SECURITIES AND EXCHANGE COMMISSION

                          Washington, D.C.  20549

                                 FORM 10-Q

(Mark One)

  [x]             QUARTERLY REPORT PURSUANT TO SECTION 13 OR
                 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended   March 31, 2000
                                ----------------

                                    OR


  [ ]        TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d)
                OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from                  to

                   Commission file number      1-8594
                                               -------


                    PRESIDENTIAL REALTY CORPORATION
                    -------------------------------
          (Exact name of registrant as specified in its charter)

       Delaware                                        13-1954619
       ---------                                       ----------
(State or other jurisdiction of                    (I.R.S. Employer
  incorporation or organization)                   Identification No.)

  180 South Broadway, White Plains, New York              10605
  ------------------------------------------              ------
  (Address of principal executive offices)              (Zip Code)

Registrant's telephone number, indicating area code     914-948-1300
                                                        ------------

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

The number of shares outstanding of each of the issuer's classes of common stock
as of the close of business on May 8, 2000 was 478,940  shares of Class A common
and 3,217,773 shares of Class B common.













              PRESIDENTIAL REALTY CORPORATION AND SUBSIDIARIES




                              Index to Form 10-Q

                          For the Three Months Ended

                                March 31, 2000



Part I - Financial Information (Unaudited)


     Consolidated Balance Sheets

     Consolidated Statements of Operations

     Consolidated Statements of Cash Flows

     Notes to Consolidated Financial Statements

     Management's Discussion and Analysis of
       Financial Condition and Results of Operations

Part II - Other Information

     Item 6.  Exhibits and Reports on Form 8-K





<TABLE>
PRESIDENTIAL REALTY CORPORATION AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEETS (Unaudited)
<CAPTION>



Assets                                                                                     March 31,                   December 31,
                                                                                             2000                          1999
                                                                                   --------------------          -------------------
<S>                                                                                <C>                           <C>
  Real estate (Note 2)                                                                     $62,978,704                  $35,647,633
    Less: accumulated depreciation                                                           8,501,203                    8,231,480
                                                                                   --------------------          -------------------

  Net real estate                                                                           54,477,501                   27,416,153
                                                                                   --------------------          -------------------

  Mortgage portfolio (Note 3):
    Sold properties                                                                         28,456,200                   28,481,797
    Related parties                                                                          1,558,025                    1,574,028
                                                                                   --------------------          -------------------

    Total mortgage portfolio                                                                30,014,225                   30,055,825
                                                                                   --------------------          -------------------

  Less discounts:
    Sold properties                                                                          1,783,490                    1,837,722
    Related parties                                                                            129,633                      132,073
                                                                                   --------------------          -------------------

    Total discounts                                                                          1,913,123                    1,969,795
                                                                                   --------------------          -------------------

  Less deferred gains:
    Sold properties                                                                         11,320,373                   11,320,373
    Related parties                                                                            902,568                      908,343
                                                                                   --------------------          -------------------

    Total deferred gains                                                                    12,222,941                   12,228,716
                                                                                   --------------------          -------------------

  Net mortgage portfolio (of which $123,872 in 2000
    and $127,803 in 1999 are due within one year)                                           15,878,161                   15,857,314
                                                                                   --------------------          -------------------

  Minority partners' interest (Note 4)                                                       7,869,541                    7,904,533
  Prepaid expenses and deposits in escrow                                                    1,930,383                    1,434,079
  Other receivables (net of valuation allowance of
    $80,317 in 2000 and $139,822 in 1999)                                                      604,691                      494,220
  Securities available for sale (Note 5)                                                     1,049,528                    2,299,494
  Cash and cash equivalents                                                                  1,965,788                    7,014,542
  Other assets                                                                               1,942,162                    1,641,095
                                                                                   --------------------          -------------------

  Total Assets                                                                             $85,717,755                  $64,061,430
                                                                                   ====================          ===================



  See notes to consolidated financial statements.
</TABLE>



<TABLE>
PRESIDENTIAL REALTY CORPORATION AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEETS (Unaudited)
<CAPTION>

Liabilities and Stockholders' Equity

                                                                                          March 31,                  December 31,
                                                                                            2000                         1999
                                                                                     ------------------           ------------------
<S>                                                                                  <C>                          <C>

      Liabilities:
        Mortgage debt (of which $1,487,011 in 2000 and
          $1,338,491 in 1999 are due within one year) (Note 6)                             $61,168,868                  $39,379,458
        Executive pension plan liability                                                     1,492,776                    1,479,185
        Accrued liabilities                                                                  1,638,112                    1,637,069
        Accrued taxes payable                                                                                               220,500
        Accrued postretirement costs                                                           530,132                      538,398
        Deferred income                                                                         94,196                       46,533
        Accounts payable                                                                       360,572                      414,195
        Other liabilities                                                                      882,291                      799,490
                                                                                     ------------------           ------------------

      Total Liabilities                                                                     66,166,947                   44,514,828
                                                                                     ------------------           ------------------


