as an unsecured creditor, received limited partnership interests
and a convertible note receivable in a reorganized entity that has majority
or controlling interests in six office buildings in New York, New York and
Boston, Massachusetts.  The assigned value, as of the bankruptcy
confirmation date, of the interests and note received by JMB/125 was
approximately $400,000.  The convertible note was fully reserved due to the
uncertainty of the realizable value of the note.  In June 1997, the
convertible note receivable for $297,000 was collected on by JMB/125
resulting in the recognition of gain, of which the Partnership's share was
$116,436.  In December 1998, the limited partnership interests were sold
back to the reorganized entity for $118,642.  Reference is made to Item 7
and to the Notes for a further discussion of this property.

     On January 2, 1998, 260 Franklin, through a trust, disposed of the
land, building and related improvements of the 260 Franklin Street
Building.  260 Franklin transferred title to the land, building and
improvements, and all other assets and liabilities related to the property
in consideration of a discharge of the mortgage loan and receipt of $200 in
cash.  Reference is made to Item 7 and to the Notes for a further
description of such event.



<PAGE>


     On June 30, 1998, JMB/Owings collected approximately $5,598,000 on the
remaining principal balance of the purchase price note received in the sale
of its interest in Owings Mills Shopping Center in 1993.

     Pursuant to a liquidation agreement dated November 13, 1998, the
Partnership, its affiliated venture partner and its unaffiliated venture
partner dissolved NewPark Associates and distributed all of its assets to
the joint venture partners.  On November 18, 1998, the Partnership and its
affiliated venture partner sold their interests in the net assets of the
NewPark Mall to the unaffiliated joint venture partner for $16,000,000. 
Reference is made to Item 7 and to the Notes for a further description of
such event.

     On December 29, 1998, the Partnership and its affiliated venture
partner sold their interests in the Palm Desert Joint Venture to the
unaffiliated venture partner for $4,000,000.  Reference is made to Item 7
and to the Notes for a further description of such event.

     The Partnership had no employees.

     The terms of transactions between the Partnership, the General
Partners and their affiliates are set forth in Item 11 below to which
reference is hereby made for a description of such terms and transactions.



ITEM 2.  PROPERTIES

     The Partnership owned through joint venture partnerships the interests
in the properties referred to under Item 1 above to which reference is
hereby made for a description of said properties.

     The following is a listing of principal businesses or occupations
carried on in and approximate occupancy levels by quarter during fiscal
years 1998 and 1997 for the Partnership's investment properties owned
during 1998:



<PAGE>


<TABLE>
<CAPTION>
                                                             1997                      1998           
                                                   ------------------------- -------------------------
                               Principal             At    At     At     At    At     At    At     At 
                               Business             3/31  6/30   9/30  12/31  3/31   6/30  9/30  12/31
                               ----------------     ----  ----   ----  -----  ----   ---- -----  -----
<S>                            <C>                 <C>   <C>    <C>   <C>    <C>    <C>  <C>    <C>   

1. 260 Franklin Street 
    Building
    Boston, Massachusetts 
    (A) . . . . . . . . . . .  Financial/Office      96%   97%    98%    98%   N/A    N/A   N/A    N/A

2. NewPark Mall
    Newark (Alameda County), 
    California. . . . . . . .  Retail                75%   75%    76%    79%   77%    77%   77%    N/A

3. Palm Desert Town Center
    Palm Desert 
    (Palm Springs), 
    California. . . . . . . .  Retail                88%   86%    87%    88%   85%    84%   84%    N/A

<FN>
--------------------

     An "N/A" indicates that the property was not owned by the Partnership at the end of the quarter.


</TABLE>


<PAGE>


ITEM 3.  LEGAL PROCEEDINGS

     At its termination, the Partnership was not subject to any material
pending legal proceedings.



ITEM 4.  SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS

     There were no matters submitted to a vote of security holders during
fiscal years 1997 and 1998.





                                PART II

ITEM 5.  MARKET FOR THE PARTNERSHIP'S LIMITED PARTNERSHIP INTERESTS 
         AND RELATED SECURITY HOLDER MATTERS

     Immediately prior to the termination of the Partnership, there were
15,194 record Holders of the 140,332.21254 Interests outstanding in the
Partnership.  There had been no public market for Interests and it had not
been anticipated that a public market for Interests would develop.  Upon
request, the Corporate General Partner provided information relating to a
prospective transfer of Interests to an investor desiring to transfer his
Interests.  The price paid for the Interests, as well as any other economic
aspects of the transaction, was subject to negotiation by the investor.  On
December 31, 1998, the Partnership made a liquidating distribution to its
Holders of Interests and General Partners and subsequently terminated
effective December 31, 1998.

     Reference is made to Item 6 below for a discussion of cash distribu-
tions made to the Holders of Interests.  The mortgage loan secured by the
260 Franklin Street Office Building restricted the use by 260 Franklin
Associates of the cash flow from that property as more fully discussed in
the Notes.

     Reference is made to the Notes for a discussion of the provisions of
the Partnership Agreement relating to cash distributions.

    Reference is made to Item 7 for a discussion of unsolicited tender 
offers received from unaffiliated third parties.




<PAGE>


<TABLE>
ITEM 6.  SELECTED FINANCIAL DATA

                                CARLYLE REAL ESTATE LIMITED PARTNERSHIP - XVI
                                           (A LIMITED PARTNERSHIP)
                                          AND CONSOLIDATED VENTURES

     DECEMBER 31, 1998 (Immediately prior to final liquidating distribution), 1997, 1996, 1995 and 1994
                                (not covered by Independent Auditors' Report)

<CAPTION>
                                1998          1997          1996          1995          1994    
                            -----------    ----------    ----------   -----------    ---------- 
<S>                        <C>            <C>           <C>          <C>            <C>         
Total income. . . . . . .   $12,354,088    11,436,847    11,796,272    11,621,375    11,512,558 
                            ===========    ==========    ==========    ==========    ========== 
Earnings (loss) before
 gains on sale or 
 disposition of invest-
 ment properties. . . . .   $ 1,553,514    (1,058,836)   (5,739,697)   (1,774,644)   (8,798,498)
Gain on sale of interest
 in investment property .     2,018,594         --            --            --            --    
Gains on sale or
 disposition of 
 Partnership's 
 investment in 
 unconsolidated venture .    11,020,787       510,407     4,928,723       856,750    20,162,696 
Loss on liquidation
 of unconsolidated
 venture. . . . . . . . .         --         (269,147)        --            --            --    
                            -----------    ----------    ----------    ----------    ---------- 
Earnings (loss)
 before Partnership's
 share of extraordinary
 item from unconsolidated
 ventures . . . . . . . .    14,592,895      (817,576)     (810,974)     (917,894)   11,364,198 

Partnership's share of
 extraordinary item
 from unconsolidated
 ventures . . . . . . . .     5,235,540         --         (175,007)        --            --    
                            -----------    ----------    ----------    ----------    ---------- 
Net earnings (loss) . . .   $19,828,435      (817,576)     (985,981)     (917,894)   11,364,198 
                            ===========    ==========    ==========    ==========    ========== 


<PAGE>


                                1998          1997          1996          1995          1994    
                            -----------    ----------    ----------    ----------    ---------- 
Net earnings (loss) per
 Limited Partner Interest (b):
  Earnings (loss) before
   gains on sale or dis-
   position of investment 
   properties . . . . . .   $     10.63         (7.24)       (39.26)       (12.14)       (60.18)
  Gain on sale of in-
    terest in investment 
    property. . . . . . .         14.24         --            --            --            --    
  Gains on sale or dis-
   position of Partner-
   ship's investment in
   unconsolidated 
   ventures . . . . . . .         42.64          3.60         34.77          6.04        142.23 
  Loss on liquidation
   of unconsolidated
   venture. . . . . . . .         --            (1.90)        --            --            --    
  Partnership's share
   of extraordinary
   item from uncon-
   solidated ventures . .         36.94         --            (1.23)        --            --    
                            -----------    ----------    ----------    ----------    ---------- 
Net earnings (loss) . . .   $    104.45         (5.54)        (5.72)        (6.10)        82.05 
                            ===========    ==========    ==========    ==========    ========== 
Total assets. . . . . . .   $20,879,387    64,827,971    64,519,186    66,226,833    69,624,085 
Long-term debt. . . . . .   $     --       40,622,529    41,079,673    41,485,363    41,845,394 
Cash distributions per
  Limited Partner
  Interest (c) (d). . . .   $     23.11          2.18         38.80         17.25        116.00 
                            ===========    ==========    ==========    ==========    ========== 
<FN>
-------------
  (a)   The above selected financial data should be read in conjunction with the consolidated financial
statements and the related notes appearing elsewhere in this annual report.

  (b)   The net earnings (loss) per Interest was based upon the limited partnership interests outstanding at the
end of each period.

  (c)   Cash distributions from the Partnership are generally not equal to Partnership income (loss) for
financial reporting or Federal income tax purposes.  Each Partner's taxable income (loss) from the Partnership in
each year is equal to his allocable share of the taxable income (loss) of the Partnership, without regard to the
cash generated or distributed by the Partnership.  Accordingly, cash distributions to the Holders of Interests
since the inception of the Partnership have not resulted in taxable income to such Holders of Interests and have
therefore represented a return of capital. 

  (d)   This amount does not include a final liquidating cash distribution of $20,415,530 ($145.28 per Interest)
to the Holders of Interest and $463,856 to the General Partners paid by the Partnership on December 31, 1998.
</TABLE>


<PAGE>


ITEM 7.  MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION 
         AND RESULTS OF OPERATIONS

LIQUIDITY AND CAPITAL RESOURCES

     As a result of the public offering of Interests as described in
Item 1, the Partnership had approximately $120,541,000 after deducting
selling expenses and other offering costs with which to make investments in
income-producing commercial and residential real property, to pay legal
fees and other costs (including acquisition fees) related to such
investments and for working capital reserves.  A portion of the proceeds
was utilized to acquire the properties described in Item 1 above.

     The board of directors of JMB Realty Corporation ("JMB"), the
corporate general partner of the Partnership, established a special
committee (the "Special Committee") consisting of certain directors of JMB
to deal with all matters relating to tender offers for Interests in the
Partnership, including any and all responses to such tender offers.  The
Special Committee retained independent counsel to advise it in connection
with any potential tender offers for Interests and retained Lehman Brothers
Inc. through June 30, 1998, as financial advisor to assist the Special
Committee in evaluating and responding to any additional potential tender
offers for Interests.

     From 1996 through the first half of 1998, some of the Holders of
Interests in the Partnership received from unaffiliated third parties
unsolicited offers to purchase up to 4.9% of the outstanding Interests in
the Partnership at prices of $50 and $105 per Interest, respectively.  Such
offers have expired.  Early in the fourth quarter of 1998, some of the
Holders of Interests in the Partnership received from an unaffiliated third
party an unsolicited offer to purchase up to 4.9% of the outstanding
Interests in the Partnership at prices between $48 and $80 per Interest. 
Such offers have expired.  The Special Committee recommended against
acceptance of these offers on the basis that, among other things, the offer
prices were inadequate.  Approximately 4.26% of the outstanding Interests
were purchased by all unaffiliated third parties who made unsolicited
offers for Interests, either pursuant to all such tender offers or through
negotiated purchases.

     Pursuant to the terms of the Partnership Agreement, the General
Partners of the Partnership were required to contribute to the Partnership
$141,766, which represented the amount of all distributions they previously
received from sales and refinancing proceeds, and such amount was included
in the liquidating distribution made to the Holders of Interests.  Such
contribution was required because the Holders of Interests had not received
distributions of net sale or refinancing proceeds equal to their initial
capital investment in the Partnership plus certain other distributions
constituting a specified return on their average capital investment for
each year (i.e., their initial capital investment as reduced by net sale or
refinancing proceeds previously distributed) commencing with the third
quarter of 1987.

     JMB/125

     In October 1995, the makers of the $5 million promissory note payable
to JMB/125 filed for protection from creditors under Chapter 11 of the
Bankruptcy Code.  Pursuant to the bankruptcy reorganization of the makers
of the note, JMB/125, as an unsecured creditor, received limited
partnership interests and a convertible note interest in a reorganized
entity that has majority or controlling interests in six office buildings
in New York, New York and Boston, Massachusetts.  The assigned value, as of
the bankruptcy confirmation date, of the interests and note received by
JMB/125 was approximately $400,000.  The convertible note was fully
reserved due to the uncertainty of the realizable value of the note.  In
June 1997, the convertible note receivable for $297,000 was collected on by


<PAGE>


JMB/125 resulting in the recognition of gain, of which the Partnership's
share was $116,436.  In December 1998, the limited partnership interests
were sold back to the reorganized entity for $118,642 resulting in
recognition of gain, of which the Partnership's share was $52,586. 
Reference is made to the Notes.

     260 FRANKLIN 

     The long-term mortgage loan in the original principal amount of
approximately $75,000,000 plus accrued and deferred interest matured
January 1, 1996.  260 Franklin, as of such date, began submitting the net
operating cash flow of the property to the lender while seeking an
extension or refinancing of the loan.  Concurrent with such lender
negotiations, 260 Franklin also began investigating market conditions to
determine whether conditions were favorable for selling the property. 
However, it was determined that conditions were not favorable and the
property continued to be held as investment property.  The joint venture
reached agreements with the lender for extensions of the mortgage loan
through January 1, 1997 and again through January 1, 1998.  In addition to
substantially the same terms as were in effect prior to such extensions,
the agreement required that the property submit net operating cash flow of
the property to the lender.  In addition, the lender indicated that it
would not extend the loan beyond January 1, 1998.  260 Franklin and the
Partnership believed that the value of the office building was less than
the mortgage loan, and the Partnership did not intend to expend any
additional funds of its own on the property.  Accordingly, 260 Franklin
began negotiations with the lender and an unaffiliated third party
regarding the sale of the property to the unaffiliated third party.  Due to
the lender negotiations described above, the property was classified as
held for sale or disposition as of July 1, 1997, and therefore, was not
subject to continued depreciation as of that date.

     Effective January 1, 1998, 260 Franklin entered into a loan
modification agreement with the lender in which the lender waived accrued
unpaid interest owed for the period prior to January 1, 1998, which was
approximately $17,200,000.  On January 2, 1998, 260 Franklin through a
trust disposed of the land, building and related improvements of the 260
Franklin Street Building.  260 Franklin transferred title to the land,
building and improvements, and all other assets and liabilities related to
the property in consideration of a discharge of the mortgage loan and
receipt of $200 in cash.  260 Franklin recognized in 1998 gains in the
aggregate of approximately $23,200,000, in part as a result of previous
impairment losses recognized by 260 Franklin in 1996 aggregating
$11,145,446, and an extraordinary gain on discharge of indebtedness of
approximately $17,500,000 for financial reporting purposes, of which the
Partnership's share was approximately $7,000,000 and $5,000,000,
respectively.  In addition, 260 Franklin recognized a gain of approximately
$24,400,000 for Federal income tax reporting purposes, of which the
Partnership's share was approximately $7,356,000, with no distributable
proceeds.  260 Franklin and the Partnership have no future liability for
any representations, warranties or covenants to the purchaser as a result
of the disposal of the property.  Reference is made to the Notes.

