UNITED STATES
               SECURITIES AND EXCHANGE COMMISSION
                    Washington, D.C.  20549

                          FORM 10-KSB

[X]  Annual  Report Under Section 13 or 15(d) of  the  Securities
Exchange Act of 1934

    For the fiscal year ended      December 31, 2004

                               or

[ ] Transition Report Under Section 13 or 15(d) of the
    Securities Exchange Act of 1934

    For the transition period from               to

    Commission File Number               0-16857

              Brauvin Income Properties  L.P. 6
       (Name of small business issuer in its charter)

               Delaware                      36-1276801
    (State or other jurisdiction of     (I.R.S. Employer
     incorporation or organization)    Identification No.)

    30 North LaSalle Street, Chicago, Illinois        60602
     (Address of principal executive offices)      (Zip Code)

                         (312) 759-7660
                  (Issuer's telephone number)

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

    Title of each class              Name of each exchange on
                                           which registered
              None                              None

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

                  Limited Partnership Interests
                        (Title of class)

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

Check  if there is no disclosure of delinquent filers in response
to  Item 405 of Regulation S-B is not contained in this form, and
no  disclosure  will  be  contained,  to  the  best  of  issuer's
knowledge,   in   definitive  proxy  or  information   statements
incorporated by reference in Part III of this Form 10-KSB or  any
amendment to this Form 10-KSB. [ X ]

State issuer's revenues for its most recent year $136,982.

The aggregate sales price of the limited partnership interests of
the  issuer (the "Units") to unaffiliated investors of the issuer
was $7,842,500.  This does not reflect market value.  This is the
price  at which the Units were sold to the public.  There  is  no
current established trading market for these Units, nor have  any
of the Units been sold within the last 60 days.

Portions  of the Prospectus of the issuer dated May 30, 1986,  as
supplemented  September 3, 1986, October 28, 1986,  December  30,
1986 and May 29, 1987 and filed pursuant to Rule 424(b) under the
Securities Act of 1933, as amended, are incorporated by reference
into  Parts  II  and III of this Annual Report  on  Form  10-KSB.


                BRAUVIN INCOME PROPERTIES L.P. 6
                 2004 FORM 10-KSB ANNUAL REPORT
                             INDEX

                             PART I
                                                           Page
Item 1.  Description of Business                             3

Item 2.  Description of Properties                           6

Item 3.  Legal Proceedings                                  12

Item 4.  Submission of Matters to a Vote of Security
         Holders                                            12

                            PART II

Item 5.  Market for the Issuer's Limited Partnership
         Interests and Related Security Holder Matters      13

Item 6.  Management's Discussion and Analysis or Plan
         of Operation                                       13

Item 7.  Consolidated Financial Statements and
         Supplementary Data                                 21

Item 8.  Changes in and Disagreements with Accountants on
         Accounting and Financial Disclosure                21

Item 8a. Controls and Procedures                            21

Item 8b. Other Information                                  22

                            PART III

Item 9.  Directors, Executive Officers, Promoters
         and Control Persons; Compliance with Section
         16(a) of the Exchange Act                          23

Item 10. Executive Compensation                             25

Item 11. Security Ownership of Certain Beneficial Owners
         and Management                                     25

Item 12. Certain Relationships and Related Transactions     26

Item 13. Exhibits                                           27

Item 14. Principal Accountant Fees and Services             27

Signatures                                                  29

                             PART I

Item 1. Description of Business.

  Brauvin  Income  Properties L.P. 6  (the  "Partnership")  is  a
Delaware  limited  partnership  organized  for  the  purpose   of
acquiring,  operating, holding for investment  and  disposing  of
commercial properties consisting principally of existing shopping
centers and, to a lesser extent, office and industrial buildings.
The  General Partners of the Partnership are Brauvin 6, Inc.  and
Jerome  J.  Brault.   On August 8, 1997, Mr.  Cezar  M.  Froelich
resigned as an Individual General Partner effective 90 days  from
August  14, 1997.  Brauvin 6, Inc. is owned by the A.G.E.  Realty
Corporation Inc.(50%) and by Messrs. Brault (beneficially)  (25%)
and  Froelich  (25%).   A.G. Edwards &  Sons,  Inc.  and  Brauvin
Securities,  Inc., affiliates of the General Partners,  were  the
selling agents of the Partnership.  The Partnership is managed by
an affiliate of the General Partners.

  The  Partnership  was  formed in April 1986.   The  Partnership
filed  a  Registration Statement on Form S-11 with the Securities
and  Exchange Commission which became effective on May 30,  1986.
The  offering  was  terminated on August  31,  1987  having  sold
$7,842,500 in limited partnership interests.