      Stockholders' Equity:
        Common stock; par value $.10 per share
          Class A, authorized 700,000 shares, issued and
            outstanding 478,940 shares                                                          47,894                       47,894
          Class B                   March 31, 2000            December 31, 1999                321,896                      321,240
           -----------          ------------------            ------------------
          Authorized:                   10,000,000                   10,000,000
          Issued:                        3,218,957                    3,212,402
          Treasury:                          1,258                        1,258

        Additional paid-in capital                                                           2,611,864                    2,573,281
        Retained earnings                                                                   17,090,255                   17,209,589
        Net unrealized loss on securities available for sale (Notes 5 and 8)                  (136,773)                    (221,074)
        Class B, treasury stock (at cost)                                                      (16,828)                     (16,828)
        Notes receivable for exercise of stock options                                        (367,500)                    (367,500)
                                                                                     ------------------           ------------------

      Total Stockholders' Equity                                                            19,550,808                   19,546,602
                                                                                     ------------------           ------------------

      Total Liabilities and Stockholders' Equity                                           $85,717,755                  $64,061,430
                                                                                     ==================           ==================








        See notes to consolidated financial statements.
</TABLE>




<TABLE>
PRESIDENTIAL REALTY CORPORATION AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF OPERATIONS (Unaudited)
<CAPTION>





                                                                                          THREE MONTHS ENDED MARCH 31,
                                                                                         ---------------------------------------

                                                                                             2000                     1999
                                                                                         --------------           --------------
Income:
<S>                                                                                      <C>                      <C>
  Rental                                                                                    $2,880,532               $2,603,761
  Interest on mortgages - sold properties                                                      744,165                  841,053
  Interest on wrap mortgages                                                                                            299,387
  Interest on mortgages - related parties                                                       45,209                   55,452
  Investment income                                                                            126,753                  111,407
  Other                                                                                         20,314                   10,698
                                                                                         --------------           --------------

Total                                                                                        3,816,973                3,921,758
                                                                                         --------------           --------------

Costs and Expenses:
  General and administrative                                                                   721,169                  666,867
  Interest on note payable and other                                                                                    185,849
  Interest on wrap mortgage debt                                                                                         31,322
  Amortization of  loan acquisition costs                                                                                 3,128
  Depreciation on non-rental property                                                            5,675                    6,255
  Rental property:
    Operating expenses                                                                       1,158,270                1,168,759
    Interest on mortgages                                                                      766,049                  746,305
    Real estate taxes                                                                          247,392                  221,575
    Depreciation on real estate                                                                270,584                  243,441
    Amortization of mortgage costs                                                              20,741                  221,771
    Minority interest share of partnership income                                              168,195                  128,653
                                                                                         --------------           --------------

Total                                                                                        3,358,075                3,623,925
                                                                                         --------------           --------------


Income before net gain from sales of properties, notes and securities                          458,898                  297,833

Net gain from sales of properties, notes and securities (includes a provision
  for Federal and State taxes of $1,566,474 in 1999)                                            12,703                6,718,968
                                                                                         --------------           --------------

Net Income                                                                                    $471,601               $7,016,801
                                                                                         ==============           ==============


Earnings per Common Share (basic and diluted) (Note 1-C):
  Income before net gain from sales of properties, notes and securities                          $0.13                    $0.08

  Net gain from sales of properties, notes and securities                                         0.00                     1.86
                                                                                         --------------           --------------

Net Income per Common Share                                                                      $0.13                    $1.94
                                                                                         ==============           ==============

Cash Distributions per Common Share                                                              $0.16                    $0.16
                                                                                         ==============           ==============

Weighted Average Number of Shares Outstanding                                                3,692,081                3,608,628
                                                                                         ==============           ==============





See notes to consolidated financial statements.
</TABLE>



<TABLE>
PRESIDENTIAL REALTY CORPORATION AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CASH FLOWS (Unaudited)
<CAPTION>


                                                                                            THREE MONTHS ENDED MARCH 31,
                                                                                        --------------------------------------------

                                                                                             2000                        1999
                                                                                        ----------------            ----------------
Cash Flows from Operating Activities:
<S>                                                                                      <C>                         <C>
  Cash received from rental properties                                                       $2,997,647                  $2,674,090
  Interest received                                                                             800,259                   1,119,661
  Miscellaneous income                                                                           19,690                      10,074
  Interest paid on rental property mortgages                                                   (766,652)                   (751,264)
  Interest paid on wrap mortgage debt                                                                                       (31,322)
  Interest paid on note payable and other                                                                                  (199,983)
  Cash disbursed for rental property operations                                              (1,849,318)                 (1,052,703)
  Cash disbursed for general and administrative costs                                          (812,906)                   (392,859)
                                                                                        ----------------            ----------------

Net cash provided by operating activities                                                       388,720                   1,375,694
                                                                                        ----------------            ----------------