     JMB/OWINGS

     In June 1993, JMB/Owings sold its interest in the Owings Mills
Shopping Center for $9,416,000 represented by a purchase price note which
required principal and interest payments of approximately $109,000 per
month with the remaining principal balance of approximately $5,500,000 due
and payable on June 30, 1998.  On June 30, 1998, JMB/Owings collected
approximately $5,598,000, of which the Partnership's share was
approximately $2,800,000, on the remaining principal balance of the
purchase price note received in the sale of its interest in Owings Mills
Shopping Center in 1993.  In September 1998, the Partnership made a
distribution of $21 per Interest of cash generated primarily from the
collection of this note receivable.  Reference is made to the Notes.


<PAGE>


     NEWPARK

     Pursuant to a liquidation agreement dated November 13, 1998, the
Partnership, its affiliated venture partner and its unaffiliated venture
partner dissolved NewPark Associates and distributed all of its assets to
the partners.  On November 18, 1998, the Partnership and its affiliated
venture partner sold their interests in the net assets of the NewPark Mall
to the unaffiliated joint venture partner for $16,000,000 of which the
Partnership's share was $1,600,000.  Reference is made to the Notes.

     PALM DESERT TOWN CENTER

     The Partnership and Carlyle-XVII entered into an agreement with the
unaffiliated venture partner, effective January 1, 1998, pursuant to which
the Partnership and Carlyle-XVII granted the unaffiliated venture partner
an option to acquire their interests in the joint venture (the "Option
Agreement") .  Pursuant to the Option Agreement, the unaffiliated venture
partner had the right (but not the obligation) to purchase all (but not
less than all) of the Partnership's and Carlyle-XVII's interests in the
joint venture by giving notice of its exercise of the option during the
term of the option, which was originally scheduled to expire July 15, 1998
but was extended first through August 14, 1998 pursuant to a first
amendment to the Option Agreement.  The Option Agreement also provided for
certain rights and obligations of the Partnership, Carlyle-XVII and the
unaffiliated venture partner with respect to the joint venture and its
property during the option term.  In consideration for the option and the
first amendment to the option, the unaffiliated venture partner was
required to pay $58,333 for each month of the option term.  Pursuant to a
second amendment to the Option Agreement, the option term was extended
through December 29, 1998, the unaffiliated venture partner was required to
pay $120,000 to the Partnership and Carlyle-XVII and the aggregate purchase
price for the interests was reduced to $4,000,000.  The Partnership and
Carlyle-XVII received their allocable shares of the consideration for the
option of which the Partnership's share was approximately $427,000. 
Concurrently with the execution of the Option Agreement, the joint venture
made a distribution to the Partnership and Carlyle-XVII in the aggregate
amount of approximately $740,000 (of which the Partnership's share was
approximately $635,000), which represented undistributed net cash flow of
the joint venture through the end of 1997.  All other funds and net cash
flow of the joint venture during the term of the option were held by the
joint venture for its use.  Upon the expiration of the Option Agreement,
the rights and obligations of the parties subsequent to expiration of the
Option Agreement were to be governed by the terms of the joint venture
partnership agreement without regard to changes previously affected by the
terms of the Option Agreement.  On December 29, 1998, the Partnership and
Carlyle-XVII sold their respective interests in the joint venture pursuant
to the Option Agreement for $4,000,000, of which the Partnership's share
was $3,431,000.  Reference is made to the Notes.

     GENERAL

     There were certain risks associated with the Partnership's investments
made through joint ventures including the possibility that the
Partnership's joint venture partners in an investment might become unable
or unwilling to fulfill their financial or other obligations, or that such
joint venture partners may have had economic or business interests or goals
that were inconsistent with those of the Partnership.

     Due to the real estate market conditions experienced over the past
several years, the Partnership held its remaining investment properties
longer than originally anticipated in an effort to maximize the return of
their investment to the Holders of Interests.


<PAGE>


     However, the Partnership's goal of capital appreciation was not
achieved. Aggregate distributions of sale and refinancing proceeds received
by Holders of Interests over the entire term of the Partnership were
significantly less than one-half of their original investment.

     As discussed above, pursuant to the Partnership Agreement, the General
Partners returned to the Partnership $141,766 of previously received sales
distributions.  The Partnership made a final liquidating cash distribution
to its Holders of Interests in the aggregate amount of $20,415,530 or
$145.48 per Interest.  In addition, the Partnership made a final cash
distribution out of net cash receipts (as defined) to its General Partners
and paid a management fee to its Corporate General Partner in the aggregate
amount of $1,236,950.  The Partnership wound up its affairs and terminated
effective December 31, 1998.

RESULTS OF OPERATIONS

     The increase in interest income for the year ended December 31, 1998
as compared to the year ended December 31, 1997 is due to a higher average
balance in cash and cash equivalents mainly due to the receipts from sales
of investments and the timing of related distributions.

     The other income reported for the year ended December 31, 1998
represents the Partnership's share of the consideration paid by the
unaffiliated venture partner of the Palm Desert Town Center during 1998
pursuant to the Option Agreement and the write-off of the Partnership's
assumption of its pro rata share (approximately $453,000) of unpaid
management and leasing fees payable to an affiliate of the General Partners
and to JMB, which amount was transferred to the accounts of the Partnership
upon the sale of 260 Franklin, and subsequently discharged.

     The decrease in depreciation expense for the year ended December 31,
1998 as compared to the year ended December 31, 1997 and for the year ended
December 31, 1997 as compared to the year ended December 31, 1996 is due to
the Palm Desert Town Center being classified as held for sale or
disposition as of July 1, 1997, and therefore, no longer being subject to
continued depreciation.

     The decrease in property operating expenses for the year ended
December 31, 1997 as compared to the year ended December 31, 1996 is
primarily due to a decrease in the allowance for doubtful accounts in 1997
at the Palm Desert Town Center.

     The increase in professional services for the year ended December 31,
1998 as compared to the year ended December 31, 1997 is mainly due to an
increase in certain professional fees due to the winding up and termination
of the Partnership.

     The increase in management fees to corporate general partner for the
year ended December 31, 1998 as compared to December 31, 1997 is due to
higher distributions to partners from operations during 1998.  The decrease
in management fees to corporate general partner for the year ended December
31, 1997 as compared to December 31, 1996 is due to lower distributions to
partners from operations during 1997.

     The increase in general and administrative expenses for the year ended
December 31, 1998 as compared to December 31, 1997 is primarily due to an
increase in certain costs due to the winding up and termination of the
Partnership.  The increase in general and administrative expenses for the
year ended December 31, 1997 as compared to December 31, 1996 is primarily
due to the write off of amounts due from the 260 Franklin venture deemed
uncollectible as a result of the sale of the property in January 1998 and
an increase in the reimbursable costs to affiliates of the General
Partners.



<PAGE>


     The increase in Partnership's share of earnings from operations of
unconsolidated ventures for the year ended December 31, 1998 as compared to
the year ended December 31, 1997 is primarily due to the disposition of the
260 Franklin Street building on January 2, 1998.  The decrease in
Partnership's share of loss from operations of unconsolidated ventures for
the year ended December 31, 1997 as compared to the year ended December 31,
1996 is primarily due to the Partnership's share of the  provisions for
value impairment of $3,343,634 and $430,000 recorded January 1, 1996 and
June 30, 1996, respectively, regarding the 260 Franklin venture and the
NewPark joint venture, respectively.

     The increase in venture partners' share of ventures' operations for
the year ended December 31, 1998 as compared to the year ended December 31,
1997 and for the year ended December 31, 1997 as compared to the year ended
December 31, 1996 is due to an increase in net operating earnings at the
Palm Desert Town Center primarily as a result of the property being
classified as held for sale or disposition as of July 1, 1997, and
therefore, no longer being subject to continued depreciation.

     The gain on sale of interest in investment property for the year ended
December 31, 1998 represents the Partnership's share of gain on sale of the
Palm Desert investment property.

     The gain on sale or disposition of Partnership's investments in
unconsolidated ventures for the year ended December 31, 1998 primarily
represents recognition of deferred gain on sale of JMB/Owings' interest in
Owings Mills and gain on the disposition of the 260 Franklin Street
building and the sale of the interest in NewPark Mall.

     The extraordinary item for the year ended December 31, 1998 represents
the Partnership's share of the gain on discharge of indebtedness resulting
from the loan modification agreement with the lender of the 260 Franklin
Street building, pursuant to which the lender waived accrued unpaid
interest for the period prior to January 1, 1998.

  INFLATION

     Due to the decrease in the level of inflation in recent years,
inflation generally has not had a material effect on the operations of the
Partnership.  Inflation in future periods is not applicable since the
Partnership wound up its affairs and terminated in December 1998.


ITEM 7A.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

     The Partnership wound up its affairs and dissolved in 1998.  As a
result, there is no meaningful disclosure for this item.


YEAR 2000

     The Partnership wound up its affairs and terminated in 1998.




<PAGE>


ITEM 8.  FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA

             CARLYLE REAL ESTATE LIMITED PARTNERSHIP - XVI
                        (A LIMITED PARTNERSHIP)
                       AND CONSOLIDATED VENTURE

                                 INDEX

Independent Auditors' Report

Consolidated Balance Sheets, December 31, 1998 (Immediately prior to 
  final liquidating distribution) and 1997

Consolidated Statements of Operations, Years ended December 31, 
  1998 (Immediately prior to final liquidating distribution), 1997 and 1996

Consolidated Statements of Partners' Capital Accounts (Deficits), 
  Years ended December 31, 1998 (Immediately prior to final 
  liquidating distribution), 1997 and 1996

Consolidated Statements of Cash Flows, Years ended December 31, 
  1998 (Immediately prior to final liquidating distribution), 
  1997 and 1996

Notes to Consolidated Financial Statements


Schedules not filed:

     All schedules have been omitted as the required information is
inapplicable or the information is presented in the consolidated financial
statements or related notes.




<PAGE>














                     INDEPENDENT AUDITORS' REPORT


The Partners
CARLYLE REAL ESTATE LIMITED PARTNERSHIP - XVI:

     We have audited the consolidated financial statements of Carlyle Real
Estate Limited Partnership - XVI (a limited partnership) and consolidated
venture as listed in the accompanying index.  These consolidated financial
statements are the responsibility of the General Partners of the
Partnership.  Our responsibility is to express an opinion on these
consolidated financial statements based on our audits.

     We conducted our audits in accordance with generally accepted auditing
standards.  Those standards require that we plan and perform the audit to
obtain reasonable assurance about whether the financial statements are free
of material misstatement.  An audit includes examining, on a test basis,
evidence supporting the amounts and disclosures in the financial
statements.  An audit also includes assessing the accounting principles
used and significant estimates made by the General Partners of the
Partnership, as well as evaluating the overall financial statement
presentation.  We believe that our audits provide a reasonable basis for
our opinion.

     In our opinion, the consolidated financial statements referred to
above present fairly, in all material respects, the financial position of
Carlyle Real Estate Limited Partnership - XVI and consolidated venture at
December 31, 1998 (immediately prior to final liquidating distribution) and
December 31, 1997, and the results of their operations and their cash flows
for year ended December 31, 1998 (immediately prior to final liquidating
distribution) and for the years ended December 31, 1997 and 1996, in
conformity with generally accepted accounting principles.

     As discussed in the Notes to the consolidated financial statements, in
1996, the Partnership and its consolidated venture changed their method of
accounting for long-lived assets and long-lived assets to be disposed of to
conform with Statement of Financial Accounting Standards No. 121.








                                      KPMG LLP                         


Chicago, Illinois
March 22, 1999



<PAGE>


<TABLE>
                                CARLYLE REAL ESTATE LIMITED PARTNERSHIP - XVI
                                           (A LIMITED PARTNERSHIP)
                                          AND CONSOLIDATED VENTURE

                                         CONSOLIDATED BALANCE SHEETS

              DECEMBER 31, 1998 (IMMEDIATELY PRIOR TO FINAL LIQUIDATING DISTRIBUTION) AND 1997

                                                   ASSETS
                                                   ------
<CAPTION>
                                                                            1998              1997    
                                                                        ------------      ----------- 
<S>                                                                    <C>               <C>          
Current assets:
  Cash and cash equivalents . . . . . . . . . . . . . . . . . . . . .   $ 20,879,387       16,214,633 
  Interest, rents and other receivables, net of allowances 
    for doubtful accounts of approximately $0 and 
    $710,147 at December 31, 1998 and 1997, respectively. . . . . . .          --              68,335 
  Prepaid expenses and other assets . . . . . . . . . . . . . . . . .          --             111,897 
                                                                        ------------     ------------ 
          Total current assets. . . . . . . . . . . . . . . . . . . .     20,879,387       16,394,865 
                                                                        ------------     ------------ 
Property held for sale or disposition . . . . . . . . . . . . . . . .          --          43,146,694 

Investment in unconsolidated ventures, 
  at equity . . . . . . . . . . . . . . . . . . . . . . . . . . . . .          --           1,904,784 
Deferred expenses . . . . . . . . . . . . . . . . . . . . . . . . . .          --             518,228 
Notes receivable. . . . . . . . . . . . . . . . . . . . . . . . . . .          --             108,362 
Accrued rents receivable. . . . . . . . . . . . . . . . . . . . . . .          --           2,755,038 
                                                                        ------------     ------------ 

                                                                        $ 20,879,387       64,827,971 
                                                                        ============     ============ 



<PAGE>


                                CARLYLE REAL ESTATE LIMITED PARTNERSHIP - XVI
                                           (A LIMITED PARTNERSHIP)
                                          AND CONSOLIDATED VENTURE

                                   CONSOLIDATED BALANCE SHEETS - CONTINUED


                            LIABILITIES AND PARTNERS' CAPITAL ACCOUNTS (DEFICITS)
                            -----------------------------------------------------

                                                                            1998              1997    
                                                                        ------------      ----------- 
Current liabilities:
  Current portion of long-term debt . . . . . . . . . . . . . . . . .   $      --             457,144 
  Accounts payable. . . . . . . . . . . . . . . . . . . . . . . . . .          --             987,066 
  Unearned rents. . . . . . . . . . . . . . . . . . . . . . . . . . .          --             218,929 
  Accrued interest. . . . . . . . . . . . . . . . . . . . . . . . . .          --             410,797 
                                                                        ------------     ------------ 
          Total current liabilities . . . . . . . . . . . . . . . . .          --           2,073,936 

Tenant security deposits. . . . . . . . . . . . . . . . . . . . . . .          --              66,157 
Ground rent payable . . . . . . . . . . . . . . . . . . . . . . . . .          --           1,377,521 
Investment in unconsolidated ventures, at equity. . . . . . . . . . .          --          12,771,462 
Long-term debt, less current portion. . . . . . . . . . . . . . . . .          --          40,622,529 
                                                                        ------------     ------------ 
Commitments and contingencies 
          Total liabilities . . . . . . . . . . . . . . . . . . . . .          --          56,911,605 