  The  Partnership had acquired the land and buildings underlying
Delchamps  Shopping Center ("Delchamps"), Shoppes on the  Parkway
("Shoppes") and a Ponderosa Restaurant ("Ponderosa").

   The  General  Partners originally intended to dispose  of  the
Partnership's  properties approximately six to nine  years  after
acquisition  of each property, with a view toward liquidation  of
the  Partnership.  Due to the past real estate market  conditions
and   economic  trends  in  the  areas  where  the  Partnership's
properties are located, the General Partners believed it to be in
the  best  interest of the Partnership to retain  the  properties
until  such  time as the General Partners reasonably believed  it
was  appropriate to dispose of the Partnership's properties.   In
order   to   make   this  determination,  the  General   Partners
periodically evaluated market conditions.  In 1998,  the  General
Partners  notified  the Limited Partners that they  will  explore
various  alternatives to sell the Partnership's assets.  In  this
regard, the Partnership engaged nationally known appraisal  firms
to value the Partnership's assets. Additionally, the successor to
one  of  these  firms  is  assisting  the  General  Partners   in
determining the appropriate method and timing for the disposition
of the Partnership's assets.

   In   1999,   the  General  Partners  determined  it   was   an
appropriate  time to pursue the disposition of the  Partnership's
assets.   Additionally,  in 1999, the Partnership  solicited  and
received the votes of the Limited Partners to approve a  sale  of
all  of the Partnership's properties, either on an individual  or
group basis, and to subsequently liquidate the Partnership.   The
solicitation, which was approved by the Limited Partners  in  the
third  quarter of 1999, stated that the Partnership's  properties
may  be sold individually or in any combination provided that the
total  sales price for the properties included in the transaction
equals  or exceeds 70% of the aggregate appraised value for  such
properties, which valuation was conducted by an independent third
party appraisal firm.

   The  Partnership  intended  to sell  the  properties  under  a
closed  bid process which would include identification of  target
buyers  with proven financing ability and performance of  certain
evaluations  of  the  properties, such as environmental  testing.
Potential  buyers  will  be  requested  to  sign  confidentiality
agreements    to   safeguard   the   Partnership's   confidential
proprietary  information.  The General Partners  have  determined
that  each  bid  must be all cash, completely  unconditional  and
accompanied by a substantial deposit.

   The  restated  limited partnership agreement (the "Agreement")
provides that the Partnership shall terminate December 31,  2025,
unless sooner terminated.  The General Partners shall in no event
dispose of the properties after that date.

   On  July 19, 2002, Delchamps was sold to an unaffiliated third
party  for $3,050,000.  After repayment of the mortgage note  and
costs  related to the sale the Partnership received approximately
$288,000 in net proceeds.

   On  May  13,  2003, Shoppes was sold to an unaffiliated  third
party  for $6,157,000.  After repayment of the mortgage note  and
costs  related to the sale the Partnership received approximately
$449,000 in net proceeds.

   On  February  18,  2003,  the Partnership  sold  a  two-thirds
undivided  interest in the Ponderosa Restaurant  property  for  a
sales price of $600,000.  Pursuant to the terms of the agreement,
the  Partnership maintains the control of both the sales  process
and  the  management of the property and the holder of  the  two-
thirds  interest  is  entitled to the  first  $580,000  of  sales
proceeds and its allocable share of portion of the rent collected
from  the  tenant  and  is not required  to  fund  any  operating
deficits.   As  the property was not sold within  one  year,  the
Partnership is required to pay the buyer a monthly return on  the
purchase  price of 10% per annum for the first 6 months  and  12%
per annum for an additional 12 months at the end of which time if
the  property has not been sold, the Partnership is  required  to
repurchase  the interest for a total consideration  of  $580,000.
Accordingly, the Partnership's financial statements  continue  to
include  the Ponderosa property and the results of its operations
with the purchaser's share shown as Venture partner's share.

   On  March  31,  2005, the Ponderosa property was  sold  to  an
unaffiliated third party for an adjusted contract sales price  of
$841,000.  After payment of the $580,000 to the holder of the two-
thirds interest in the property and closing costs the Partnership
received net proceeds of approximately $260,000.

   The  General  Partners  anticipate that the  Partnership  will
distribute  its remaining cash (net of liquidation  reserves)  to
the  Limited Partners in the second quarter of 2005.   Subsequent
to this distribution the Partnership will cease its operations.

   The  Partnership will not purchase any additional  properties.
Operations  currently consist of overseeing  the  operations  and
sale  process of the Ponderosa restaurant, which has been managed
by  Brauvin  Management  Company (an  affiliate  of  the  General
Partners).

   The Partnership has no employees.