Cash Flows from Investing Activities:
  Payments received on notes receivable                                                          41,600                     790,446
  Proceeds from sale of notes receivable                                                                                 20,331,599
  Payments of taxes payable on gain from sale of notes                                         (220,500)
  Deposit received on contract of sale of property                                                                           87,300
  Payments disbursed for additions and improvements                                             (69,212)                   (267,844)
  Purchase of property                                                                      (27,275,886)
  Proceeds from sale of property                                                                 69,979
  Purchases of securities                                                                                                (3,120,231)
  Proceeds from sales of securities                                                           1,280,355
                                                                                        ----------------            ----------------

Net cash (used in) provided by investing activities                                         (26,173,664)                 17,821,270
                                                                                        ----------------            ----------------

Cash Flows from Financing Activities:
  Principal payments on mortgage debt:
    Properties owned                                                                           (110,590)                   (105,600)
    Wrap mortgage debt on sold properties                                                                                   (98,723)
  Mortgage debt payment from proceeds of mortgage refinancing                                                            (3,120,190)
  Mortgage proceeds                                                                          21,900,000                   3,195,500
  Mortgage costs                                                                               (350,096)                    (82,824)
  Principal payments on note payable                                                                                    (10,395,361)
  Cash distributions on common stock                                                           (590,935)                   (576,651)
  Proceeds from dividend reinvestment and share purchase plan                                    21,014                      24,969
  Distributions to minority partners                                                           (133,203)                   (270,670)
                                                                                        ----------------            ----------------

Net cash provided by (used in) financing activities                                          20,736,190                 (11,429,550)
                                                                                        ----------------            ----------------


Net Increase (Decrease) in Cash and Cash Equivalents                                         (5,048,754)                  7,767,414

Cash and Cash Equivalents, Beginning of Period                                                7,014,542                   1,764,465
                                                                                        ----------------            ----------------

Cash and Cash Equivalents, End of Period                                                     $1,965,788                  $9,531,879
                                                                                        ================            ================



See notes to consolidated financial statements.
</TABLE>



<TABLE>
PRESIDENTIAL REALTY CORPORATION AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CASH FLOWS (Unaudited)
<CAPTION>


                                                                                            THREE MONTHS ENDED MARCH 31,
                                                                                        --------------------------------------------

                                                                                             2000                        1999
                                                                                        ----------------            ----------------
<S>                                                                                     <C>                         <C>
Reconciliation of Net Income to Net Cash
  Provided by Operating Activities

Net Income                                                                                     $471,601                  $7,016,801
                                                                                        ----------------            ----------------


Adjustments  to  reconcile   net  income  to  net  cash  provided  by  operating
  activities:
    Depreciation and amortization                                                               297,000                     474,595
    Gain from sales of properties, notes and securities                                         (12,703)                 (6,718,968)
    Issuance of treasury stock for fees and expenses                                                                          5,378
    Amortization of discounts on notes and fees                                                 (92,562)                   (296,829)
    Minority share of partnership income                                                        168,195                     128,653
Changes in assets and liabilities:
    Decrease (increase) in accounts receivable                                                  (74,580)                    137,674
    Increase (decrease) in accounts payable and accrued liabilities                             (47,255)                    456,109
    Increase (decrease) in deferred income                                                       47,663                      (2,515)
    Decrease (increase) in prepaid expenses, deposits in escrow
      and deferred charges                                                                     (454,619)                    173,077
    Increase in security deposit liabilities                                                     82,046                       2,601
    Other                                                                                         3,934                        (882)
                                                                                        ----------------            ----------------

Total adjustments                                                                               (82,881)                 (5,641,107)
                                                                                        ----------------            ----------------


Net cash provided by operating activities                                                      $388,720                  $1,375,694
                                                                                        ================            ================





See notes to consolidated financial statements.
</TABLE>






PRESIDENTIAL REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
FOR THE THREE MONTHS ENDED MARCH 31, 2000

1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

A. General - Presidential Realty Corporation  ("Presidential" or the "Company"),
a Real Estate Investment Trust ("REIT"),  is engaged  principally in the holding
of notes and mortgages secured by real estate and in the ownership of income
producing real estate.  Presidential operates in a single business segment,
investments in real estate related assets.

B. Principles of Consolidation - The consolidated financial statements include
the  accounts  of   Presidential   Realty   Corporation  and  its  wholly  owned
subsidiaries.  Additionally,  the consolidated financial statements include 100%
of the account  balances of UTB Associates and PDL, Inc. and Associates  Limited
Co-Partnership ("Home Mortgage Partnership"), partnerships in which Presidential
or PDL, Inc., a wholly owned subsidiary of Presidential, is the General Partner.

All significant intercompany balances and transactions have been eliminated.

C. Net  Income  Per  Share - Basic net  income  per share  data is  computed  by
dividing the net income by the weighted  average number of shares of Class A and
Class B common stock outstanding during each period.  Basic net income per share
and diluted  income per share are the same for the three  months ended March 31,
2000 and 1999.  The dilutive  effect of stock  options is  calculated  using the
treasury stock method.