Venture partners' subordinated equity in ventures . . . . . . . . . .          --           3,751,845 
Partners' capital accounts (deficits):
  General partners:
      Capital contributions . . . . . . . . . . . . . . . . . . . . .        161,766           20,000 
      Cumulative net earnings (losses). . . . . . . . . . . . . . . .      1,757,658       (3,413,841)
      Cash distributions. . . . . . . . . . . . . . . . . . . . . . .     (1,455,567)      (1,443,873)
                                                                        ------------     ------------ 
                                                                             463,857       (4,837,714)
                                                                        ------------     ------------ 
  Limited partners:
      Capital contributions, net of offering costs. . . . . . . . . .    120,541,353      120,541,353 
      Cumulative net losses . . . . . . . . . . . . . . . . . . . . .    (46,018,140)     (60,675,076)
      Cash distributions. . . . . . . . . . . . . . . . . . . . . . .    (54,107,683)     (50,864,042)
                                                                        ------------     ------------ 
                                                                          20,415,530        9,002,235 
                                                                        ------------     ------------ 
          Total partners' capital accounts. . . . . . . . . . . . . .     20,879,387        4,164,521 
                                                                        ------------     ------------ 
                                                                        $ 20,879,387       64,827,971 
                                                                        ============     ============ 
<FN>
                        See accompanying notes to consolidated financial statements.
</TABLE>


<PAGE>


<TABLE>
                                CARLYLE REAL ESTATE LIMITED PARTNERSHIP - XVI
                                           (A LIMITED PARTNERSHIP)
                                          AND CONSOLIDATED VENTURE

                                    CONSOLIDATED STATEMENTS OF OPERATIONS

     YEARS ENDED DECEMBER 31, 1998 (IMMEDIATELY PRIOR TO FINAL LIQUIDATING DISTRIBUTION), 1997 AND 1996

<CAPTION>                                                  1998             1997            1996     
                                                       ------------     ------------    ------------ 
<S>                                                   <C>              <C>             <C>           
Income:
  Rental income . . . . . . . . . . . . . . . . . .     $10,576,925       10,693,118      11,005,766 
  Interest income . . . . . . . . . . . . . . . . .         898,441          743,729         790,506 
  Other income. . . . . . . . . . . . . . . . . . .         878,722            --              --    
                                                        -----------      -----------     ----------- 
                                                         12,354,088       11,436,847      11,796,272 
                                                        -----------      -----------     ----------- 
Expenses:
  Mortgage and other interest . . . . . . . . . . .       4,900,388        5,070,238       4,919,196 
  Depreciation. . . . . . . . . . . . . . . . . . .           --           1,004,060       2,007,379 
  Property operating expenses . . . . . . . . . . .       4,360,917        4,625,426       5,138,083 
  Professional services . . . . . . . . . . . . . .         263,886          205,766         203,145 
  Amortization of deferred expenses . . . . . . . .         161,627          152,704         152,964 
  Management fees to corporate general partner. . .         792,585           19,492          63,349 
  General and administrative. . . . . . . . . . . .         445,236          430,542         311,946 
                                                        -----------      -----------     ----------- 
                                                         10,924,639       11,508,228      12,796,062 
                                                        -----------      -----------     ----------- 
                                                          1,429,449          (71,381)       (999,790)
Partnership's share of earnings (loss) from 
  operations of unconsolidated ventures . . . . . .         313,071         (975,721)     (5,190,635)
Venture partners' share of ventures' operations . .        (189,006)         (11,734)        450,728 
                                                        -----------      -----------     ----------- 
       Earnings (loss) before gains on sale 
        or disposition of investment properties . .       1,553,514       (1,058,836)     (5,739,697)
Gain on sale of interest in investment property . .       2,018,594            --              --    
Gains on sale or disposition of Partnership's 
  investment in unconsolidated ventures . . . . . .      11,020,787          510,407       4,928,723 
Loss on liquidation of unconsolidated venture . . .           --            (269,147)          --    
                                                        -----------      -----------     ----------- 
       Earnings (loss) before Partnership's 
         share of extraordinary item from 
          unconsolidated venture. . . . . . . . . .      14,592,895         (817,576)       (810,974)

Partnership's share of extraordinary item 
  from unconsolidated ventures. . . . . . . . . . .       5,235,540            --           (175,007)
                                                        -----------      -----------     ----------- 
       Net earnings (loss). . . . . . . . . . . . .     $19,828,435         (817,576)       (985,981)
                                                        ===========      ===========     =========== 


<PAGE>


                                CARLYLE REAL ESTATE LIMITED PARTNERSHIP - XVI
                                           (A LIMITED PARTNERSHIP)
                                          AND CONSOLIDATED VENTURE

                              CONSOLIDATED STATEMENTS OF OPERATIONS - CONTINUED



                                                           1998             1997            1996     
                                                       ------------     ------------    ------------ 
       Net earnings (loss) per limited
        partnership interest:
         Earnings (loss) before gain on 
          sale or disposition of invest-
          ment properties . . . . . . . . . . . . .    $      10.63            (7.24)         (39.26)
         Gain on sale of interest in investment
           property . . . . . . . . . . . . . . . .           14.24            --              --    
         Gain on sale or disposition of 
           Partnership's investment in
           unconsolidated ventures. . . . . . . . .           42.64             3.60           34.77 
         Loss on liquidation of unconsolidated
           venture. . . . . . . . . . . . . . . . .           --               (1.90)          --    
         Partnership's share of extraordinary
           item from unconsolidated ventures. . . .           36.94            --              (1.23)
                                                        -----------      -----------     ----------- 
               Net earnings (loss). . . . . . . . .     $    104.45            (5.54)          (5.72)
                                                        ===========      ===========     =========== 





















<FN>
                        See accompanying notes to consolidated financial statements.
</TABLE>


<PAGE>


<TABLE>
                                  CARLYLE REAL ESTATE LIMITED PARTNERSHIP - XVI
                                             (A LIMITED PARTNERSHIP)
                                            AND CONSOLIDATED VENTURE

                        CONSOLIDATED STATEMENTS OF PARTNERS' CAPITAL ACCOUNTS (DEFICITS)

       YEARS ENDED DECEMBER 31, 1998 (IMMEDIATELY PRIOR TO FINAL LIQUIDATING DISTRIBUTION), 1997 AND 1996
<CAPTION>
                         GENERAL PARTNERS                                        LIMITED PARTNERS 
            ------------------------------------------------   ------------------------------------------------------
                                                             CONTRIBU- 
                                                             TIONS, NET
                                                            OF OFFERING
                        NET                                  COSTS AND        NET    
           CONTRI-    INCOME        CASH                      PURCHASE      INCOME       CASH     
           BUTIONS    (LOSS)    DISTRIBUTIONS      TOTAL     DISCOUNTS      (LOSS)   DISTRIBUTIONS     TOTAL   
          --------  ----------  -------------    --------   -----------   ---------- ------------- ----------- 
<S>      <C>       <C>         <C>            <C>          <C>           <C>         <C>                  <C>  
Balance
 (deficit)
 Decem-
 ber 31,
 1995 . . .$20,000  (3,191,849)   (1,394,169)  (4,566,018) 120,541,353   (59,093,511) (45,111,376)  16,336,466 

Net earnings
 (loss) . .   --      (182,051)        --        (182,051)       --         (803,930)       --        (803,930)
Cash distri-
 butions
 ($38.80 per 
 limited 
 partnership 
 interest).   --         --          (38,009)     (38,009)       --            --      (5,447,324)  (5,447,324)
           -------  ----------    ----------   ----------  -----------   -----------  -----------   ---------- 

Balance 
 (deficit)
 Decem-
 ber 31, 
 1996 . . . 20,000  (3,373,900)   (1,432,178)  (4,786,078) 120,541,353   (59,897,441) (50,558,700)  10,085,212 

Net earnings
 (loss) . .   --       (39,941)        --         (39,941)       --         (777,635)       --        (777,635)
Cash distri-
 butions
 ($2.18 per 
 limited 
 partnership 
 interest).   --         --          (11,695)     (11,695)       --            --        (305,342)    (305,342)
           -------  ----------    ----------   ----------  -----------   -----------  -----------   ---------- 



<PAGE>


                                  CARLYLE REAL ESTATE LIMITED PARTNERSHIP - XVI
                                             (A LIMITED PARTNERSHIP)
                                            AND CONSOLIDATED VENTURE

                  CONSOLIDATED STATEMENTS OF PARTNERS' CAPITAL ACCOUNTS (DEFICITS) - CONTINUED



                         GENERAL PARTNERS                                        LIMITED PARTNERS 
            ------------------------------------------------   ------------------------------------------------------
                                                             CONTRIBU- 
                                                             TIONS, NET
                                                            OF OFFERING
                        NET                                  COSTS AND        NET    
           CONTRI-    INCOME        CASH                      PURCHASE      INCOME       CASH     
           BUTIONS    (LOSS)    DISTRIBUTIONS      TOTAL     DISCOUNTS      (LOSS)   DISTRIBUTIONS     TOTAL   
          --------  ----------  -------------    --------   -----------   ---------- ------------- ----------- 
Balance 
 (deficit)
 Decem-
 ber 31, 
 1997 . . . 20,000  (3,413,841)   (1,443,873)  (4,837,714) 120,541,353   (60,675,076) (50,864,042)   9,002,235 

Net earnings
 (loss) . .   --     5,171,499         --       5,171,499        --       14,656,936        --      14,656,936 
Contributions
 from general
 partners .141,766       --            --         141,766        --            --           --           --    
Cash distri-
 butions
 ($23.11 per 
 limited 
 partnership 
 interest).   --         --          (11,694)     (11,694)       --            --      (3,243,641)  (3,243,641)
           -------  ----------    ----------   ----------  -----------   -----------  -----------   ---------- 
Balance 
 (deficit)
 Decem-
 ber 31, 
 1998 . . .$161,766  1,757,658    (1,455,567)     463,857  120,541,353   (46,018,140) (54,107,683)  20,415,530 
          ========  ==========    ==========   ==========  ===========   ===========  ===========   ========== 







<FN>
                          See accompanying notes to consolidated financial statements.
</TABLE>


<PAGE>


<TABLE>

                                CARLYLE REAL ESTATE LIMITED PARTNERSHIP - XVI
                                           (A LIMITED PARTNERSHIP)
                                          AND CONSOLIDATED VENTURE

                                    CONSOLIDATED STATEMENTS OF CASH FLOWS

     YEARS ENDED DECEMBER 31, 1998 (IMMEDIATELY PRIOR TO FINAL LIQUIDATING DISTRIBUTION), 1997 AND 1996

<CAPTION>
                                                           1998             1997            1996     
                                                       ------------      -----------     ----------- 
<S>                                                   <C>               <C>             <C>          
Cash flows from operating activities:
  Net earnings (loss) . . . . . . . . . . . . . . .    $ 19,828,435         (817,576)       (985,981)
  Items not requiring (providing) cash or 
   cash equivalents:
    Depreciation. . . . . . . . . . . . . . . . . .           --           1,004,060       2,007,379 
    Amortization of deferred expenses . . . . . . .         161,627          152,704         152,964 
    Partnership's share of discharged management
      and leasing fees. . . . . . . . . . . . . . .        (453,039)            --             --    
    Partnership's share of (earnings) loss from 
      operations of unconsolidated ventures, 
      net of distributions. . . . . . . . . . . . .        (313,071)         975,721       5,426,672 
    Venture partners' share of ventures' 
      operations. . . . . . . . . . . . . . . . . .         189,006           11,734        (450,728)
    Gain on sale of interest in investment property      (2,018,594)           --               --   
    Gain on sale or disposition of Partner-
      ship's investment in unconsolidated 
      ventures. . . . . . . . . . . . . . . . . . .     (11,020,787)        (510,407)     (4,928,723)
    Loss on liquidation of unconsolidated 
      venture . . . . . . . . . . . . . . . . . . .           --             269,147           --    
    Partnership's share of extraordinary item
      from unconsolidated ventures. . . . . . . . .      (5,235,540)           --            175,007 
    Changes in:
      Interest, rents and other receivables . . . .          46,632          217,689         343,921 
      Prepaid expenses and other assets . . . . . .          11,934           20,517          46,530 
      Notes receivable. . . . . . . . . . . . . . .          86,274           63,261          33,795 
      Accrued rents receivable. . . . . . . . . . .         115,063         (219,060)       (417,981)
      Accounts payable. . . . . . . . . . . . . . .          (8,180)         252,013         208,310 
      Accrued interest. . . . . . . . . . . . . . .          (4,572)          (4,057)        (96,978)
      Unearned rents. . . . . . . . . . . . . . . .        (218,929)          50,318         168,611 
      Tenant security deposits. . . . . . . . . . .          (6,899)            (361)         18,568 
      Ground rent payable . . . . . . . . . . . . .         (57,532)         109,530         208,991 
                                                        -----------      -----------      ---------- 
          Net cash provided by (used in) operating 
            activities. . . . . . . . . . . . . . .       1,101,828        1,575,233       1,910,357 
                                                        -----------      -----------      ---------- 


<PAGE>


                                CARLYLE REAL ESTATE LIMITED PARTNERSHIP - XVI
                                           (A LIMITED PARTNERSHIP)
                                          AND CONSOLIDATED VENTURE

                              CONSOLIDATED STATEMENTS OF CASH FLOWS - CONTINUED



                                                           1998             1997            1996     
                                                       ------------      -----------     ----------- 
Cash flows from investing activities:
  Additions to investment property. . . . . . . . .         (44,152)         (78,561)         (3,205)
  Payment of deferred expenses. . . . . . . . . . .        (153,527)        (103,636)       (160,351)
  Partnership's distributions from unconsolidated 
    ventures and proceeds from sale of interest
    in investment property. . . . . . . . . . . . .       9,589,260          752,943       5,160,000 
  Partnership's contributions to unconsolidated
    ventures. . . . . . . . . . . . . . . . . . . .           --               --             (4,422)
                                                        -----------      -----------      ---------- 
          Net cash provided by (used in)
            investing activities. . . . . . . . . .       9,391,581          570,746       4,992,022 
                                                        -----------      -----------      ---------- 
Cash flows from financing activities:
  Principal payments on long-term debt. . . . . . .        (457,144)        (405,690)       (360,031)
  Venture partners' distributions from venture. . .      (2,257,942)           --              --    
  Contribution from general partners. . . . . . . .         141,766            --              --    
  Distributions to limited partners . . . . . . . .      (3,243,641)        (305,342)     (5,447,324)
  Distributions to general partners . . . . . . . .         (11,694)         (11,695)        (38,009)
                                                        -----------      -----------      ---------- 
          Net cash provided by (used in)
            financing activities. . . . . . . . . .      (5,828,655)        (722,727)     (5,845,364)
                                                        -----------      -----------      ---------- 
          Net increase (decrease) in cash 
            and cash equivalents. . . . . . . . . .       4,664,754        1,423,252       1,057,015 
          Cash and cash equivalents, 
            beginning of the year . . . . . . . . .      16,214,633       14,791,381      13,734,366 
                                                        -----------      -----------      ---------- 
          Cash and cash equivalents, 
            end of the year (immediately
            prior to final liquidating 
            distribution) . . . . . . . . . . . . .     $20,879,387       16,214,633      14,791,381 
                                                        ===========      ===========      ========== 


<PAGE>


                                CARLYLE REAL ESTATE LIMITED PARTNERSHIP - XVI
                                           (A LIMITED PARTNERSHIP)
                                          AND CONSOLIDATED VENTURE

                              CONSOLIDATED STATEMENTS OF CASH FLOWS - CONTINUED



                                                           1998             1997            1996     
                                                       ------------      -----------     ----------- 
Supplemental disclosure of cash flow information:
  Cash paid for mortgage and other interest . . . .     $ 4,904,960        5,074,295       5,016,174 
                                                        ===========      ===========      ========== 



































<FN>
                        See accompanying notes to consolidated financial statements.
</TABLE>


<PAGE>


             CARLYLE REAL ESTATE LIMITED PARTNERSHIP - XVI
                        (A LIMITED PARTNERSHIP)
                       AND CONSOLIDATED VENTURE

              NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

                DECEMBER 31, 1998 (IMMEDIATELY PRIOR TO
            FINAL LIQUIDATING DISTRIBUTIONS), 1997 AND 1996


OPERATIONS AND BASIS OF ACCOUNTING

     GENERAL

     The Partnership held (through joint ventures) real estate investments.
Business activities consisted of rentals to a wide variety of commercial
and retail companies, and the ultimate sale or disposition of such real
estate.