Market Conditions/Competition

   The  Partnership  faced  active  competition  in  selling  the
remaining property.  Many of the factors affecting the ability of
the Partnership to compete were beyond the Partnership's control,
such  as  softened  markets caused by an  oversupply  of  similar
rental  property, declining performance in the local  economy  in
which   a   property  is  located,  population  shifts,   reduced
availability and increased cost of financing, changes  in  zoning
laws  or  changes  in  patterns  of  the  needs  of  users.   The
Partnership has retained ownership of its properties for  periods
longer than anticipated at acquisition.


   Management  believes  that  the  real  estate  owned  by   the
Partnership  is in full compliance with applicable  environmental
laws and regulations.


Item 2. Description of Properties.

   The   following   is  a  summary  of  the  real   estate   and
improvements  owned  by the Partnership at January  1,  2003  and
subsequent transactions related thereto.   For the purpose of the
information  disclosed in this section, the following  terms  are
defined as follows:

   Occupancy  Rate:   The  occupancy  rate  is  defined  as   the
   occupied  square footage at December 31, divided by the  total
   square  footage  excluding square footage  of  outparcels,  if
   any.

   Average Annual Base Rent Per Square Foot:  The average  annual
   base  rent  per square foot is defined as the total  effective
   base  rental income for the year divided by the average square
   feet occupied excluding outparcels, if any.

   Average  Square  Feet  Occupied:   The  average  square   feet
   occupied  is calculated by averaging the occupied square  feet
   at  the beginning of the year with the occupied square feet at
   the end of the year excluding outparcels, if any.

   In  the  opinion of the General Partners, the Partnership  has
provided  for  adequate insurance coverage  of  its  real  estate
investment properties.

   The Partnership has owned the properties described below:


(a) Shoppes on the Parkway ("Shoppes")

   On  March  31,  1988,  the Partnership  purchased  Shoppes,  a
shopping  center  located  in Hilton Head,  South  Carolina,  for
approximately   $7,360,000.   The  purchase   was   funded   with
approximately  $2,394,000 cash paid at closing  and  an  existing
first  mortgage loan from the Crown Life Insurance  Company  (the
"Lender") with a balance of approximately $4,966,000.   The  loan
bore  interest  at  a  rate of 10.25% per annum  and  matured  on
December  1, 1994.  Prior to the scheduled maturity of the  first
mortgage  loan, the Lender granted the Partnership  an  extension
until  April 1, 1995.  On April 6, 1995, the Partnership obtained
a  first  mortgage loan in the amount of $6,100,000  (the  "First
Mortgage  Loan") secured by Shoppes from Morgan Stanley  Mortgage
Capital, Inc.  The First Mortgage Loan bore interest at the  rate
of  9.55%  per  annum, amortized over a 25-year period,  required
monthly  payments  of  principal and  interest  of  approximately
$53,500  and was scheduled to mature on May 1, 2002.  The  lender
and  the  Partnership executed an extension of  the  maturity  to
December  31,  2002.  The outstanding balance  of  the  mortgage,
which  is secured by the property was $5,440,867 at December  31,
2002.   Subsequent to December 31, 2002, the Partnership  stopped
making payments to the lender and was in default under the  terms
of  the  mortgage.   In the second quarter of  2003,  the  lender
agreed to an extension of the mortgage loan until June 30,  2003,
subject  to the payment of all unpaid payments and late fees  for
the  period from January 1, 2003 to March 31, 2003 (approximately
$200,000)  and  the payment of an extension fee of  approximately
$27,000.   On April 10, 2003, the Partnership made these payments
to the lender.

   Shoppes  is  a 87,000 square foot shopping center  located  in
Hilton   Head,   South  Carolina.   The  center  was   originally
constructed  as a fashion outlet center.  However, recent  tenant
trends  have not been favorable to this type of property.   As  a
result, the Shoppes occupancy rate began to decline.  In order to
address  this  issue, the Partnership sought  to  reposition  the
center  as  a  more  traditional shopping center.   In  order  to
accomplish  this, the Partnership identified a new "anchor"  type
tenant that would create a large customer draw to the center.  In
this regard, in June 2002, the Partnership executed a conditional
lease for approximately 21,000 square feet (approximately 23%  of
the  property's gross leasable area) to an upscale  grocer.   The
lease  was conditioned on the tenant being satisfied with certain
zoning,  occupancy  and  building  code  matters.   In  order  to
accommodate  the  tenant,  the  Partnership  needed  to   combine
approximately five smaller spaces in the center.  However,  after
investigation of the construction aspects of the new  space,  the
tenant  determined  that  it  needed  a  higher  ceiling  height.
Although  technically  feasible,  this  change  required  certain
municipal approvals.  Accordingly, the Partnership engaged  local
zoning experts to assist in this process.  The Partnership sought
and,  as  a  result  of  extensive  negotiation  with  the  local
authority,  received  approval for these changes.   Although  the
tenant indicated a willingness to proceed with these changes, the
Partnership's first mortgage lender was unwilling to approve  the
modifications  to  the  property (even though  the  modifications
would  significantly  improve the center).   The  loan  had  been
extended  twice beyond the original maturity and the  Partnership
believed  that the lender would be unwilling to extend  the  loan
again.   Concurrently  the Partnership continued  to  market  the
asset  for  sale based on the conditional lease.  The Partnership
received several expressions of interest on the property.  During
this  time  the  property's mortgage was nearing maturity.   (The
loan  originally  matured  in December,  2001  but  was  extended
through December, 2002.) Given the conditional nature of the  new
anchor tenant lease, the Partnership believed it was unlikely the
existing  mortgage would be extended.  The Partnership was  faced
with  a  likely  adverse action from the mortgage lender.   Under
these  circumstances, the Partnership simultaneously pursued  the
sale  of the center with a third party purchaser that was willing
to  accept  the  demolition, construction and redevelopment  risk
inherent in retenanting and repositioning the center.