D. Basis of Presentation - The  accompanying  unaudited  consolidated  financial
statements have been prepared in accordance with generally  accepted  accounting
principles for interim financial information.  In the opinion of management, all
adjustments  (consisting of only normal recurring accruals) considered necessary
for a fair  presentation  of the results for the  respective  periods  have been
reflected.  These financial  statements and accompanying notes should be read in
conjunction with the Company's Form 10-K for the year ended December 31, 1999.

E. Management Estimates - In preparing the consolidated  financial statements in
conformity with generally accepted accounting principles, management is required
to make estimates and assumptions that affect the reported amounts of assets and
liabilities  and disclosure of contingent  assets and liabilities as of the date
of the  consolidated  balance  sheets  and the  reported  amounts  of income and
expense  for the  reporting  period.  Actual  results  could  differ  from those
estimates.

2. REAL ESTATE

   Real estate is comprised of the following:
                                                 March 31,      December 31,
                                                   2000             1999
                                              -----------       -----------
Land                                          $ 9,599,970       $ 5,461,173
Buildings and leaseholds                       53,074,148        29,909,205
Furniture and equipment                           304,586           277,255
                                              -----------       -----------
Total real estate                             $62,978,704       $35,647,633
                                              ===========       ===========

In March,  2000,  the Company  purchased  two apartment  properties,  Farrington
Apartments,  a 224 unit garden  apartment  property in  Clearwater,  Florida and
Preston  Lake  Apartments,  a 320 unit  garden  apartment  property  in  Tucker,
Georgia.  The  purchase  price  for  the  Farrington   Apartments  property  was
$9,630,950 and the purchase price for the Preston Lake  Apartments  property was
$17,450,000.  In connection with the purchase of these two apartment properties,
the  Company  obtained  first  mortgage  loans of  $7,900,000  and  $14,000,000,
respectively.

The following pro forma  consolidated  results of operations are presented as if
the  acquisitions  of  Farrington  Apartments  and Preston Lake  Apartments  had
occurred on January 1, 2000.

                                              Three Months Ended March 31, 2000
                                              ----------------------------------
                                              As Reported              Pro Forma
                                              -----------             ----------
Income:
  Rental                                      $2,880,532              $3,872,137
  Other                                          936,441                 936,441
                                              ----------              ----------
Total                                          3,816,973               4,808,578
                                              ----------              ----------
Costs and Expenses:
  Rental property:
    Operating expenses                         1,158,270               1,503,693
    Interest on mortgages                        766,049               1,183,744
    Real estate taxes                            247,392                 322,071
    Depreciation and amortization                291,325                 452,936
  Other                                          895,039                 895,039
                                              ----------              ----------
Total                                          3,358,075               4,357,483
                                              ----------              ----------
Income before net gain from sales of
  properties, notes and securities               458,898                 451,095

Net gain from sales of properties,
  notes and securities                            12,703                  12,703
                                              ----------              ----------
Net Income                                    $  471,601               $ 463,798
                                              ==========              ==========
Net Income per Common Share (basic
  and diluted)                                     $0.13                   $0.13
                                              ==========              ==========
The pro forma  consolidated  results of operations  include the actual operating
results  of the  acquired  properties  from  January  1,  2000  to the  date  of
acquisition,  plus  adjustments  to give effect to revised  property  management
fees, interest expense on acquisition debt, depreciation expense on the acquired
properties and amortization of mortgage costs. The pro forma  information is not
necessarily indicative of the results of operations that would have occurred had
the acquisitions been made at the beginning of 2000 or the results of operations
for future periods.

3.  MORTGAGE PORTFOLIO

The Company's mortgage portfolio includes notes receivable - sold properties and
notes receivable - related parties.

Notes receivable - sold properties consist of:

(1) Long-term purchase money notes from sales of properties previously owned by
the Company or notes  purchased by the Company.  These purchase money notes have
varying interest rates with balloon payments due at maturity.

(2) Notes  receivable  from sales of cooperative  apartment  units.  These notes
generally  have market  interest  rates and the majority of these notes amortize
monthly with balloon payments due at maturity.

Notes receivable - related parties are all due from Ivy Properties, Ltd. or its
affiliates (collectively "Ivy") and consist of:

(1)  Purchase  money  notes  resulting  from sales of  property  or  partnership
interests to Ivy.

(2) Notes receivable  relating to loans made by the Company to Ivy in connection
with Ivy's cooperative conversion business.

At March 31, 2000,  all of the notes in the  Company's  mortgage  portfolio  are
current with the exception of the Mark Terrace  mortgage note,  which is secured
by 172 unsold cooperative apartment units at Mark Terrace Apartments, Bronx, New
York. The annual interest on the Mark Terrace note is due in advance in February
of each year.  The 2000  interest  payment of $140,084 has not been received and
the  Company  has  accrued  interest  income  of  $36,423  for the  period.  The
outstanding  principal  balance of the note is  $2,244,000  and the net carrying
value of the note is $1,685,750 after deducting a deferred gain of $558,250. The
Company  anticipates  that the annual  interest  payment will be received in the
second quarter of 2000.