      The accompanying consolidated financial statements include the
accounts of the Partnership and its majority-owned venture, JMB/Hahn PDTC
Associates, L.P. ("Palm Desert").  The effect of all transactions between
the Partnership and its consolidated venture has been eliminated.

     The equity method of accounting has been applied in the accompanying
consolidated financial statements with respect to the Partnership's
interests in JMB/Owings Mills Associates ("JMB/Owings"); 260 Franklin
Street Associates ("260 Franklin"); Villages Northeast Associates
("Villages Northeast"); JMB/NewPark Associates ("JMB/NewPark"); and its
indirect ownership of JMB/125 Broad Building Associates, L.P. ("JMB/125"). 
The Partnership, through JMB/Owings, sold its interest in Owings Mills Mall
in June 1993.  In November 1994, the Partnership through its indirect
ownership of JMB/125 assigned its interest in the 125 Broad Street
Building.  The Partnership through Villages Northeast Associates, sold its
interest in Dunwoody Crossing Apartments in May 1996.  In January, 1998,
the Partnership, through 260 Franklin, disposed of its interest in the 260
Franklin Street Building.  In November 1998, the Partnership sold its
interest in NewPark Mall.  In December 1998, the Partnership sold its
interest in the Palm Desert Town Center.

     The Partnership records were maintained on the accrual basis of
accounting as adjusted for Federal income tax reporting purposes.  The
accompanying financial statements have been prepared from such records
after making appropriate adjustments to reflect the Partnership's accounts
in accordance with generally accepted accounting principles ("GAAP") and to
consolidate the accounts of the venture as described above.  Such GAAP and
consolidation adjustments are not recorded on the records of the
Partnership.  The net effect of these items for the years ended
December 31, 1998 and 1997 is summarized as follows:



<PAGE>


<TABLE>
<CAPTION>

                                                    1998                             1997            
                                     ------------------------------- ------------------------------- 
                                                         TAX BASIS                        TAX BASIS  
                                       GAAP BASIS       (UNAUDITED)      GAAP BASIS      (UNAUDITED) 
                                      ------------      -----------     ------------     ----------- 
<S>                                   <C>              <C>              <C>              <C>         
Total assets. . . . . . . . . . . .    $20,879,387       20,879,387       64,827,971      78,664,247 

Partners' capital accounts 
  (deficits):
    General partners. . . . . . . .        463,857          463,857       (4,837,714)     (2,311,670)
    Limited partners. . . . . . . .     20,415,530       20,415,530        9,002,235      31,758,797 

Net earnings (loss):
    General partners. . . . . . . .      5,171,499        2,645,455          (39,941)        201,157 
    Limited partners. . . . . . . .     14,656,936       (8,099,626)        (777,635)     (1,918,067)

Net earnings (loss) per 
  limited partnership 
  interest. . . . . . . . . . . . .         104.45           (57.72)           (5.54)         (13.67)
                                       ===========       ==========      ===========     =========== 


</TABLE>


<PAGE>


     The net earnings (loss) per limited partnership interest is based upon
the number of limited partnership interests outstanding at the end of the
period.  Deficit capital accounts resulted, through the duration of the
Partnership, in net gain for financial reporting and income tax purposes. 
Also, because net earnings were computed immediately prior to termination
of the Partnership, Holders of Interest may have, on termination of the
Partnership, an additional capital gain or loss depending on the Holders'
basis in their Interests for Federal income tax purposes.

     The preparation of financial statements in accordance with GAAP
required the Partnership to make estimates and assumptions that affected
the reported or disclosed amount 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 have differed from those
estimates.

     Statement of Financial Accounting Standards No. 95 requires the
Partnership to present a statement which classifies receipts and payments
according to whether they stem from operating, investing or financing
activities.  The required information has been segregated and accumulated
according to the classifications specified in the pronouncement. 
Partnership distributions from unconsolidated ventures are considered cash
flow from operating activities only to the extent of the Partnership's
cumulative share of net earnings.  In addition, the Partnership recorded
amounts held in U.S. Government obligations at cost, which approximates
market.  For the purposes of these statements, the Partnership's policy was
to consider all such amounts held with original maturities of three months
or less (none at December 31, 1998 and $14,103,210 at December 31, 1997) as
cash equivalents, which includes investments in an institutional mutual
fund which holds U.S. Government obligations, with any remaining amounts
(generally with original maturities of one year or less) reflected as
short-term investments being held to maturity.

     Deferred expenses were comprised of loan fees amortized over the term
of the related loan and lease commissions amortized over the terms of the
related leases using the straight-line method.

     Although certain leases of the Partnership provided for tenant
occupancy during periods for which no rent was due and/or increases in
minimum lease payments over the term of the lease, the Partnership accrued
prorated rental income for the full period of occupancy on a straight-line
basis.

     No provision for state or Federal income taxes has been made as the
liability for such taxes is that of the partners rather than the
Partnership.  However, in certain instances, the Partnership has been
required under applicable law to remit directly to the tax authorities
amounts representing withholding from distributions paid to partners.

     The Partnership acquired, through joint ventures, interests in three
contiguous apartment complexes, three office buildings and three shopping
centers.  All of the properties have been sold or disposed of by the
Partnership.  The cost of the investment properties represented the total
cost to the Partnership or its ventures plus miscellaneous acquisition
costs.

     Depreciation on the consolidated investment property has been provided
over the estimated useful lives of 5 to 40 years using the straight-line
method.

     Maintenance and repair expenses were charged to operations as
incurred.  Significant betterments and improvements were capitalized and
depreciated over their estimated useful lives.



<PAGE>


     Statement of Financial Accounting Standards No. 121 ("SFAS 121")
"Accounting for the Impairment of Long-Lived Assets and for Long-Lived
Assets to Be Disposed Of" was issued in March 1995.  The Partnership
adopted SFAS 121 as required in the first quarter of 1996.  SFAS 121
required that the Partnership record an impairment loss on its properties
to be held for investment whenever their carrying value could not be fully
recovered through estimated undiscounted future cash flows from their
operations and sale.  The amount of the impairment loss to be recognized
was the difference between the property's carrying value and the property's
estimated fair value.  The Partnership's policy was to consider a property
to be held for sale or disposition when the Partnership had committed to a
plan to sell or dispose of such property and active marketing activity had
commenced or was expected to commence in the near term or the Partnership
concluded that it might dispose of the property by no longer funding
operating deficits or debt service requirements of the property thus
allowing the lender to realize upon its security.   In accordance with SFAS
121, any properties identified as "held for sale or disposition" were no
longer depreciated.  Adjustments for impairment loss for such properties
(subsequent to the date of adoption of SFAS 121) were made in each period
as necessary to report these properties at the lower of carrying value or
fair value less costs to sell.  In certain situations, such estimated fair
value was less than the existing non-recourse debt which was secured by the
property.

     Under the prior accounting policy, provisions for value impairment
were recorded with respect to investment properties whenever the estimated
future cash flows from a property's operations and projected sale were less
than the property's carrying value.  The amount of any such impairment loss
recognized by the Partnership was limited to the excess, if any, of the
property's carrying value over the outstanding balance of the property's
non-recourse indebtedness.  An impairment loss under SFAS 121 was
determined without regard to the nature or the balance of such non-recourse
indebtedness.  Upon the disposition of a property with the related
extinguishment of the long-term debt for which an impairment loss had been
recognized under SFAS 121, the Partnership recognized, at a minimum, a net
gain for financial reporting purposes (comprised of gain on extinguishment
of debt and gain or loss on the sale or disposition of property) to the
extent of any excess of the then outstanding balance of the property's non-
recourse indebtedness over the then carrying value of the property,
including the effect of any reduction for impairment loss under SFAS 121.

     In addition, upon the disposition of any impaired property, the
Partnership generally recognized more net gain for financial reporting
purposes under SFAS 121 than it would have under the Partnership's prior
impairment policy, without regard to the amount, if any, of cash proceeds
received by the Partnership in connection with the disposition.  Although
implementation of this accounting statement could have significantly
impacted the Partnership's reported earnings, there was no impact on cash
flows.  Further, any such impairment loss was not recognized for Federal
income tax purposes.

     As of July 1, 1997, the Partnership and its consolidated venture had
committed to a plan to sell or dispose of the venture's investment
property.  Accordingly, the property had been classified as held for sale
or disposition as of such date in the accompanying consolidated financial
statements.  The results of operations, net of venture partners' share, for
this property were $1,072,819, $21,165 and ($812,922) for the years ended
December 31, 1998, 1997 and 1996, respectively.


<PAGE>


     In addition, for the years ended December 31, 1998, 1997 and 1996 the
accompanying consolidated financial statements include $313,071, ($975,721)
and ($5,190,635), respectively, of the Partnership's share of total
property operations of $3,907,206, ($1,930,306) and ($25,073,353),
respectively, for unconsolidated properties which were held for sale or
disposition as of December 31, 1998 or have been sold or disposed of during
the past three years.

     The investment properties were pledged as security for the long-term
debt, for which there was no recourse to the Partnership.

VENTURE AGREEMENTS - GENERAL

     The Partnership entered into five joint venture agreements
(JMB/Owings, JMB/125, 260 Franklin, Villages Northeast and JMB/NewPark)
directly or indirectly with Carlyle Real Estate Limited Partnership - XV
("Carlyle-XV") (and for JMB/125, Carlyle Advisors, Inc.), and two
(JMB/Warner Center Associates and Palm Desert) with Carlyle Real Estate
Limited Partnership-XVII ("Carlyle-XVII").  Carlyle-XV and Carlyle-XVII are
each sponsored by the Corporate General Partner.  The terms of these
affiliated joint venture agreements provided, in general, that the benefits
and obligations of ownership, including tax effects, net cash receipts and
net sale and refinancing proceeds and capital contribution obligations,
were allocated or distributed, as the case may be, between the Partnership
and the affiliated partner in proportion to their respective capital
contributions to the affiliated venture.  Pursuant to such agreements, the
Partnership made capital contributions aggregating $137,944,640 through
December 31, 1998.

     Certain of these affiliated partnerships entered into joint venture
agreements with unaffiliated joint venture partners.  In general, the
unaffiliated joint venture partners, who were either the sellers (or their
affiliates) of the property investments acquired or parties which had
contributed an interest in the property developed, or were subsequently
admitted to the ventures, made no cash contributions to the ventures, but
their retention of an interest in the property, through the joint venture,
was taken into account in determining the purchase price of the
Partnership's interest, which was determined by arm's-length negotiations. 
Under certain circumstances, either pursuant to the venture agreements or
due to the Partnership's obligations as general partner, the Partnership
may have been required to make additional cash contributions to the
ventures.

     The Partnership acquired, through the above ventures, three apartment
complexes, three office buildings and three shopping centers.  In 1993, the
Partnership through JMB/Owings, sold its interest in Owings Mills Mall and
through JMB/Warner Center Associates sold the Blue Cross Building.  In
1994, the Partnership through its indirect ownership of JMB/125 assigned
its interest in the 125 Broad Street Building.  During 1996, the
Partnership, through the Villages Northeast joint venture, sold its
interest in the Dunwoody Crossing Apartments.  In January 1998, the
Partnership disposed of its interest in 260 Franklin.  In November 1998,
NewPark Associates terminated and the Partnership sold its interest in the
net assets of the NewPark Mall.  In December 1998, the Partnership sold its
interest in the Palm Desert Joint Venture.  Certain of the ventures'
properties had been financed under various long-term debt arrangements as
described in the Notes.



<PAGE>


INVESTMENT PROPERTIES

     JMB/125

     In December 1985, the Partnership, through the JMB/125 joint venture
partnership, acquired an interest in an existing joint venture partnership
("125 Broad") which owned a 40-story office building, together with a
leasehold interest in the underlying land, located at 125 Broad Street in
New York, New York.  In addition to JMB/125, the other partners (the "O&Y
partners") of 125 Broad included O&Y 25 Realty Company L.P., Olympia & York
Broad Street Holding Company L.P. (USA) and certain other affiliates of
Olympia & York Developments, Ltd. ("O&Y").

     In November 1994, the Partnership through its indirect ownership of
JMB/125 assigned its interest in the 125 Broad Street Building to the
venture partners.

     Due to the O&Y partners' previous failure to advance necessary funds
to 125 Broad as required under the joint venture agreement, 125 Broad in
June 1992 defaulted on certain mortgage obligations.  On November 15, 1994,
effective as of October 31, 1994, JMB/125 and certain affiliates of O&Y
reached an agreement to settle their disputes regarding 125 Broad and its
property.  Under the terms of the agreement, JMB/125 assigned its interest
in 125 Broad to an affiliate of O&Y and released the O&Y partners from any
claims related to 125 Broad.  In return, JMB/125 received an unsecured
promissory note in the principal amount of $5 million bearing simple
interest at 4.5% per annum with all principal and accrued interest due at
maturity in October 1999, subject to mandatory prepayments of principal and
interest or acceleration of the maturity date under certain circumstances. 
As of December 31, 1994, the note had been fully reserved for by JMB/125. 
In addition, JMB/125 received a release from any claims of certain O&Y
affiliates and generally was to be indemnified against any liability as a
general partner of 125 Broad.  JMB/125 was also relieved of any obligation
to contribute cash to 125 Broad in the amount of its deficit capital
account balance.  Affiliates of O&Y subsequently filed a prearranged
bankruptcy plan for reorganization of 125 Broad under Chapter 11 of the
Bankruptcy Code in order to facilitate 125 Broad's transfer of the office
building to the mortgage lender in satisfaction of the mortgage debt and
other claims.  In January 1995, the plan for reorganization was approved by
the bankruptcy court, was consummated, and the bankruptcy case was
concluded.  As a result of the assignment of its interest, JMB/125 no
longer had an ownership interest in the office building.