   During  the  fourth  quarter of 2002, the Partnership  entered
into a contract to sell the property for $8,350,000 less: 1)  the
costs  of the renovation of the new anchor tenant space;  2)  the
cost of moving two tenants that must be moved to accommodate  the
anchor  tenant; and 3) the implied cost of the down time  of  the
anchor  tenant  during  its  build out  period.   This  sale  was
premised  on  the 21,000 square foot anchor tenant accepting  the
lease and the major modifications as detailed above.

   During  the  period the Partnership was negotiating  with  the
local  authorities, the anchor tenant became frustrated with  the
slow  progress and terminated the lease.  Since the pending  sale
contract  was  conditioned  on the existence  of  the  lease  the
Partnership  believed  it was imperative to  retain  the  tenant.
Ultimately,  the tenant's interest in the property returned;  but
the  tenant  required that the Partnership demolish approximately
21,000  square  feet  of  the building and  then  rebuild  a  new
structure  in  its  place.   In  addition,  the  tenant  required
numerous   changes  and  improvements  for  the  entire   center,
including  a  new  facade,  roof,  parking  lot  reconfiguration,
renaming  of  the  center and landscaping.  Management  projected
that  the  implementation of these changes would  take  at  least
sixteen months.

   Although  the scope of the tenant's requirements changed,  the
Partnership  worked  with  the  potential  buyer  to  allow   the
transaction to be consummated along similar conceptual  terms  as
previously contemplated.

   On  May  13,  2003,  Shoppes was sold to  an  unrelated  third
party, net of the costs detailed in the preceding paragraph,  for
a  purchase price of $6,157,500.  Net proceeds from the  sale  of
this asset was approximately $449,000.

(b) Ponderosa Restaurant ("Ponderosa")

   On  September 28, 1988, the Partnership purchased the land and
building  occupied by a Ponderosa restaurant located in  Garfield
Heights, Ohio.  The building was constructed in 1981 and contains
5,400  square  feet  of space.  The cost of  the  restaurant  was
$1,075,000 plus closing costs which were paid in cash.

   The    restaurant   was   purchased   from   Ponderosa,   Inc.
("Ponderosa"),  a wholly-owned subsidiary of Metromedia  Company.
The obligor under the lease was Metromedia Steakhouse Company LP.
The  restaurant is operated by a Ponderosa franchisee.  Ponderosa
in  accordance  with  the  terms of a  triple-net  lease  whereby
Ponderosa  was to pay all taxes, insurance premiums and operating
costs.   The lease had a base term of 15 lease years (as  defined
in  the  lease),and was scheduled to terminate on  September  22,
2003   and   contained  four  five-year  renewal  options.    The
Partnership  was  landlord only and did not  participate  in  the
operations of the restaurant.

   Ponderosa  had  the right to repurchase this property  at  the
end  of  the  tenth  lease  year  (1998)  and  every  five  years
thereafter  at  the fair market value of the real estate  at  the
time  of repurchase. In both 1998 and 2003 Ponderosa declined  to
exercise its repurchase right.

   In  the third quarter of 2002, the Partnership executed a  new
lease  with  the  Ponderosa franchisee  currently  operating  the
property.   The new lease commenced in September 2002 and  has  a
fifteen  year  term.   The lease has minimum rental  payments  of
$75,000  per  year, with annual increases of 2%  per  year.   The
Partnership will also receive percentage rent payments  equal  to
5%  above the natural breakpoint.  The lease is "triple  net"  to
the  Partnership which requires the tenant to pay  all  operating
expenses, taxes and maintenance of the property.  The Partnership
is  also  required  to  make  a $50,000  contribution  towards  a
material  renovation of the property, plus three months  of  free
rent.  The new rental payments are significantly lower than those
of the previous lease.  However, management believes that the new
terms  are  consistent  with the prevailing  rental  market.   In
addition,  the new fifteen year term and the material  renovation
of  the  property will make the asset more salable.  The operator
completed the renovation of the property in 2004.