4. MINORITY PARTNERS' INTEREST

Presidential  is the General  Partner of UTB  Associates and PDL, Inc., a wholly
owned  subsidiary  of  Presidential,  is the  General  Partner of Home  Mortgage
Partnership.  Presidential  has  a  66-2/3%  interest  in  UTB  Associates,  and
Presidential  and PDL,  Inc.  have an aggregate  26%  interest in Home  Mortgage
Partnership. As the General Partner of these partnerships, Presidential and PDL,
Inc.,  respectively,  exercise  effective  control  over the  business  of these
partnerships, and, accordingly,  Presidential consolidates these partnerships in
the accompanying financial statements.  The minority partners' interest reflects
the minority partners' equity in the partnerships.

The minority partners'  interest in the Home Mortgage  Partnership is a negative
interest  and  therefore,  minority  partners'  interest  is a net  asset on the
Company's financial  statements.  The negative basis for each partner's interest
in the Home Mortgage  Partnership  is due to the  refinancing of the mortgage on
the property and the distribution of the proceeds to the partners.  The mortgage
debt, which is included in the Company's financial statements,  is substantially
in excess of the net carrying  amount of the property,  but the  estimated  fair
value of the property is significantly greater than the mortgage debt. Thus, the
asset recorded as minority  partners'  interest  should be realized upon sale of
the property.

Minority partners' interest is comprised of the following:

                                                  March 31,     December 31,
                                                    2000           1999
                                                  ----------    ------------
Home Mortgage Partnership                         $8,092,494      $8,112,127
UTB Associates                                      (222,953)       (207,594)
                                                  ----------    ------------
Total minority partners' interest                 $7,869,541      $7,904,533
                                                  ==========    ============

5. SECURITIES AVAILABLE FOR SALE

The cost and fair value of securities available for sale are as follows:

                                                 March 31,      December 31,
                                                   2000             1999
                                                ----------      -----------
Cost                                            $1,186,301       $2,520,568
Gross unrealized gains                               1,590            1,824
Gross unrealized losses                           (138,363)        (222,898)
                                                ----------      -----------
Fair value                                      $1,049,528       $2,299,494
                                                ==========      ===========

During the three  months  ended  March 31,  2000,  the Company  sold  securities
available for sale for gross  proceeds of $1,285,263  and a net loss of $53,911.
This  net loss was  composed  of a gross  loss of  $56,217  and a gross  gain of
$2,306.  During the three months  ended March 31,  1999,  there were no sales of
securities available for sale.

6. MORTGAGE DEBT

In  connection  with the  purchase of  Farrington  Apartments  and Preston  Lake
Apartments in March,  2000, the Company obtained first mortgage loans secured by
the properties as follows:

                           Mortgage   Interest   Monthly   Maturity    Balloon
Property                     Loan       Rate     Payment     Date      Payment
--------                   --------   --------   -------   --------    -------
Farrington Apartments    $ 7,900,000    8.25%   $ 59,350   5/1/2010  $ 7,106,299
Preston Lake Apartments   14,000,000    8.15%    104,195   5/1/2010   12,564,077

7. INCOME TAXES

Presidential has elected to qualify as a Real Estate  Investment Trust under the
Internal Revenue Code. A REIT which  distributes at least 95% of its real estate
investment trust taxable income to its shareholders  each year by the end of the
following  year and which meets  certain other  conditions  will not be taxed on
that portion of its taxable income which is distributed to its shareholders.

For the year ended  December 31, 1999,  the Company had taxable  income  (before
distributions to stockholders)  of approximately  $3,711,000  ($1.01 per share),
which included  approximately  $2,836,000 ($.77 per share) of capital gains. The
$3,711,000 was reduced by the $630,000 ($.17 per share) of undistributed
capital gains  designated as paid under  Section  857(b)(3)(D).  At December 31,
1999,   the  Company   accrued   $220,500  for  income  taxes  on  the  $630,000
undistributed  capital gain, which tax was subsequently  paid in January,  2000.
The  $3,081,000  balance of taxable income will be reduced by the $801,000 ($.22
per share) of its 1999  distributions  that were not  utilized in  reducing  the
Company's 1998 taxable income.  In addition,  the Company may elect to apply any
eligible year 2000 distributions to reduce its 1999 taxable income.

As previously stated, in order to retain REIT status, Presidential is required
to distribute 95% of its REIT taxable income (exclusive of capital gains).  As
of March 31, 2000,  Presidential  has  distributed all of the required 95% ($.23
per share) of its 1999 REIT taxable income. In addition,  although no assurances
can be given,  it is the Company's  present  intention to distribute  all of its
1999 taxable income (after the $630,000 retained capital gain) and therefore, no
provision  for income  taxes was made for the  $3,081,000  of taxable  income at
December 31, 1999.

Furthermore,   the  Company  had  taxable   income  (before   distributions   to
stockholders)  for the  three  months  ended  March  31,  2000 of  approximately
$235,000 ($.06 per share), which included approximately $13,000 ($.00 per share)
of capital gains. This amount will be reduced by 2000 distributions
that were not utilized in reducing the Company's 1999 taxable income and by
any eligible 2001 distributions that the Company may elect to utilize as a
reduction of its 2000 taxable income.