     In October 1995, the makers of the $5 million promissory note payable
to JMB/125 filed for protection from creditors under Chapter 11 of the
Bankruptcy Code.  Pursuant to the bankruptcy reorganization of the makers
of the note, JMB/125, as an unsecured creditor, received limited
partnership interests and a convertible note receivable in a reorganized
entity that has majority or controlling interests in six office buildings
in New York, New York and Boston, Massachusetts.  The assigned value, as of
the bankruptcy confirmation date, of the interests and note received by
JMB/125 was approximately $400,000.  The convertible note was fully
reserved due to the uncertainty of the realizable value of the note.  In
June 1997, the convertible note receivable for $297,000 was collected on by
JMB/125 resulting in the recognition of gain, of which the Partnership's
share was $116,436.  In December 1998, the limited partnership interests
were sold back to the reorganized entity for $118,642 resulting in
recognition of gain, of which the Partnership's share was $52,586 and
JMB/125 was terminated.



<PAGE>


     JMB/OWINGS

     In December 1985, the Partnership, through the JMB/Owings joint
venture partnership, acquired an interest in an existing joint venture
partnership ("Owings Mills") which owned an interest in an enclosed
regional shopping center.  JMB/Owings's original cash investment was
$7,000,000, of which the Partnership's share was $3,500,000.  On June 30,
1993, JMB/Owings sold its interest in Owings Mills Shopping Center as
described below.

     JMB/Owings sold its partnership interest in Owings Mills to an
affiliate of the Partnership's unaffiliated joint venture partners.  The
sale price of the interest was $9,416,000, all of which was received in the
form of a promissory note.  In addition, the Partnership and Carlyle-XV
were relieved of their allocated portion of the debt secured by the
property.  The promissory note (which was secured by a guaranty from an
affiliate of the purchaser and the unaffiliated joint venture partner) bore
interest at a rate of 7% per annum subject to increase to 8% per annum for
the remainder of the term of the note.  The promissory note required
principal and interest payments of approximately $109,000 per month with
the remaining principal balance of approximately $5,500,000 due and payable
on June 30, 1998.  The monthly installment of principal and interest would
be adjusted for the increase in the interest rate if applicable.  Early
prepayment of the promissory note may have been required under certain
circumstances including the sale or further encumbrance of Owings Mills
Mall.  On June 30, 1998, JMB/Ownings collected the remaining principal
balance of the purchase price note of approximately $5,598,000 of which the
Partnership's share was approximately $2,800,000 and JMB/Owings was
subsequently terminated.

     The net cash proceeds and gain from sale of the interest were
allocated 50% to the Partnership and 50% to Carlyle-XV in accordance with
the JMB/Owings partnership agreement.  For financial reporting purposes,
JMB/Owings recognized, on the date of sale, gain of $5,254,855, of which
the Partnership's share was $2,627,427, attributable to JMB/Owings being
relieved of its obligations under the Owings Mills partnership agreement
pursuant to the terms of the sale agreement.  JMB/Owings adopted the cost
recovery method until such time as the purchaser's initial investment was
sufficient in order to recognize additional gain under Statement of
Financial Accounting Standards No. 66 ("SFAS 66").  At December 31, 1994,
the total deferred gain of JMB/Owings, including principal and interest
payments of $1,858,572 received and distributed through December 31, 1994,
was $10,305,310, of which the Partnership's share was $5,152,655.  As
JMB/Owings had collected a sufficient amount of the purchaser's initial
investment at March 31, 1995, the joint venture adopted the installment
method for the recognition of the remaining deferred gain.  JMB/Owings
recognized $6,048,733, $787,942 and $870,121 of deferred gain and $202,547,
$494,172 and $527,237 of interest income for the years ended December 31,
1998, 1997 and 1996, respectively, of which the Partnership's share of
deferred gain was $3,028,163, $393,971 and $435,060 and the Partnership's
share of interest income was $101,273, $247,086 and $263,619, respectively.

     260 FRANKLIN

     In May 1986, the Partnership, through the 260 Franklin joint venture
partnership, acquired an interest in an office building in Boston,
Massachusetts known as the 260 Franklin Street Building.



<PAGE>


     The property was subject to a first mortgage loan in the original
principal amount of $75,000,000.  260 Franklin's original cash investment
(exclusive of acquisition costs) was approximately $35,000,000 of which the
Partnership's share was approximately $10,500,000.

     An affiliate of the General Partner managed the property until
December 1994 for a fee computed at 3% of the property's gross receipts. 
Beginning January 1, 1992, 260 Franklin Street was escrowing the payment of
property management fees and leasing commissions to the affiliate pursuant
to the terms of the debt modification described below.  In December 1994,
the affiliated property manager sold substantially all of its assets and
assigned its interest in its management contracts to an unaffiliated third
party.  The property was then managed by the purchaser of the affiliate's
assets on the same terms provided in the property management agreement,
with the payment of the management fees guaranteed by JMB in 1995. 
Beginning in January 1996, the unaffiliated property manager was paid
management fees out of the property operations.

     The mortgage note secured by the 260 Franklin Street Building, as
modified in December 1991, provided for monthly payments of interest only
based upon the then outstanding balance at a rate of 8% per annum.  Upon
maturity, 260 Franklin was obligated to pay an amount sufficient to provide
the lender with an 11% per annum yield on the mortgage note from January 1,
1991.  In addition, upon maturity, 260 Franklin was obligated to pay to the
lender a residual interest amount equal to 60% of the highest amount, if
any, of (i) net sales proceeds, (ii) net refinancing proceeds, or (iii) net
appraisal value, as defined.  260 Franklin had been required to (i) escrow
excess cash flow from operations (computed without a deduction for property
management fees and leasing commissions), beginning in 1991, to cover
future cash flow deficits, (ii) make an initial contribution to the escrow
account of $250,000, of which the Partnership's share was $75,000, and
(iii) make annual escrow contributions, through January 1995, of $150,000,
of which the Partnership's share was $45,000.  The escrow account ($202,378
at December 31, 1997 including accrued interest) was to be used to cover
the cost of capital and tenant improvements and lease inducements
(approximately $5,045,000 used as of December 31, 1997) as defined.  The
balance of the escrowed funds remaining at December 31, 1997 was used for
the payment of interest due to the lender as described above.

     The mortgage loan matured January 1, 1996.  260 Franklin, as of such
date, began submitting the net operating cash flow of the property to the
lender while seeking an extension or refinancing of the loan.  The joint
venture reached an agreement with the lender for an extension of the
mortgage loan through January 1, 1997 and again through January 1, 1998. 
In addition to substantially the same terms as were in effect prior to such
extensions, the agreement required that the property submit net operating
cash flow of the property to the lender.  In addition, the lender had
indicated that it would not extend the loan beyond January 1, 1998.  260
Franklin and the Partnership believed that the value of the office building
was less than the mortgage loan, and the Partnership did not intend to
expend any additional funds of its own on the property.  Accordingly, 260
Franklin entered into negotiations with the lender and an unaffiliated
third party regarding the sale of the property to the unaffiliated third
party.  Effective January 1, 1998, the joint venture entered into a loan
modification agreement with the lender in which the lender waived accrued
unpaid interest owed for the period prior to January 1, 1998, which was
approximately $17,200,000.



<PAGE>


     On January 2, 1998, 260 Franklin Street Associates disposed of,
through a trust, the land, building and related improvements of the 260
Franklin Street Building.  260 Franklin transferred title to the land,
building and improvements, and other assets and liabilities related to the
property in consideration of a discharge of the mortgage loan and receipt
of $200 in cash.  260 Franklin recognized in 1998 gains in the aggregate of
approximately $23,200,000 for financial reporting purposes, in part as a
result of previous impairment losses recognized by the joint venture in
1996 aggregating $11,145,446, and an extraordinary gain on the discharge of
indebtedness of approximately $17,500,000 for financial reporting purposes,
of which the Partnership's share was approximately $7,000,000 and
$5,000,000, respectively.  In addition, 260 Franklin recognized a gain of
approximately $24,400,000 for Federal income tax reporting purposes, of
which the Partnership's share was approximately $7,356,000, with no
distributable proceeds in 1998.  260 Franklin and the Partnership have no
future liability for any representations, warranties or covenants to the
purchaser as a result of the disposal of the property.

     Due to the lender negotiations described above, the property had been
classified as held for sale or disposition as of July 1, 1997, and
therefore, was not subject to continued depreciation after such date.

     VILLAGES NORTHEAST

     The property was classified as held for sale or disposition as of
January 1, 1996, and therefore, had not been subject to continued
depreciation prior to its sale in May 1996.

     In September 1986, the Partnership, through the Villages Northeast
joint venture partnership, acquired through a joint venture ("Post
Associates") with an affiliate of the developer, an interest in three
apartment complexes known as the Dunwoody Crossing (Phase I, II and III)
Apartments, respectively, located near Atlanta, Georgia.

     Villages Northeast acquired its interest in the apartment complexes
from an affiliate of the developer subject to an existing first mortgage
loan secured by the Dunwoody Crossing (Phase II) Apartments.

     Dunwoody (Phases I and III) Apartments secured an approximately
$21,000,000 first mortgage loan, which required monthly payments of
principal and interest (8.65% per annum) of $171,737 beginning February 15,
1995 and continuing through November 15, 1997, when the remaining principal
balance was payable.  The Dunwoody (Phase II) Apartments secured a
$9,800,000 first mortgage loan, which bore interest of 7.64% per annum, and
required monthly payments of principal and interest of $73,316 through
November 1, 1997, when the remaining balance was payable.

     Villages Northeast was entitled to a cumulative preferred return of
annual net cash receipts (as defined) from the properties.  Villages
Northeast received cash distributions from property operations through
May 7, 1996.  After Villages Northeast received its preferential return,
the unaffiliated venture partner was entitled to a non-cumulative return on
its interest in the venture; additional net cash receipts were shared in a
ratio relating to the ownership interests of Villages Northeast (90%) and
its unaffiliated venture partner (10%).  Villages Northeast also had
preferred positions (related to Villages Northeast's investment in Post
Associates) with respect to distribution of net sale or refinancing
proceeds from Post Associates.  Operating profits and losses, in general,
were allocable 90% to Villages Northeast and 10% to the unaffiliated
venture partner, except that certain expenses paid for out of Villages
Northeast's cash payments were allocable solely to Villages Northeast and
certain costs of operations paid for out of capital contributions, if any,
of the unaffiliated venture partner were allocable solely to it.



<PAGE>


     On May 7, 1996, the Partnership sold (through the Villages Northeast
venture) the Dunwoody apartment complex to the unaffiliated venture
partner, pursuant to such venture partner's right of first refusal,  for
$47,000,000 less brokerage commissions, transfer taxes and legal fees of
approximately $470,000.  Approximately $30,900,000 of the sales proceeds
were utilized to retire the mortgage debt including a prepayment penalty of
approximately $435,000 (of which the Partnership's share of approximately
$130,500 was included as an extraordinary item in the Partnership's 1996
consolidated financial statements).  Additionally, approximately $787,000
(of which the Partnership's share was approximately $236,000) was paid to
the State of Georgia on behalf of the Holders of Interests for withholding
tax related to the sale.  As a result of the sale, the Partnership
recognized a gain of approximately $4,300,000 for financial reporting
purposes and a gain of approximately $8,600,000 for Federal income tax
purposes in 1996.  The Partnership made a distribution of $30 per Interest
from the net sales proceeds of this sale in August 1996.  In 1997, the
Partnership recognized a loss of approximately $269,000 for financial
reporting purposes resulting from the liquidation of Villages Northeast.

     JMB/NEWPARK

     In December 1986, the Partnership, through the JMB/NewPark joint
venture partnership, acquired an interest in an existing joint venture
partnership ("NewPark Associates") with the developer which owns an
interest in an existing enclosed regional shopping center in Newark,
California known as NewPark Mall.  JMB/NewPark invested $32,500,000 for its
50% interest in NewPark Associates.  In December 1995, the developer
transferred its interest in NewPark Associates to a new venturer which is
affiliated with the developer.

     The NewPark Mall secured a mortgage note payable in the principal
amount of $60,000,000, due on December 31, 2000.  The loan provided for
monthly interest-only payments of $357,500.  Interest on the non-recourse
loan accrued at 7.15% per annum.

     A portion of the proceeds from the note payable was used to pay the
outstanding balance, including accrued interest, under a previous mortgage
note payable.  The Partnership's share of net refinancing proceeds (after
payment of the previous mortgage note payable and costs and fees relating
to the refinancing) was $535,000.

     The NewPark Associates partnership agreement provided that JMB/NewPark
and the joint venture partner were each entitled to receive 50% of profits
and losses, net cash flow and net sale or refinancing proceeds of NewPark
Associates and were each obligated to advance 50% of any additional funds
required under the terms of the NewPark Associates partnership agreement.

     As a result of the acquisition by Federated Department Stores of the
company which owned the Emporium Capwell store at NewPark Mall, Federated,
which also owns the Macy's store at NewPark, approached the NewPark joint
venture regarding a sale of the Emporium building.  Simultaneously with its
negotiations to acquire the Emporium Capwell building, the NewPark joint
venture negotiated to sell the building to a national retail store owner. 
The transactions closed on April 22, 1997 and the joint venture received a
lease termination fee of approximately $2,187,000, of which the
Partnership's share was approximately $110,000.

     The portion of the shopping center owned by NewPark Associates was
managed by the former joint venture partner under a long-term agreement
pursuant to which it was obligated to manage the property and collect all
receipts from operations of the property.  In December 1995, the former
joint venture partner assigned its interest in the management agreement to
the new venture partner.  The manager was paid a management fee equal to 4%
of the fixed and percentage rent.  An amendment to the management agreement


<PAGE>


provided that the new manager would pay to an affiliate of the General
Partners of the Partnership an annual consulting fee in the amount of
$100,000 in consideration for assisting NewPark Associates and the new
venture partner in the evaluation of property budgets, and leasing and
long-term strategies for NewPark Mall.  Such consulting fee was paid out of
the management fee noted above.

     Pursuant to a liquidation agreement dated November 13, 1998, the
Partnership, its affiliated venture partner and the unaffiliated venture
partner dissolved NewPark Associates and distributed all of its assets to
the joint venture partners.  On November 18, 1998, the Partnership and its
affiliated venture partner sold their interests in the net assets of the
NewPark Mall to the unaffiliated joint venture partner for $16,000,000 less
brokerage commissions and closing costs of approximately $455,000.  As a
result of the sale, the Partnership recognized a gain for financial
reporting purposes of approximately $813,000 in 1998, in part as a result
of a previous impairment loss recognized by the Partnership of $430,000. 
The Partnership recognized a gain on sale of approximately $863,000 for
Federal income tax purposes in 1998.

     PALM DESERT

     In December 1988, the Partnership, Carlyle-XVII, and an affiliate of
the seller acquired through Palm Desert an interest in an existing,
enclosed regional shopping center known as Palm Desert Town Center in Palm
Desert, California and a leasehold interest in the underlying land.