   In  the fourth quarter of 2002 the Partnership entered into an
agreement  for the sale of the property to an unaffiliated  buyer
for $885,000, less the $50,000 required for future renovations of
the  property. Subsequently, the prospective purchaser terminated
the sale agreement.

   On  February  18,  2003,  the Partnership  sold  a  two-thirds
undivided  interest in the Ponderosa Restaurant  property  for  a
sales price of $600,000.  Pursuant to the terms of the agreement,
the  Partnership maintains the control of both the sales  process
and  the  management of the property and the holder of  the  two-
thirds  interest  is  entitled to the  first  $580,000  of  sales
proceeds  and its allocable share of the rent collected from  the
tenant  and  is not required to fund any operating deficits.   As
the  property  was not sold within one year, the  Partnership  is
required  to pay the buyer a total monthly return on the purchase
price  of  10%  per annum for 6 months and 12% per annum  for  an
additional 12 months at the end of which time if the property has
not  been  sold,  the Partnership is required to  repurchase  the
interest for a total consideration of $580,000.  Accordingly, the
Partnership's  financial  statements  continue  to  include   the
Ponderosa  property  and the results of its operations  with  the
purchaser's share shown as Venture partner's share.

   In  addition,  in  the first quarter of 2003, the  Partnership
received an expression of interest from a potential purchaser  of
this  property  for  a sale price of $935,000  less  the  $50,000
required  for  the  future  property  renovations.   However,   a
contract was never fully executed and the potential purchaser has
decided not to pursue this transaction.  In the third quarter  of
2003,  the  Partnership  entered into a  sale  contract  for  the
property  for  $925,000, less the $50,000 for future  renovation.
However,  the contract was terminated by the potential  purchaser
during the due diligence period.

   In  March 2004, the Partnership entered a letter of intent for
the  sale  of  the  property for $900,000, less  the  $50,000  in
renovation costs.  The completion of the transaction was  subject
to  documentation and the buyer's due diligence.   This  contract
was also terminated during the due diligence period.

   During  the  third  quarter of 2004, the  Partnership  entered
into  a contract for the sale of the property for $850,000.  This
contract  was  also  terminated during the due  diligence  period
early in the fourth quarter.

   On  March  31,  2005, the Ponderosa property was  sold  to  an
unaffiliated third party for an adjusted contract sales price  of
$841,000.  After payment of the $580,000 to the holder of the two-
thirds interest in the property and closing costs the Partnership
received net proceeds of approximately $260,000.

   The  Ponderosa property has been occupied since  its  purchase
and  the average annual base rent per square foot at December  31
for the last two years are as follows:

                           2004   2003
Average Annual Base Rent
 Per Square Foot           $14.26 $12.82

   The  net  carrying value of the property at December 31,  2004
is $810,250.

Risks of Ownership

   The  possibility  exists that the tenant of the  Partnership's
remaining  property  may  be unable to  fulfill  its  obligations
pursuant  to the terms of the lease, including making  base  rent
payments  or  percentage rent payments to the Partnership.   Such
defaults  by  the  tenant could have an  adverse  effect  on  the
financial   situation  of  the  Partnership.   Furthermore,   the
Partnership  may  be  unable  to  replace  this  tenant  due   to
competition  in  the  market  at the  time  any  vacancy  occurs.
Additionally, there are costs to the Partnership when replacing a
tenant such as leasing commissions and tenant improvements.  Such
improvements   may  require  expenditure  of  Partnership   funds
otherwise available for distribution.








Item 3.     Legal Proceedings.

   None.


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

   None.
                             PART II

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

   At  December 31, 2004, there were 443 Limited Partners in  the
Partnership.   There is currently no established  public  trading
market  for Units and it is not anticipated that a public  market
for  Units  will  develop.   Bid prices  quoted  by  "partnership
exchanges"  vary  widely  and  are  not  considered  a   reliable
indication of market value.  Neither the Partnership nor  Brauvin
6,   Inc.  (the  "Corporate  General  Partner")  will  redeem  or
repurchase outstanding Units.

   Pursuant   to   the   terms  of  the  Agreement,   there   are
restrictions on the ability of the Limited Partners  to  transfer
their Units.  In all cases, the General Partners must consent  to
any substitution of a Limited Partner.

   There were no cash distributions to Limited Partners for  2004
or 2003.