Presidential intends to continue to maintain its REIT status.  Presidential has,
for tax purposes,  reported the gain from the sale of certain of its  properties
using the installment method.

8. COMPREHENSIVE INCOME

The Company's  only element of other  comprehensive  income is the change in the
unrealized  gain (loss) on the Company's  securities  available for sale.  Thus,
comprehensive  income,  which  consists  of  net  income  plus  or  minus  other
comprehensive  income,  for the three  months  ended March 31, 2000 and 1999 was
$555,902 and $6,951,889, respectively.

9. COMMITMENTS AND CONTINGENCIES

Presidential  is not a party to any material legal  proceedings  except as noted
below.

UTB Associates,  a partnership in which the Company holds a 66-2/3% interest, is
a tenant under a lease (the "Professional Space Lease") of 24,400 square feet of
professional office space at University Towers, a cooperative apartment building
in New Haven,  Connecticut.  UTB Associates  sublets the  professional  space to
unrelated  parties.   In  June,  1999,   University  Towers  Owners  Corp.,  the
cooperative corporation, filed a petition for reorganization under Chapter 11 of
the U.S.  Bankruptcy Code in the United States Bankruptcy Court for the District
of Connecticut,  New Haven division. As part of the bankruptcy  proceedings,  in
July, 1999 the cooperative corporation filed an Adversary Proceeding against UTB
Associates for termination of the Professional Space Lease and damages primarily
based on claims arising under  Connecticut  law. The Company has been advised by
its litigation  counsel that there are meritorious  defenses to the claim raised
by the cooperative corporation and that if these defenses are successful,  it is
unlikely  that the  Professional  Space  Lease  will be  terminated  or that any
damages  will be  assessed  against  UTB  Associates.  However,  in light of the
uncertainties of litigation, no assurances can be given as to the outcome of the
litigation.  The Company's financial statements reflect approximately $19,000 of
income from the  Professional  Space Lease for each of the quarters  ended March
31, 2000 and 1999.

In addition,  the Company may be a party to routine litigation incidental to the
ordinary  course of its  business.  In the  opinion  of  management,  all of the
Company's  properties  are  adequately  covered by insurance in accordance  with
normal insurance practices. The Company is not aware of any environmental issues
at any of its  properties,  with the  exception  of the  environmental  expenses
incurred in prior years at its Mapletree  Industrial  Center property in Palmer,
Massachusetts.  The  presence,  with or  without  the  Company's  knowledge,  of
hazardous  substances at any of its  properties  could have an adverse effect on
the Company's operating results and financial condition.


PRESIDENTIAL REALTY CORPORATION AND SUBSIDIARIES

MANAGEMENT'S DISCUSSION AND ANALYSIS OF
FINANCIAL CONDITION AND RESULTS OF OPERATIONS
FOR THE THREE MONTHS ENDED MARCH 31, 2000 AND 1999

Results of Operations

Financial Information for the three months ended March 31, 2000 and 1999:
----------------------------------------------------------------------------

Revenue decreased by $104,785  primarily as a result of decreases in interest on
wrap mortgages and  mortgages-sold  properties.  These  decreases were offset by
increases in rental income.

Rental  income  increased  by $276,771  primarily as a result of the purchase of
Farrington  Apartments  on March 15,  2000,  which  increased  rental  income by
$86,043.  In addition,  rental income  increased by $71,807 at the Home Mortgage
Plaza  property  and  by  $118,921  at  all  other  properties.  The  Farrington
Apartments and the Preston Lake Apartments properties were purchased late in the
first quarter of 2000 and did not significantly impact results of operations.

Interest on wrap mortgages decreased by $299,387 as a result of the modification
of the New  Haven  wraparound  mortgage  notes in 1999 and the sale of the Grant
House wraparound mortgage note in 1999. As a result of these  transactions,  the
Company no longer holds any wraparound mortgage notes.

Interest on mortgages-sold  properties decreased by $96,888 primarily due to the
$240,795  decrease in  amortization  of discounts on notes.  The majority of the
discounts on the notes held by Presidential were entirely amortized as the notes
matured,  or when a  particular  note was paid off or sold.  This  decrease  was
partially  offset  by the  $145,746  increase  in  interest  as a result of rate
increases and modifications.

Costs and expenses  decreased by $265,850 primarily due to decreases in interest
on note payable and other and decreases in amortization of mortgage costs. These
decreases were offset by increases in general and administrative  expenses, real
estate tax expenses and minority interest share of partnership income.

Interest  on note  payable  and other  decreased  by $185,849 as a result of the
repayment of the note payable in February, 1999.

Amortization  of mortgage costs  decreased by $201,030  primarily as a result of
the write-off in 1999 of unamortized  mortgage costs of $166,756 and the $31,200
prepayment penalty fee associated with the prior mortgage on the Cambridge Green
property which was refinanced in 1999.

General and  administrative  expenses increased by $54,302 primarily as a result
of increases  in salary  expense of $22,743 and  increases in executive  pension
plan and employee pension plan expenses of $19,052 and $21,851, respectively.