     The Partnership and Carlyle-XVII acquired their interests in Palm
Desert, subject to a first mortgage loan with an outstanding principal
balance of approximately $43,500,000, for an initial aggregate contribution
of approximately $17,400,000, all of which was paid in cash at closing, of
which the Partnership's share was approximately $14,925,000.  The
Partnership and Carlyle-XVII's initial aggregate contribution was used to
make the distribution to the joint venture partner as described below and
to pay a portion of the closing costs.  Except for amounts to be
contributed to Palm Desert to pay certain closing costs, the joint venture
partner was not required to make any capital contributions to Palm Desert
at closing.  However, in consideration of a distribution from Palm Desert
at closing, the joint venture partner was obligated to make contributions
to Palm Desert to pay the $13,752,746 purchase price obligation of  Palm
Desert to the seller of the shopping center, of which the final $4,826,906
was paid in January 1993.  In addition, the joint venture partner was
obligated to make contributions to Palm Desert through December 1994 to pay
any operating deficits and to pay a portion of the returns to the
Partnership and Carlyle-XVII as described below.  Amounts required to pay
the cost of tenant improvements and allowances (the "Tenant Improvement
Costs") and other capital expenditures, as well as any operating deficits
of Palm Desert after December 1994, were contributed to Palm Desert 25% by
the joint venture partner and 75% by the Partnership and Carlyle-XVII in
the aggregate.

     The terms of the Palm Desert venture agreement provided that the
Partnership and Carlyle-XVII were entitled to receive out of net cash flow
a current preferred return and a cumulative preferred return, each based on
a negotiated rate of return on their respective initial capital
contributions (other than those used to pay closing costs).  Such current
preferred return, which the Partnership was entitled to receive through
December 31, 1994 (as defined) was received.  The Partnership, Carlyle-XVII
and the joint venture partner were entitled to a cumulative preferred
return, based on a negotiated rate of return on their respective
contributions to pay the Tenant Improvement Costs through December 1994
(the "Tenant Improvement Cost Contributions").  All cumulative preferred
returns were distributable on an equal priority level; however, they were
subordinate to the receipt by the Partnership and Carlyle-XVII of their
respective current year preferred return.  Any remaining annual cash flow


<PAGE>


was distributable 75% to the Partnership and Carlyle-XVII and 25% to the
joint venture partner until the Partnership and Carlyle-XVII had received
an amount equal to their initial capital contributions (other than those
used to pay closing costs) plus a negotiated annual internal rate of 
return thereon and an amount equal to their Tenant Improvement Cost
Contributions, and thereafter any remaining annual cash flow was
distributable 50% to the Partnership and Carlyle-XVII and 50% to the joint
venture partner.

     The Palm Desert venture agreement also provided that upon sale or
refinancing of the property, net sale or refinancing proceeds were
distributable first to the Partnership, Carlyle-XVII and the joint venture
partner to the extent of any deficiencies in the receipt of their
respective cumulative preferred returns; second, to the Partnership and
Carlyle-XVII in an amount equal to their initial capital contributions
(other than those used to pay closing costs) and their Tenant Improvement
Cost Contributions and, as an equal priority, to the joint venture partner
in an amount equal to its Tenant Improvement Cost Contributions; third, to
the joint venture partner in an amount equal to the amount contributed by
it to pay operating deficits through December 1994 and to provide a portion
of the Partnership's and Carlyle-XVII's current and cumulative preferred
return described above (not to exceed $1,700,000); fourth, 75% to the
Partnership and Carlyle-XVII and 25% to the joint venture partner until the
Partnership and Carlyle-XVII had received a negotiated annual internal rate
of return on their respective initial capital contributions (other than
those used to pay closing costs), and any remaining proceeds were
distributable 50% to the Partnership and Carlyle-XVII and 50% to the joint
venture partner.

     The land underlying the shopping center was owned by the lender under
the first mortgage loan.  Palm Desert leased the land by assignment of an
existing ground lease which had a term through December 2038 and provided
for minimum annual rental payments of $900,000, as well as for additional
rental payments for each calendar year equal to 50% of the amount by which
certain of the ground lessee's gross receipts from the shopping center
exceeded $6,738,256.  Total ground rent expense for the years ended
December 31, 1998, 1997 and 1996 was $1,162,669, $1,312,906 and 1,293,112,
respectively.  The ground lease provided for two 10-year extensions at the
option of the lessee.  The ground lease did not provide for any option on
the part of Palm Desert to purchase the land.

     Operating profits and losses, in general, were allocable in proportion
to the amount of net cash flow distributed to the partners of Palm Desert,
or, if there were no distributions of net cash flow, generally 75% to the
Partnership and Carlyle-XVII and 25% to the joint venture partner, except
that the deductions allocable with respect to certain expenses were
allocable to the partner whose contributions are used to pay such expenses.
For 1997 and 1996, losses were allocated 75% to the Partnership and
Carlyle-XVII and 25% to the joint venture partner as there were no
distributions made to the partners in 1997 and 1996.  For 1998, profits
were allocated to the partners in proportion to the amount of net cash flow
distributed to the partners of Palm Desert.

     The Palm Desert agreement also provided that the annual cash flow, net
sale or refinancing proceeds and tax items distributed or allocated
collectively to the Partnership and Carlyle-XVII generally were
distributable or allocable between them based upon their respective capital
contributions.  Such capital contributions were generally in the
percentages of approximately 85.8% for the Partnership and approximately
14.2% for Carlyle-XVII.

     The Partnership and Carlyle-XVII entered into an agreement with the
unaffiliated venture partner, effective January 1, 1998, pursuant to which
the Partnership and Carlyle-XVII granted the unaffiliated venture partner
an option to acquire their interests in the joint venture (the "Option
Agreement") .  Pursuant to the Option Agreement, the unaffiliated venture


<PAGE>


partner had the right (but not the obligation) to purchase all (but not
less than all) of the Partnership's and Carlyle-XVII's interests in the
joint venture by giving notice of its exercise of the option during the
term of the option, which was originally scheduled to expire July 15, 1998
but was extended first through August 14, 1998 pursuant to a first
amendment to the Option Agreement.  The Option Agreement also provided for
certain rights and obligations of the Partnership, Carlyle-XVII and the
unaffiliated venture partner with respect to the joint venture and its
property during the option term.  In consideration for the option and the
first amendment to the option, the unaffiliated venture partner was
required to pay $58,333 for each month of the option term.  Pursuant to a
second amendment to the Option Agreement, the option term was extended
through December 29, 1998, the unaffiliated venture partner was required to
pay $120,000 to the Partnership and Carlyle-XVII and the aggregate purchase
price for the interests was reduced to $4,000,000.  The Partnership and
Carlyle-XVII received their allocable shares of the consideration for the
option of which the Partnership's share was approximately $427,000. 
Concurrently with the execution of the Option Agreement, the joint venture
made a distribution to the Partnership and Carlyle-XVII in the aggregate
amount of approximately $740,000 (of which the Partnership's share was
approximately $635,000), which represented undistributed net cash flow of
the joint venture through the end of 1997.  All other funds and net cash
flow of the joint venture during the term of the option were held by the
joint venture for its use.  Upon the expiration of the Option Agreement,
the rights and obligations of the parties subsequent to expiration of the
Option Agreement were to be governed by the terms of the joint venture
partnership agreement without regard to changes previously affected by the
terms of the Option Agreement.

     On December 29, 1998, the Partnership and Carlyle-XVII sold their
respective interests in the joint venture pursuant to the Option Agreement
for $4,000,000, of which the Partnership's share was $3,431,000.  The sale
resulted in a gain to the Partnership in 1998 of approximately $2,019,000
for financial reporting purposes and a gain on sale of approximately
$3,418,000 for Federal income tax reporting purposes.  The Partnership had
no liability for any representations, warranties or covenants in connection
with the sale of its interest in the joint venture.

     The shopping center was managed pursuant to a long-term agreement with
an affiliate of the joint venture partner.  The manager was paid a fee
equal to 3% of the base and percentage rents collected under tenant leases,
increasing to 4% of the base and percentage rents for those years that the
Partnership and Carlyle-XVII received their current preferred return and
all of their cumulative preferred return for current and previous periods. 
In addition, under the terms of the management agreement, the manager or an
affiliate was entitled to receive compensation for leasing services.

LONG-TERM DEBT

     Long-term debt consists of the following at December 31, 1998 and
1997:
                                                 1998         1997    
                                              -----------  -----------
12% per annum mortgage note; secured by 
  the Palm Desert Town Center; payable 
  in monthly installments of principal 
  and interest of $446,842 until paid 
  in full in January 2019, released
  of liability pursuant to the 
  Partnership's sale of its interest
  in the Palm Desert joint venture. . . . .   $    --       41,079,673
        Less current portion of 
          long-term debt. . . . . . . . . .        --          457,144
                                              -----------  -----------
        Total long-term debt. . . . . . . .   $    --       40,622,529
                                              ===========  ===========



<PAGE>


PARTNERSHIP AGREEMENT

     Pursuant to the terms of the Partnership Agreement, net profits and
losses of the Partnership from operations were allocated 96% to the Holders
of Interests and 4% to the General Partners.  Profits from the sale or
other disposition of investment properties generally were allocated first
to the General Partners in an amount equal to the greater of the General
Partners' share of cash distributions from the proceeds of any such sale or
other disposition (as described below) or 1% of the total profits from any
such sales or other dispositions, plus an amount which would reduce
deficits (if any) in the General Partners' capital accounts to a level
consistent with the gain anticipated to be realized from the sale of
investment properties.  Losses from the sale or other disposition of
investment properties generally were allocated 4% to the General Partners. 
The remaining sale or other disposition profits and losses were allocated
to the Holders of Interests.

     The General Partners were not required to make any additional capital
contributions except under certain limited circumstances upon dissolution
and termination of the Partnership or the General Partners' interests in
the Partnership.  "Net cash receipts" from operations of the Partnership
were allocated 90% to the Holders of Interests and 10% to the General
Partners (of which 6.25% constituted a management fee to the Corporate
General Partner for services in managing the Partnership).

     The Partnership Agreement provided that, subject to certain
conditions, the General Partners would receive as a distribution of the
proceeds (net after expenses and liabilities and retained working capital)
from the sale or refinancing of a real property up to 3% of the selling
price for any property sold, and that the remaining net proceeds be
distributed 85% to the Holders of Interest and 15% to the General Partners.

However, prior to such distributions the Holders of Interests were entitled
to receive 99% and the General Partners 1% of net sale or refinancing
proceeds until the Holders of Interest (i) received cumulative cash
distributions from the Partnership's operations which, when combined with
net sale or refinancing proceeds previously distributed, equalled a 6%
annual non-compound return on the Holders' of Interests average capital
investment for each year (their initial capital investment as reduced by
net sale or refinancing proceeds previously distributed) commencing with
the third fiscal quarter of 1987 and (ii) received cash distributions of
net sale or refinancing proceeds in an amount equal to the Holders' of
Interests aggregate initial capital investment in the Partnership.  If upon
completion of the liquidation of the Partnership and the distribution of
all Partnership funds, the Holders of Interests had not received the
amounts in (i) and (ii) above, the General Partners were required to return
all or a portion of the 1% distribution of net sale or refinancing proceeds
described above up to an amount equal to such deficiency in payments to the
Holders of Interests pursuant to (i) and (ii) above.  The Holders of
Interests did not receive the return levels in (i) and (ii) above. 
Accordingly, in December 1998, the General Partners were required to
contribute to the Partnership $141,766, which represented the amount of all
distributions they previously received from sales and refinancing proceeds,
and such amount was included in the final liquidating distribution made to
the Holders of Interests.

TRANSACTIONS WITH AFFILIATES

     The General Partners received distributions from the operations of the
Partnership in the amount of $11,694, $11,695 and $38,009 for 1998, 1997
and 1996, respectively.  In addition, pursuant to the liquidating
distribution in December 1998, the General Partners received distributions
from operations of $463,856.  In connection with the liquidation and
termination of the Partnership, the General Partners were required to
contribute to the Partnership $141,766, which represented the amount of all
distributions they previously received from sale and refinancing proceeds,
and such amount was included in the final liquidating distribution made to
the Holders of Interests.



<PAGE>


     An affiliate of the General Partners was entitled to payment of
property management and leasing fees relating to 260 Franklin through
November 1994 and subsequently JMB guaranteed payment to the unaffiliated
third party property manager for the property management and leasing fees. 
Pursuant to a loan modification for the property, property management and
leasing fees were required to be escrowed through December 1995.  Beginning
in January 1996, the unaffiliated property manager was paid management and
leasing fees by the property.  During 1998, $1,510,132 of management and
leasing fees remained payable (as a result of the escrowing of certain 1995
and prior years' management and leasing fees payable to an affiliate of the
General Partners and JMB's payment pursuant to its guarantee of the fees to
the unaffiliated property manager) of which the Partnership's share was
$453,039.  In connection with the sale of the 260 Franklin Street building,
the Partnership assumed the liability for its pro rata share of the unpaid
fees, which amount was transferred to the accounts of the Partnership upon
the sale of 260 Franklin.  The debt was discharged prior to liquidation of
the Partnership and the amount was written off the accounts of the
Partnership.

     The Partnership, pursuant to the Partnership Agreement, is permitted
to engage in various transactions involving the Corporate General Partner
and its affiliates including the reimbursement for salaries and salary-
related expenses of its employees, certain of its officers, and other
direct expenses relating to the administration of the Partnership and the
operation of the Partnership's investments.  Fees, commissions and other
expenses required to be paid by the Partnership to the General Partners and
their affiliates for the years ending December 31, 1998, 1997 and 1996 are
as follows:

                                                           UNPAID AT  
                                                          DECEMBER 31,
                            1998       1997       1996       1998     
                          --------   --------   --------  ------------
Management fees to 
 Corporate General 
 Partners . . . . . . . . .$792,586    19,492     63,349         --   
Insurance commissions . . . 32,240     29,843     28,153         --   
Reimbursement (at cost) 
 for accounting services. .  7,279      5,767      4,553         --   
Reimbursement (at cost) 
 for portfolio
 management services. . . . 46,596     28,839     23,481         --   
Reimbursement (at cost) 
 for legal services . . . . 10,165      8,276      4,357         --   
Reimbursement (at cost) 
 for administrative 
 charges and other 
 out-of-pocket expenses . .  4,811      --         --            --   
                          --------    -------    -------       ------ 
                          $893,677     92,217    123,893         --   
                          ========    =======    =======       ====== 

     Pursuant to a winding up agreement between the Partnership and the
Corporate General Partner, in consideration of the Corporate General
Partner's assumption of any residual liabilities of the Partnership upon
its termination, the Partnership paid the Corporate General Partner $4,792
and transferred to the Corporate General Partner any residual rights to the
coverage and benefits of insurance on behalf of the Partnership and other
residual rights.