Item   6.  Management's  Discussion  and  Analysis  or  Plan   of
Operation.

General

   Certain  statements  in  this  Annual  Report  that  are   not
historical  fact  constitute "forward-looking statements"  within
the  meaning of the Private Securities Litigation Reform  Act  of
1995.  Discussions containing forward looking statements  may  be
found in this section and in the section entitled "Description of
Business".  Without  limiting  the  foregoing,  words   such   as
"anticipates",   "expects",  "intends",   "plans"   and   similar
expressions  are intended to identify forward-looking statements.
These   statements  are  subject  to  a  number  of   risks   and
uncertainties.  Actual results could differ materially from those
projected  in  the forward-looking statements.   The  Partnership
undertakes   no   obligation  to  update  these   forward-looking
statements to reflect future events or circumstances.

Liquidity and Capital Resources

   The  Partnership  intends to satisfy its short-term  liquidity
needs  through  cash  reserves and cash flow from  its  remaining
property.

   The  General  Partners  expect  to  distribute  proceeds  from
operating cash flow, if any, and from the sale of real estate  to
Limited  Partners  in  a  manner  that  is  consistent  with  the
investment  objectives  of the Partnership.   Management  of  the
Partnership believes that cash needs may arise from time to time,
which  will have the effect of reducing distributions to  Limited
Partners to amounts less than would be available from refinancing
or  sale proceeds.  These cash needs include, among other things,
maintenance  of working capital reserves in compliance  with  the
Agreement   as  well  as  payments  for  major  repairs,   tenant
improvements  and leasing commissions in support of  real  estate
operations.

   No  distributions for 2004 or 2003 were made. The Preferential
Distribution  Deficiency  for the year ended  December  31,  2004
equaled $7,695,932, a $697,572 increase over 2003.

   In   1999,   the  General  Partners  determined  it   was   an
appropriate  time to pursue the disposition of the  Partnership's
assets.   Additionally,  in 1999, the Partnership  solicited  and
received the votes of the Limited Partners to approve a  sale  of
all  of the Partnership's properties, either on an individual  or
group basis, and to subsequently liquidate the Partnership.   The
solicitation, which was approved by the Limited Partners  in  the
third  quarter of 1999, stated that the Partnership's  properties
may  be sold individually or in any combination provided that the
total  sales price for the properties included in the transaction
equals  or exceeds 70% of the aggregate appraised value for  such
properties, which valuation was conducted by an independent third
party appraisal firm.

   As  a  result of the July 12, 1999 authorization by a majority
of the Limited Partners to sell the Partnership's properties, the
Partnership began the liquidation process and, in accordance with
generally   accepted  accounting  principles,  the  Partnership's
financial statements for periods subsequent to July 12, 1999 have
been  prepared on a liquidation basis.  Accordingly, the carrying
value  of  the  assets is presented at estimated  net  realizable
amounts and all liabilities are presented at estimated settlement
amounts,  including estimated costs associated with carrying  out
the  liquidation. Preparation of the financial  statements  on  a
liquidation basis requires significant assumptions by management,
including  the  ability  to  extend  or  refinance  current  debt
maturities, the estimate of liquidation costs and the  resolution
of  any contingent liabilities.  There may be differences between
the  assumptions  and  the  actual  results  because  events  and
circumstances  frequently  do  not  occur  as  expected.    Those
differences, if any, could result in a change in the  net  assets
recorded   in  the  consolidated  statement  of  net  assets   in
liquidation as of December 31, 2004.

Shoppes on the Parkway

   On  April  6, 1995, the Partnership obtained a first  mortgage
loan  in  the  amount of $6,100,000 (the "First  Mortgage  Loan")
secured  by  Shoppes from Morgan Stanley Mortgage  Capital,  Inc.
The  First  Mortgage Loan bore interest at the rate of 9.55%  per
annum, amortized over a 25-year period, required monthly payments
of principal and interest of approximately $53,000 and matured on
December 31, 2002. The outstanding mortgage balance encumbered by
this property was $5,440,867 at December 31, 2002.  Subsequent to
December 31, 2002, the Partnership stopped making payments to the
lender  and  was  in  default under the terms  of  the  mortgage.
However, in the second quarter of 2003, the lender agreed  to  an
extension  of the mortgage loan until June 30, 2003,  subject  to
the  payment of all unpaid payments and late fees for the  period
from  January  1, 2003 to June 30, 2003 (approximately  $200,000)
and the payment of an extension fee of approximately $27,000.  On
April 10, 2003, the Partnership made these payments to the lender
and the default was cured.