Real estate tax expenses  increased by $25,817 primarily as a result of property
tax rate increases and assessment increases.

Minority  interest share of partnership  income increased by $39,542 as a result
of an increase in partnership income on the Home Mortgage Plaza property.

Net gain from sales of  properties,  notes and  securities are sporadic (as they
depend on the timing of sales or the receipt of  installments  or prepayments on
purchase money notes). In 2000, the net gain from sales of properties, notes and
securities was $12,703 compared with $6,718,968 in 1999:

Gain from sales recognized at March 31,                    2000           1999
                                                           ----           ----
  Sales of mortgage notes:
    Fairfield Towers First and Second Mortgages
    (net of taxes of $1,566,474) sold in 1999                        $6,050,740
  Grant House wraparound mortgage note sold in 1999                     425,000
  Deferred gains recognized upon receipt of
    principal payments on notes:
    Pinewood - $317,662 principal prepayment
         received in 1999                                               218,534
    Overlook                                              $ 5,775         5,228
    Fairfield Towers Second Mortgage                                     19,466
  Sale of property:
    Broad Park Lodge                                       60,839
  Sales of securities                                     (53,911)
                                                          -------    ----------
                                                          $12,703    $6,718,968
                                                          =======    ==========

Balance Sheet

Real estate  increased by  $27,331,071 as a result of the purchase of Farrington
Apartments and Preston Lake Apartments in March, 2000. The capitalized costs for
Farrington  Apartments,  a 224 unit garden  apartment  property  in  Clearwater,
Florida was $1,900,000  for land and $7,896,421 for buildings and  improvements.
The capitalized  costs for Preston Lake Apartments,  a 320 unit garden apartment
property  in  Tucker,  Georgia,  was  $2,240,000  for land and  $15,239,465  for
buildings and  improvements.  In addition,  additions and  improvements to other
properties were $65,185.

Prepaid expenses and deposits in escrow increased by $496,304 as a result of the
purchase of Farrington Apartments and Preston Lake Apartments in March of 2000.

Securities available for sale decreased by $1,249,966 as a result of the sale of
$1,334,267 in marketable equity securities, primarily interest-bearing corporate
preferred stocks,  offset by an $84,301 increase in the fair value of securities
available for sale.

Cash and cash equivalents  decreased by $5,048,754  primarily as a result of the
cash  utilized  for the  purchase of  Farrington  Apartments  and  Preston  Lake
Apartments.

Mortgage debt increased by $21,789,410  primarily due to the $7,900,000 mortgage
on  Farrington   Apartments  and  the  $14,000,000   mortgage  on  Preston  Lake
Apartments.

Deferred  income  increased  by $47,663  primarily as a result of an increase of
$42,213 in prepaid rents.

In March,  2000,  three directors of the Company were each given 1,000 shares of
the Company's Class B common stock as partial payment for directors fees for the
2000 year. The average market value for the previous month of the Class B common
stock,  on which the fees were based,  was $6.075 per share. As a result of this
transaction,  the  Company  recorded  $18,225 in prepaid  directors  fees (to be
amortized  during  2000) based on the  average  market  value of the stock.  The
Company recorded  additions to the Company's Class B common stock of $300 at par
value of $.10 per share and $17,925 to additional paid-in capital.

Net unrealized  loss on securities  available for sale decreased by $84,301 as a
result of the increase in the fair value of securities available for sale.

Forward-Looking Statements

Certain   statements  made  in  this  report  may  constitute   "forward-looking
statements"  within the meaning of Section 27A of the Securities Act of 1933, as
amended and Section 21E of the Securities Exchange Act of 1934, as amended. Such
forward-looking  statements include statements  regarding the intent,  belief or
current  expectations  of the Company and its  management  and involve known and
unknown  risks,  uncertainties  and other  factors  which  may cause the  actual
results,  performance or achievements of the Company to be materially  different
from any future  results,  performance or  achievements  expressed or implied by
such forward-looking  statements.  Such factors include, among other things, the
following:  general  economic and business  conditions,  which will, among other
things affect the demand for apartments or commercial  space,  availability  and
creditworthiness  of  prospective  tenants,   lease  rents  and  the  terms  and
availability of financing; adverse changes in the real estate markets including,
among  other  things,  competition  with other  companies;  risks of real estate
development  and  acquisition;   governmental   actions  and  initiatives;   and
environment/safety requirements.

Liquidity and Capital Resources

Management  believes  that the  Company  has  sufficient  liquidity  and capital
resources  to  carry  on its  existing  business  and,  barring  any  unforeseen
circumstances, to pay the dividends required to maintain REIT status in the
foreseeable  future.  During the  quarter  ended  March 31,  2000,  the  Company
purchased two new properties and utilized a substantial portion of its available
funds,  as well as  obtaining  mortgage  financing  for the  purchase  of  these
properties.  Except as discussed  herein,  management  is not aware of any other
trends, events, commitments or uncertainties that will have a significant effect
on liquidity.