<PAGE>


UNCONSOLIDATED VENTURES - SUMMARY INFORMATION

     Summary combined financial information for JMB/Owings (through the
collection of the note receivable in July 1998), 260 Franklin (prior to its
disposal in January 1998), Villages Northeast (prior to its sale in May
1996) and JMB/NewPark (prior to its sale in November 1998) are as follows:

                                         1998             1997     
                                      -----------     ------------ 
Current assets. . . . . . . . . .    $      --           8,713,279 
Current liabilities . . . . . . .           --         (95,517,660)
                                     ------------     ------------ 
    Working capital . . . . . . .           --         (86,804,381)
                                     ------------     ------------ 
Deferred expenses and accrued 
 rents receivable . . . . . . . .           --           2,314,565 
Ventures partners' (equity)
 deficit. . . . . . . . . . . . .           --           9,247,047 
Investment properties, net. . . .           --         124,664,551 
Other liabilities . . . . . . . .           --            (288,460)
Long-term debt. . . . . . . . . .           --         (60,000,000)
                                     ------------     ------------ 
    Partnership's capital 
     (deficit). . . . . . . . . .    $      --         (10,866,678)
                                     ============     ============ 
Represented by:
  Invested capital. . . . . . . .    $ 58,461,522       58,008,483 
  Cumulative cash distributions .     (34,088,987)     (27,932,511)
  Cumulative losses . . . . . . .     (24,372,535)     (40,942,650)
                                     ------------     ------------ 
                                     $      --         (10,866,678)
                                     ============     ============ 
Total income. . . . . . . . . . .    $ 10,997,796       26,087,701 
Expenses. . . . . . . . . . . . .       7,093,153       28,106,925 
                                     ------------     ------------ 
                                        3,904,643       (2,019,224)
Gain on sale or disposition
  of investment in uncon-
  solidated ventures. . . . . . .      55,364,850          787,943 
                                     ------------     ------------ 
    Net earnings (loss) . . . . .    $ 59,269,493       (1,231,281)
                                     ============     ============ 
Partnership's share of 
  earnings (loss) . . . . . . . .    $ 16,570,115         (734,333)
                                     ============     ============ 

     Additionally, for the year ended December 31, 1996, total income was
$26,526,465, expenses were $47,299,819, the gain on sale of investment in
unconsolidated ventures was $15,258,640 and the net earnings (loss) was
$(432,499) for the unconsolidated ventures listed above.




<PAGE>


ITEM 9.  CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING 
         AND FINANCIAL DISCLOSURE

     There were no changes in or disagreements with the accountants during
fiscal years 1997 and 1998.



                               PART III

ITEM 10.  DIRECTORS AND EXECUTIVE OFFICERS OF THE PARTNERSHIP

     The Corporate General Partner of the Partnership was JMB Realty
Corporation ("JMB"), a Delaware corporation.  Substantially all of the
outstanding shares of JMB are owned, directly or indirectly, by certain of
its officers, directors, members of their families and their affiliates. 
JMB had responsibility for all aspects of the Partnership's operations
subject to the requirement that purchases and sales of real property were
to be approved by the Associate General Partner of the Partnership, ABPP
Associates, L.P., an Illinois limited partnership with JMB as its sole
general partner.  The limited partners of the Associate General Partner are
generally officers, directors and affiliates of JMB or its affiliates.

     The Partnership was subject to certain conflicts of interest arising
out of its relationships with the General Partners and their affiliates as
well as the fact that the General Partners and their affiliates are engaged
in a range of real estate activities.  Certain services were provided to
the Partnership or its investment properties by affiliates of the General
Partners, including property management services and insurance brokerage
services.  In general, such services were to be provided on terms no less
favorable to the Partnership than could be obtained from independent third
parties and were otherwise subject to conditions and restrictions contained
in the Partnership Agreement.  The Partnership Agreement permitted the
General Partners and their affiliates to provide services to, and otherwise
deal and do business with, persons who may have been engaged in
transactions with the Partnership, and permitted the Partnership to borrow
from, purchase goods and services from, and otherwise to do business with,
persons doing business with the General Partners or their affiliates.  The
General Partners and their affiliates may have been in competition with the
Partnership under certain circumstances, including, in certain geographical
markets, for tenants for properties and/or for the sale of properties. 
Because the timing and amount of cash distributions and profits and losses
of the Partnership may have been affected by various determinations by the
General Partners under the Partnership Agreement, including whether and
when to sell or refinance a property, the establishment and maintenance of
reasonable reserves and the determination of the sources (i.e., offering
proceeds, cash generated from operations or sale proceeds) and uses of such
reserves, the timing of expenditures and the allocation of certain tax
items under the Partnership Agreement, the General Partners may have had a
conflict of interest with respect to such determinations.

     The names, positions held and length of service therein of each
director and the executive officers and certain other officers of the
Corporate General Partner are as follows:



<PAGE>


                                                        Served in 
   Name                    Office                      Office Since
   ----                    ------                      ------------

   Judd D. Malkin          Chairman                     5/03/71
                           Director                     5/03/71
                           Chief Financial Officer      2/22/96
   Neil G. Bluhm           President                    5/03/71
                           Director                     5/03/71
   Burton E. Glazov        Director                     7/01/71
   Stuart C. Nathan        Executive Vice President     5/08/79
                           Director                     3/14/73
   A. Lee Sacks            Director                     5/09/88
   John G. Schreiber       Director                     3/14/73
   H. Rigel Barber         Executive Vice President     1/02/87
                           Chief Executive Officer      8/01/93
   Glenn E. Emig           Executive Vice President     1/01/93
                           Chief Operating Officer      1/01/95
   Gary Nickele            Executive Vice President     1/01/92
                           General Counsel              2/27/84
   Gailen J. Hull          Senior Vice President        6/01/88
   Howard Kogen            Senior Vice President        1/02/86
                           Treasurer                    1/01/91

     There is no family relationship among any of the foregoing directors
or officers.  The foregoing directors have been elected to serve a one-year
term until the annual meeting of the Corporate General Partner to be held
on June 2, 1999.  All of the foregoing officers have been elected to serve
one-year terms until the first meeting of the Board of Directors held after
the annual meeting of the Corporate General Partner to be held on June 2,
1999.  There are no arrangements or understandings between or among any of
said directors or officers and any other person pursuant to which any
director or officer was elected as such.

     JMB is the corporate general partner of Carlyle Real Estate Limited
Partnership-XI ("Carlyle-XI"), Carlyle Real Estate Limited Partnership-XIII
("Carlyle-XIII"), Carlyle Real Estate Limited Partnership-XIV
("Carlyle-XIV"), Carlyle Real Estate Limited Partnership-XV ("Carlyle-XV")
and Carlyle Income Plus, L.P.-II ("Carlyle Income Plus-II") and the
managing general partner of JMB Income Properties, Ltd.-V ("JMB Income-V"),
JMB Income Properties, Ltd.-VII ("JMB Income-VII"), JMB Income Properties,
Ltd.-X ("JMB Income-X"), and JMB Income Properties, Ltd.-XI ("JMB
Income-XI").  JMB is also the sole general partner of the associate general
partner of most of the foregoing partnerships.

     Most of the foregoing directors and officers are also officers and/or
directors of various affiliated companies of JMB including Arvida/JMB
Managers, Inc. (the general partner of Arvida/JMB Partners, L.P.
("Arvida")).  Most of such directors and officers are also partners,
directly or indirectly, of certain partnerships which are or were associate
general partners in the following real estate limited partnerships, among
others:  the Partnership, Carlyle-XI, Carlyle-XIII, Carlyle-XIV, Carlyle-
XV, JMB Income-VII, JMB Income-X, JMB Income-XI, and Carlyle Income Plus-
II.

     The business experience during the past five years of each such
director and officer of the Corporate General Partner of the Partnership in
addition to that described above is as follows:

     Judd D. Malkin (age 61) is an individual general partner of JMB
Income-V.  Mr. Malkin has been associated with JMB since October, 1969. 
Mr. Malkin is also a director of Urban Shopping Centers, Inc., an affiliate
of JMB that is a real estate investment trust in the business of owning,
managing and developing shopping centers.  He is also a director of Chisox
Corporation, which is the general partner of a limited partnership that
owns the Chicago White Sox Major League Baseball team, and CBLS, Inc.,
which is the general partner of the general partner of a limited
partnership that owns the Chicago Bulls National Basketball Association
team.  He is a Certified Public Accountant.


<PAGE>


     Neil G. Bluhm (age 61) is an individual general partner of JMB
Income-V.  Mr. Bluhm has been associated with JMB since August, 1970.  Mr.
Bluhm is also a principal of Walton Street Capital, L.L.C., which sponsors
real estate investment funds, and a director of Urban Shopping Centers,
Inc.  He is a member of the Bar of the State of Illinois and a Certified
Public Accountant.

     Burton E. Glazov (age 60) has been associated with JMB since June,
1971 and served as an Executive Vice President of JMB until December 1990. 
Mr. Glazov is currently retired.  He is a member of the Bar of the State of
Illinois.

     Stuart C. Nathan (age 57) has been associated with JMB since July,
1972.  He is a member of the Bar of the State of Illinois.

     A. Lee Sacks (age 65) has been associated with JMB since December,
1972.  He is also President and a director of JMB Insurance Agency, Inc.

     John G. Schreiber (age 52) has been associated with JMB since
December, 1970 and served as an Executive Vice President of JMB until
December 1990.  Mr. Schreiber is President of Schreiber Investments, Inc.,
which is engaged in the real estate investing business.  He is also a
senior advisor and partner of Blackstone Real Estate Advisors L.P., an
affiliate of the Blackstone Group, L.P.  He is also a director of Urban
Shopping Centers, Inc., Host Marriott Corporation, The Brickman Group,
Ltd., which is engaged in the landscape maintenance business, and a
director of a number of investment companies advised or managed by T. Rowe
Price Associates, Inc. with its affiliates and a trustee of Amli
Residential Property Trust.  He holds a Masters degree in Business
Administration from Harvard University Graduate School of Business.

     H. Rigel Barber (age 50) has been associated with JMB since March,
1982.  He holds a J.D. degree from the Northwestern Law School and is a
member of the Bar of the State of Illinois.

     Glenn E. Emig (age 51) has been associated with JMB since December,
1979.  Prior to becoming Executive Vice President of JMB in 1993, Mr. Emig
was Executive Vice President and Treasurer of JMB Institutional Realty
Corporation.  He holds a Masters degree in Business Administration from the
Harvard University Graduate School of Business and is a Certified Public
Accountant.

     Gary Nickele (age 46) has been associated with JMB since February,
1984.  He holds a J.D. degree from the University of Michigan Law School
and is a member of the Bar of the State of Illinois.

     Gailen J. Hull (age 50) has been associated with JMB since March,
1982.  He holds a Masters degree in Business Administration from Northern
Illinois University and is a Certified Public Accountant.

     Howard Kogen (age 63) has been associated with JMB since March, 1973. 
He is a Certified Public Accountant.



ITEM 11.  EXECUTIVE COMPENSATION

     Officers and directors of the Corporate General Partner received no
direct remuneration in such capacities from the Partnership.  The
Partnership was required to pay a management fee to the Corporate General
Partner and the General Partners were entitled to receive a share of cash
distributions, when and as cash distributions were made to the Holders of
Interests, and a share of profits or losses.  Reference is made to the
Notes for a description of such distributions and allocations.  In 1998,
the General Partners received $475,551 of distributions, including the
liquidating distribution, and the Corporate General Partner received
management fees of $792,586.  The General Partners received a share of
Partnership income for Federal income tax purposes aggregating $2,645,455
in 1998.


<PAGE>


     In connection with the liquidation and termination of the Partnership,
the General Partners were required to contribute to the Partnership
$141,766, which represented the amount of all distributions they previously
received from sale and refinancing proceeds, and such amount was included
in the liquidating distribution made to the Holders of Interests.  The
General Partners were required to contribute such amount because the
Holders of Interests had not received distributions of net sale or
refinancing proceeds equal to their initial capital investment in the
Partnership plus certain other distributions constituting a specified
return on their average capital investment for each year (i.e., their
initial capital investment as reduced by net sale or refinancing proceeds
previously distributed) commencing with the third quarter of 1987.

     The Partnership was permitted to engage in various transactions
involving the General Partners and their affiliates, certain of which may
have involved conflicts of interest, as discussed in Item 10 above.  The
relationship of the Partnership to the Corporate General Partner (and its
directors and officers) and its affiliates is set forth above in Item 10.

     An affiliate of the General Partners was entitled to payment of
property management and leasing fees relating to 260 Franklin through
November 1994 and subsequently JMB guaranteed payment to the unaffiliated
third party property manager for the property management and leasing fees. 
Pursuant to a loan modification for the property, property management and
leasing fees were required to be escrowed through December 1995.  Beginning
in January 1996, the unaffiliated property manager was paid management and
leasing fees by the property.  During 1998, $1,510,132 of management and
leasing fees remained payable (as a result of the escrowing of certain 1995
and prior years' management and leasing fees payable to an affiliate of the
General Partners and JMB's payment pursuant to its guarantee of the fees to
the unaffiliated property manager) of which the Partnership's share was
$453,039.  In connection with the sale of the 260 Franklin Street building,
the Partnership assumed the liability for its pro rata share of the unpaid
fees, which amount was transferred to the accounts of the Partnership upon
the sale of 260 Franklin.  The debt was discharged prior to liquidation of
the Partnership and the amount was written off the accounts of the
Partnership.

     As set forth in the Prospectus of the Partnership, the Corporate
General Partner was required to negotiate such agreements on terms no less
favorable to the Partnership than those customarily charged for similar
services in the relevant geographical area (but in no event at rates
greater than 6% of the gross income from the property), and such agreements
could be terminated by either party thereto, without penalty, upon 60 days
notice.

     In December 1995, the joint venture partner in NewPark Associates, a
joint venture that owned NewPark Mall, agreed to pay to an affiliate of the
Corporate General Partner an annual consulting fee of $100,000 in
consideration of such affiliate's assisting NewPark Associates and the
joint venture partner in the evaluation of property budgets and leasing and
long-term strategies for NewPark Mall.  Such consulting fee did not
increase the management fee payable by NewPark Associates under the
management agreement with the joint venture partner.

     JMB Insurance Agency, Inc., an affiliate of the Corporate General
Partner, earned and received insurance brokerage commissions in 1998
aggregating $32,240 in connection with the provision of insurance coverage
for certain of the real property investments of the Partnership and
providing professional liability insurance for the Partnership.  Such
commissions are at rates set by insurance companies for the classes of
coverage provided.



<PAGE>


     The General Partners of the Partnership or their affiliates were
reimbursed for their direct expenses or out-of-pocket expenses, salaries
for administrative, legal and accounting services relating to the adminis-
tration of the Partnership and the acquisition and operation of the
Partnership's real property investments.  Such costs for 1998 were $68,851,
all of which was paid as of December 31, 1998.  Reference is made to the
Notes.

     Pursuant to a winding up agreement between the Partnership and the
Corporate General Partner, in consideration of the Corporate General
Partner's assumption of any residual liabilities of the Partnership upon
its termination, the Partnership paid the Corporate General Partner $4,792
and transferred to the Corporate General Partner any residual rights to the
coverage and benefits of insurance on behalf of the Partnership and other
residual rights.