   Shoppes  is  a 87,000 square foot shopping center  located  in
Hilton   Head,   South  Carolina.   The  center  was   originally
constructed  as a fashion outlet center.  However, recent  tenant
trends  have not been favorable to this type of property.   As  a
result, the Shoppes occupancy rate began to decline.  In order to
address  this  issue, the Partnership sought  to  reposition  the
center  as  a  more  traditional shopping center.   In  order  to
accomplish  this, the Partnership identified a new "anchor"  type
tenant that would create a large customer draw to the center.  In
this regard, in June 2002, the Partnership executed a conditional
lease for approximately 21,000 square feet (approximately 23%  of
the  property's gross leasable area) to an upscale  grocer.   The
lease  was conditioned on the tenant being satisfied with certain
zoning,  occupancy  and  building  code  matters.   In  order  to
accommodate  the  tenant,  the  Partnership  needed  to   combine
approximately five smaller spaces in the center.  However,  after
investigation of the construction aspects of the new  space,  the
tenant  determined  that  it  needed  a  higher  ceiling  height.
Although  technically  feasible,  this  change  required  certain
municipal approvals.  Accordingly, the Partnership engaged  local
zoning experts to assist in this process.  The Partnership sought
and,  as  a  result  of  extensive  negotiation  with  the  local
authority,  received  approval for these changes.   Although  the
tenant indicated a willingness to proceed with these changes, the
Partnership's first mortgage lender was unwilling to approve  the
modifications  to  the  property (even though  the  modifications
would  significantly improve the center).    The  loan  had  been
extended  twice beyond the original maturity and the  Partnership
believed  that the lender would be unwilling to extend  the  loan
again.   Concurrently  the Partnership continued  to  market  the
asset  for  sale based on the conditional lease.  The Partnership
received several expressions of interest on the property.  During
this  time  the  property's mortgage was nearing maturity.   (The
loan  originally  matured  in December,  2001  but  was  extended
through December, 2002.) Given the conditional nature of the  new
anchor tenant lease, the Partnership believed it was unlikely the
existing  mortgage would be extended.  The Partnership was  faced
with  a  likely  adverse action from the mortgage lender.   Under
these  circumstances, the Partnership simultaneously pursued  the
sale  of the center with a third party purchaser that was willing
to  accept  the  demolition, construction and redevelopment  risk
inherent in retenanting and repositioning the center.

   During  the  fourth  quarter of 2002, the Partnership  entered
into a contract to sell the property for $8,350,000 less: 1)  the
costs  of the renovation of the new anchor tenant space;  2)  the
cost of moving two tenants that must be moved to accommodate  the
anchor  tenant; and 3) the implied cost of the down time  of  the
anchor  tenant  during  its  build out  period.   This  sale  was
premised  on  the 21,000 square foot anchor tenant accepting  the
lease and the major modifications as detailed above.

   During  the  period the Partnership was negotiating  with  the
local  authorities, the anchor tenant became frustrated with  the
slow  progress and terminated the lease.  Since the pending  sale
contract  was  conditioned  on the existence  of  the  lease  the
Partnership  believed  it was imperative to  retain  the  tenant.
Ultimately,  the tenant's interest in the property returned;  but
the  tenant  required that the Partnership demolish approximately
21,000  square  feet  of  the building and  then  rebuild  a  new
structure  in  its  place.   In  addition,  the  tenant  required
numerous   changes  and  improvements  for  the  entire   center,
including  a  new  facade,  roof,  parking  lot  reconfiguration,
renaming  of  the  center and landscaping.  Management  projected
that  the  implementation of these changes would  take  at  least
sixteen months.

   Although  the scope of the tenant's requirements changed,  the
Partnership  worked  with  the  potential  buyer  to  allow   the
transaction to be consummated along similar conceptual  terms  as
previously contemplated.

   On  May  13,  2003,  Shoppes was sold to  an  unrelated  third
party, net of the costs detailed in the preceding paragraph,  for
a  purchase price of $6,157,500.  Net proceeds from the  sale  of
this asset was approximately $449,000.

Ponderosa

   The  Ponderosa Restaurant property is the smallest asset owned
by  the Partnership and it does not have any debt associated with
it.  In the third quarter of 2001, Metromedia Steakhouses Company
L.P.,  the parent of Ponderosa and the original tenant under  the
lease, sublet the premises to an area franchisee through the term
of the original lease (September, 2003).