Presidential obtains funds for working capital and investment from its
available cash and cash  equivalents,  from securities  available for sale, from
operating  activities,  from  refinancing  of mortgage  loans on its real estate
equities,  and from the sales of or  repayments on its mortgage  portfolio.  The
Company  also has at its  disposal a $250,000  unsecured  line of credit  from a
lending institution.

At March 31, 2000, Presidential had $1,965,788 in available cash and cash
equivalents,  a decrease of $5,048,754 from the $7,014,542 at December 31, 1999.
This decrease in cash and cash equivalents was due to cash provided by operating
activities of $388,720 and financing  activities of $20,736,190,  offset by cash
used in investing activities of $26,173,664.

Operating Activities

Presidential's principal source of cash from operating activities is from
interest on its mortgage  portfolio,  which was $800,259 in 2000.  In 2000,  net
cash  received from rental  property  operations  was $248,474,  which is net of
distributions  from  partnership  operations  to  minority  partners  but before
additions and improvements and mortgage amortization.

Investing Activities

Presidential  holds a portfolio  of mortgage  notes  receivable,  which  consist
primarily of notes arising from sales of real properties previously owned by
the Company.  During 2000, the Company received principal payments of $41,600 on
its  mortgage  portfolio  of which  $4,866  represented  prepayments,  which are
sporadic and cannot be relied upon as a regular  source of liquidity.

In March, 2000, the Company  purchased  Farrington  Apartments and Preston Lake
Apartments for a purchase price of $9,630,950 and  $17,450,000,  respectively.
The Company obtained first mortgage loans of $7,900,000 and $14,000,000,
respectively, which are secured by the properties. (See Balance Sheet above and
Financing Activities below).

During 2000, the Company  invested  $69,212 in additions and improvements to its
properties.

The Company  also holds a portfolio of  marketable  equitable  securities  which
decreased  by  $1,249,966,  primarily  as a  result  of the  $1,334,267  sale of
corporate  preferred  stocks,  offset  by an  increase  in  the  fair  value  of
securities of $84,301.

Financing Activities

The Company's indebtedness at March 31, 2000, consisted of $61,168,868 of
mortgage debt. The mortgage debt, which is secured by individual properties,  is
nonrecourse  to  the  Company  with  the  exception  of the  $255,541  Mapletree
Industrial Center mortgage,  which is secured by the property and a guarantee of
repayment by Presidential.  In addition, some of the Company's mortgages provide
for  personal   liability  for  damages   resulting   from   specified  acts  or
circumstances,  such as for  environmental  liabilities  and  fraud.  Generally,
mortgage debt  repayment is serviced  with cash flow from the  operations of the
individual  properties.  During  2000,  the Company  made  $110,590 of principal
payments on mortgage debt.

In  connection  with the  purchase of  Farrington  Apartments  and Preston  Lake
Apartments in March,  2000, the Company obtained first mortgage loans secured by
the properties as follows:

                            Mortgage   Interest  Monthly   Maturity    Balloon
Property                      Loan       Rate    Payment     Date      Payment
--------                  ----------   -------- --------  --------- ----------
Farrington Apartments    $ 7,900,000    8.25%   $ 59,350  5/1/2010  $ 7,106,299
Preston Lake Apartments   14,000,000    8.15%    104,195  5/1/2010   12,564,077

In addition,  the Company  paid  mortgage  costs of $350,096  for the  mortgages
obtained for the new properties.  These mortgage costs were capitalized to other
assets  and  will be  amortized  over  the life of the  mortgages  applying  the
interest method.

The mortgages on the Company's  properties  are at fixed rates of interest.  The
majority  of the  mortgages  have  balloon  payments  due at  maturity  with the
exception of four mortgages which are self-liquidating.

During 2000,  Presidential  declared and paid cash  distributions of $590,935 to
its shareholders and received proceeds from its dividend  reinvestment and share
purchase plan of $21,014.


PART II - OTHER INFORMATION



Item 6.  Exhibits and Reports on Form 8-K.

(a)      Exhibits:

10.12    Employment Agreement dated January 1, 2000 between the Company and
          Jeffrey F. Joseph.

10.13    Employment Agreement dated January 1, 2000 between the Company and
           Steven Baruch.

10.14    Employment Agreement dated January 1, 2000 between the Company and
          Thomas Viertel.

27.    Financial Data Schedule.

(b)      During the calendar quarter ended March 31, 2000, the Company filed two
         Form 8-K's dated  March 27,  2000,  and April 10, 2000 which  disclosed
         under Item 2 -  Acquisition  or  Disposition  of Assets the purchase of
         Farrington  Apartments  and the  purchase of Preston  Lake  Apartments,
         respectively.


SIGNATURES


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


PRESIDENTIAL REALTY CORPORATION
       (Registrant)


DATE:  May 12, 2000                By:  /s/ Jeffrey F. Joseph
                                      ---------------------
                                      Jeffrey F. Joseph
                                      President



DATE:  May 12, 2000                By:  /s/ Elizabeth Delgado
                                      ---------------------
                                      Elizabeth Delgado
                                      Treasurer