<PAGE>


<TABLE>
<CAPTION>

ITEM 12.  SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT

     (a) No person or group was known by the Partnership to own beneficially more than 5% of the outstanding
Interests of the Partnership immediately prior to its liquidation.

     (b) The Corporate General Partner, its officers and directors and the Associate General Partner beneficially
owned the following Interests of the Partnership immediately prior to its liquidation:


                                  NAME OF                              AMOUNT AND NATURE
                                  BENEFICIAL                           OF BENEFICIAL       PERCENT
TITLE OF CLASS                    OWNER                                OWNERSHIP           OF CLASS 
--------------                    ----------                           -----------------   --------
<S>                               <C>                                  <C>                 <C>
Limited Partnership               JMB Realty Corporation               5.25685 Interests   Less than 1%
Interests (and Assignee                                                (1)(2)
Interests therein)

Limited Partnership               Corporate General Partner,           7.42372 Interests   Less than 1%
Interests (and Assignee           its officers and                     (1)(2)(3)
Interests therein)                directors and the
                                  Associate General
                                  Partner as a group
-----------------
<FN>

     (1)  Includes .25685 Interests owned directly by JMB.

     (2)  Includes 5 Interests owned by the Initial Limited Partner of the Partnership, for which JMB, as its
indirect majority shareholder, is deemed to have shared voting and investment power.

     (3)  Includes 2.16687 Interests owned by an estate for which an officer acts as co-executor and is deemed to
have shared investment and voting power for such Interests.

     No officer or director of the Corporate General Partner of the Partnership possessed a right to acquire
beneficial ownership of Interests of the Partnership.

     Reference is made to Item 10 for information concerning ownership of the Corporate General Partner.

     (c) There existed no arrangement, known to the Partnership, the operation of which may have resulted in a
change in control of the Partnership.


</TABLE>


<PAGE>


ITEM 13.  CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS

     There were no significant transactions or business relationships with
the Corporate General Partner, affiliates or their management other than
those described in Items 10 and 11 above.



                                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 Index to Financial Statements
filed with this annual report).

           (2)   Exhibits.

                 3-A.   Amended and Restated Agreement of Limited
Partnership and the Assignment Agreement set forth as Exhibit B to the
Prospectus, copies of which are hereby incorporated herein by reference to
Exhibit 3 and Exhibit 4-A to the Partnership's Report on Form 10-K for
December 31, 1992 (File No. 0-16516) dated March 19, 1993.

                 3-B.   Acknowledgement of rights and duties of the
General Partners of the Partnership between ABPP Associates, L.P. (a
successor Associated General Partner of the Partnership) and JMB Realty
Corporation as of December 31, 1995 dated November 18, 1996 are hereby
incorporated herein by reference to the Partnership's Report for September
30, 1996 on Form 10-Q (File No. 0-16516) dated November 8, 1996.

                 4-A.   Assignment Agreement set forth as Exhibit B to
the Prospectus, a copy of which is incorporated by reference to Exhibit 4-A
to the Partnership's Report on Form 10-K for December 31, 1992 (File No. 0-
16516) dated March 19, 1993.

                 4-B.   Documents relating to the loan modification of
the mortgage loan secured by the 260 Franklin Street Building is hereby
incorporated by reference to Exhibit 4-B to the Partnership's Form 10-K for
December 31, 1992 (File No. 0-16516) dated March 27, 1992.

                 4-C.   Documents relating to the third mortgage
modification and extension agreement secured by the 260 Franklin Street
Building dated December 4, 1996 are hereby incorporated herein by reference
to the Partnership's Report for December 31, 1996 on Form 10-K (File No. 0-
16516) dated March 21, 1997.

                 4-D.   First Amendment to Loan Documents relating to the
mortgage loan secured by Dunwoody Crossing Apartments (Phases I and III) is
hereby incorporated by reference to the Partnership's Form 10-Q for
September 30, 1994 (File No. 0-16516) dated November 10, 1994.



<PAGE>


                 4-E.   Documents relating to the modification of the
mortgage loan secured by Dunwoody Crossing Apartments (Phases I and III)
are hereby incorporated by reference to the Partnership's Form 10-K for
December 31, 1994 (File No. 0-16516) dated March 27, 1995.

                 4-F.   Forbearance agreement relating to the
modification of the mortgage loan secured by NewPark Mall dated October,
1995 is hereby incorporated by reference to the Partnership's Report on
Form 10-Q for September 30, 1995 (File No. 0-16516) dated November 9, 1995.

                 4-G.   Documents relating to the Promissory Note secured
by NewPark Mall dated December 19, 1995 are hereby incorporated by
reference to the Partnership's Report on Form 10-K for December 31, 1995
(File No. 0-16516) dated March 25, 1996.

                 10-A.  Escrow Deposit Agreement is hereby incorporated
by reference to Exhibit 10.1 to the Partnership's Amendment No. 1 to Form
S-11 (File No. 33-3567) Registration Statement dated May 14, 1986.

                 10-B.  Acquisition documents relating to the purchase of
an interest in the 260 Franklin Street Building, Boston, Massachusetts, are
hereby incorporated herein by reference to Exhibit 10.4 to the
Partnership's Amendment No. 2 to Form S-11 (File No. 33-3567) dated July
25, 1986.

                 10-C.  Additional acquisition documents relating to the
purchase of an interest in the 260 Franklin Street Building, Boston,
Massachusetts, are hereby incorporated herein by reference to Exhibit
10.4.1 to the Partnership's Post-Effective Amendment No. 1 to Form S-11
(File No. 33-3567) dated September 30, 1986.

                 10-D.  Acquisition documents relating to the purchase by
the Partnership of an interest in NewPark Mall in Newark (Alameda County),
California, are hereby incorporated herein by reference to Exhibit 10.6 to
the Partnership's Post-Effective Amendment No. 2 to Form S-11 (File No. 33-
3567) dated December 30, 1986.

                 10-E.  Acquisition documents relating to the acquisition
by the Partnership of an interest in the Palm Desert Town Center in Palm
Desert, California, dated December 23, 1988 are hereby incorporated by
reference to Exhibit 1 to the Partnership's Report on Form 8-K (File No. 0-
16516) dated January 6, 1989.

                 10-F.  Documents relating to the assignment of JMB/125's
interest in 125 Broad Street Company are hereby incorporated by reference
to the Partnership's Report on Form 10-K for December 31, 1994 (File No. 0-
16516) dated March 27, 1995.

                 10-G.  Modification to Reserve Escrow Agreement relating
to the 260 Franklin Street Building is hereby incorporated by reference to
the Partnership's Report on Form 10-Q for March 31, 1995 (File No. 0-16516)
dated May 11, 1995.



<PAGE>


                 10-H.  Modification to Reserve Escrow Agreement relating
to the 260 Franklin Street Building dated December 4, 1996 are hereby
incorporated herein by reference to the Partnership's Report for December
31, 1996 on Form 10-K (File No. 0-16516) dated March 21, 1997.

                 10-I.  Sale documents relating to the contract for sale
between VNE Partners, L.P. and Post Apartment Homes, L.P. dated May 7, 1996
regarding the sale of the Partnership's interest in the Dunwoody Crossing
Apartments are hereby incorporated by reference to the Partnership's Report
on Form 10-Q for June 30, 1996 (File No. 0-16516) dated August 9, 1996.

                 10-J.  Modification to Reserve Escrow Agreement relating
to the 260 Franklin Street Building dated May 22, 1997 is incorporated
herein by reference to the Partnership's Report for June 30, 1997 on Form
10-Q (File No. 0-16516) dated August 8, 1997.

                 10-K.  Palm Desert Option Agreement and Palm Desert
Agreement for Purchase and Sale of Partnership Interests by the Partnership
and Carlyle-XVII relating to the unaffiliated venture partner's option to
purchase the Partnership and Carlyle-XVII's interest in the joint venture
dated March 11, 1998 are hereby incorporated by reference to the
Partnership's Report for March 31, 1998 on Form 10-Q (File No. 0-16516)
dated May 13, 1998.

                 10-L.  First Amendment to Palm Desert Option Agreement,
and First Amendment to Palm Desert Agreement for Purchase and Sale of
Partnership Interests by the Partnership and Carlyle-XVII relating to the
unaffiliated venture partner's option to purchase the Partnership and
Carlyle-XVII's interest in the joint venture dated July 15, 1998 is hereby
incorporated by reference to the Partnership's Report for September 30,
1998 on Form 10-Q (File No. 0-16516) dated November 11, 1998.

                 10-M.  Second Amendment to Palm Desert Option Agreement
and Second Amendment to Palm Desert Agreement for Purchase and Sale of
Partnership Interests by the Partnership and Carlyle-XVII relating to the
unaffiliated venture partner's option to purchase the Partnership and
Carlyle-XVII's interest in the joint venture dated December 28, 1998 is
hereby incorporated by reference to the Partnership's Report on Form 8-K
(File No. 0-16516) dated January 13, 1999.

                 10-N.  Partnership Interest Purchase Agreement relating
to the sale of the Partnership and Carlyle-XV's interest in the NewPark
Mall dated November 18, 1998 is filed herewith.



<PAGE>


                 21.    List of Subsidiaries

                 24.    Powers of Attorney

                 27.    Financial Data Schedule

           Although certain additional long-term debt instruments of the
Registrant have been excluded from Item 4 above, pursuant to Rule
601(b)(4)(iii), the Registrant commits to provide copies of such to the
Securities and Exchange Commission upon request.

           ---------------------

           (b)     On January 13, 1999, the Partnership filed a report on
Form 8-K with respect to the sale of its interest in the joint venture that
owned the Palm Desert Town Center on December 29, 1998.  Such report on
Form 8-K included a description of the sale.

     No annual report or proxy material for the fiscal year 1998 has been
sent to the Partners of the Partnership.  An annual report will be sent to
the Partners subsequent to this filing.



<PAGE>


                              SIGNATURES

     Pursuant to the requirements of Section 13 or 15(d) of the Securities
Act of 1934, the Partnership has duly caused this report to be signed on
its behalf by the undersigned, thereunto duly authorized.

             CARLYLE REAL ESTATE LIMITED PARTNERSHIP - XVI

             By:     JMB Realty Corporation
                     Corporate General Partner


                     GAILEN J. HULL
             By:     Gailen J. Hull
                     Senior Vice President
             Date:   March 22, 1999

     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.

             By:     JMB Realty Corporation
                     Corporate General Partner

                     JUDD D. MALKIN*
             By:     Judd D. Malkin, Chairman and 
                     Chief Financial Officer
             Date:   March 22, 1999

                     NEIL G. BLUHM*
             By:     Neil G. Bluhm, President and Director
             Date:   March 22, 1999

                     H. RIGEL BARBER*
             By:     H. Rigel Barber, Chief Executive Officer
             Date:   March 22, 1999

                     GLENN E. EMIG*
             By:     Glenn E. Emig, Chief Operating Officer
             Date:   March 22, 1999


                     GAILEN J. HULL
             By:     Gailen J. Hull, Senior Vice President
                     Principal Accounting Officer
             Date:   March 22, 1999

                     A. LEE SACKS*
             By:     A. Lee Sacks, Director
             Date:   March 22, 1999

                     STUART C. NATHAN*
             By:     Stuart C. Nathan, Executive Vice President
                       and Director
             Date:   March 22, 1999

             *By:    GAILEN J. HULL, Pursuant to a Power of Attorney


                     GAILEN J. HULL
             By:     Gailen J. Hull, Attorney-in-Fact
             Date:   March 22, 1999


<PAGE>


             CARLYLE REAL ESTATE LIMITED PARTNERSHIP - XVI

                             EXHIBIT INDEX
                             -------------


                                        DOCUMENT
EXHIBIT                                 INCORPORATED   SEQUENTIALLY
NO.      EXHIBIT                        BY REFERENCE   NUMBERED PAGE
-------  -------                        ------------   -------------

  3-A.   Amended and Restated Agree-
         ment of Limited Partnership 
         of the Partnership                  Yes

  3-B.   Acknowledgement of rights
         and duties of the General
         Partners of the Partnership         Yes

  4-A.   Assignment Agreement                Yes

  4-B.   Documents relating to the 
         loan modification of the 
         mortgage loan secured by the 
         260 Franklin Street Office 
         Building                            Yes

  4-C.   Documents relating to the 
         third mortgage modification and
         extension agreement secured 
         by the 260 Franklin Street 
         Building                            Yes

  4-D.   First Amendment to Loan 
         Documents relating to the 
         mortgage loan secured by 
         Dunwoody Crossing Apartments 
         (Phases I and III)                  Yes

  4-E.   Documents relating to the 
         modification of the mortgage 
         loan secured by Dunwoody 
         Crossing Apartments (Phases I 
         and III)                            Yes

  4-F.   Forbearance agreement relating to
         the modification of the mortgage 
         loan secured by New Park Mall       Yes

  4-G.   Documents relating to the Promissory 
         Note secured by New Park Mall       Yes

 10-A.   Escrow Deposit Agreement            Yes

 10-B.   Acquisition documents relating
         to the purchase of an interest
         in the 260 Franklin Street
         Building, Boston, Massachusetts     Yes

 10-C.   Additional acquisition documents 
         relating to the purchase of an 
         interest in the 260 Franklin 
         Street Building, Boston, 
         Massachusetts                       Yes

 10-D.   Acquisition documents 
         relating to the purchase by
         the Partnership of an interest
         in NewPark Mall in Newark
         (Alameda County), California        Yes



<PAGE>


 10-E.   Acquisition documents
         relating to the acquisition
         by the Partnership of an
         interest in the Palm Desert
         Town Center in Palm Desert,
         California, dated Decem-
         ber 23, 1988                        Yes

10-F.    Documents relating to the 
         assignment of JMB/125's interest
         in 125 Broad Street Company         Yes

10-G.    Modification to Reserve
         Escrow Agreement relating to 
         the 260 Franklin Street
         Building                            Yes

10-H.    Modification to Reserve
         Escrow Agreement dated
         December 4, 1996, relating
         to the 260 Franklin Street
         Building                            Yes

10-I     Sale documents relating to the
         contract for sale between VNE
         Partners, L.P. and Post
         Apartment Homes, L.P. regarding
         the sale of the Partnership's
         interest in the Dunwoody 
         Crossing Apartments                 Yes

10-J.    Modification to Reserve Escrow
         Agreement relating to the
         260 Franklin Street Building
         dated August 8, 1997                Yes

10-K.    Palm Desert Option Agreement and
         and Palm Desert Agreement for 
         Purchase and Sale of Partnership 
         Interests                           Yes

10-L.    First Amendment to Palm Desert 
         Option Agreement and First 
         Amendment to Palm Desert
         Agreement for Purchase and
         Sale of Partnership Interests       Yes

10-M.    Second Amendment to Palm Desert 
         Option Agreement and Second
         Agreement to Palm Desert 
         Agreement for Purchase and 
         Sale of Partnership Interests       Yes

10-N.    Partnership Interest Purchase 
         Agreement relating to sale 
         of Interest in NewPark Mall          No

 21.     List of Subsidiaries                 No

 24.     Powers of Attorney                   No

 27.     Financial Data Schedule              No


     ---------------------