   In  the third quarter of 2002, the Partnership executed a  new
lease  with  the  Ponderosa franchisee  currently  operating  the
property.   The new lease commenced in September 2002 and  has  a
fifteen  year  term.   The lease has minimum rental  payments  of
$75,000  per  year, with annual increases of 2%  per  year.   The
Partnership will also receive percentage rent payments  equal  to
5%  above the natural breakpoint.  The lease is "triple  net"  to
the  Partnership  which  will  require  the  tenant  to  pay  all
operating  expenses, taxes and maintenance of the property.   The
Partnership  is  also  required to make  a  $50,000  contribution
towards a material renovation of the property, plus three  months
of  free  rent.  The new rental payments are significantly  lower
than  those of the previous lease.  However, management  believes
that  the  new  terms are consistent with the  prevailing  rental
market.   In addition, the new fifteen year term and the material
renovation of the property will make the asset more salable.  The
operator completed the renovation in 2004.

   In  the  fourth quarter of 2002, the Partnership entered  into
an  agreement  for  the sale of the property to  an  unaffiliated
buyer   for  $885,000,  less  the  $50,000  required  for  future
renovations  of  the  property.   Subsequently,  the  prospective
purchaser terminated the sale agreement.

   On  February  18,  2003,  the Partnership  sold  a  two-thirds
undivided  interest in the Ponderosa Restaurant  property  for  a
sales price of $600,000.  Pursuant to the terms of the agreement,
the  Partnership maintains the control of both the sales  process
and  the  management of the property and the holder of  the  two-
thirds  interest  is  entitled to the  first  $580,000  of  sales
proceeds  and its allocable share of the rent collected from  the
tenant  and  is not required to fund any operating deficits.   As
the  property  was not sold within one year, the  Partnership  is
required  to pay the buyer a monthly total return on the purchase
price  of  10%  per annum for 6 months and 12% per annum  for  an
additional 12 months at the end of which time if the property has
not  been  sold,  the Partnership is required to  repurchase  the
interest for a total consideration of $580,000.  Accordingly, the
Partnership's  financial  statements  continue  to  include   the
Ponderosa  property  and the results of its operations  with  the
purchaser's share shown as Venture partner's share.

   In  addition,  in  the first quarter of 2003, the  Partnership
received an expression of interest from a potential purchaser  of
this  property  for  a sale price of $935,000  less  the  $50,000
required  for  the  future  property  renovations.   However,   a
contract was never fully executed and the potential purchaser has
decided not to pursue this transaction.  In the third quarter  of
2003,  the  Partnership  entered into a  sale  contract  for  the
property  for  $925,000, less the $50,000 for future  renovation.
However,  the contract was terminated by the potential  purchaser
during the due diligence period.

   In  March 2004, the Partnership entered a letter of intent for
the  sale  of  the  property for $900,000, less  the  $50,000  in
renovation costs.  The completion of the transaction was  subject
to  documentation and the buyer's due diligence.   This  contract
was also terminated during the due diligence period.

   During  the  third  quarter of 2004, the  Partnership  entered
into  a contract for the sale of the property for $850,000.  This
contract  was  also  terminated during the due  diligence  period
early in the fourth quarter.

   On  March  31,  2005, the Ponderosa property was  sold  to  an
unaffiliated third party for an adjusted contract sales price  of
$841,000.  After payment of the $580,000 to the holder of the two-
thirds interest in the property and closing costs the Partnership
received net proceeds of approximately $260,000.

   The  General  Partners  anticipate that the  Partnership  will
distribute  its remaining cash (net of liquidation  reserves)  to
the  Limited Partners in the second quarter of 2005.   Subsequent
to this distribution the Partnership will cease its operations.


Results of Operations

   The  Partnership's revenue and expenses are affected primarily
by the operations of the properties.  Property operations, and in
particular the components of income, demand for space and  rental
rates  are,  to a large extent, determined by local and  national
market conditions.

   The  General Partners conduct an in-depth assessment  of  each
property's  physical condition as well as a demographic  analysis
to assess opportunities for increasing occupancy and rental rates
and  decreasing  operating  costs.  In all  instances,  decisions
concerning restructuring of loan terms, reversions and subsequent
operation  of the property are made with the intent of maximizing
the  potential proceeds to the Partnership and, therefore, return
of investment and income to Limited Partners.

   In   certain   instances  and  under  limited   circumstances,
management  of  the  Partnership entered into  negotiations  with
lenders  for the purpose of restructuring the terms of  loans  to
provide  for  debt  service levels that  could  be  supported  by
operations   of   the   properties.    When   negotiations    are
unsuccessful,   management  of  the  Partnership  considers   the
possibility  of  reverting the properties to the  first  mortgage
lender.   Foreclosure proceedings may require 6 to 24  months  to
conclude.

   An  affiliate of the Partnership and the General  Partners  is
assigned   responsibility  for  day-to-day  management   of   the
properties.   The  affiliate receives a combined  management  and
leasing  fee, which cannot exceed 6% of gross revenues  generated
by  the  properties.  Management fee rates are determined by  the
extent of services provided by the affiliate versus services that
may  be  provided  by  third parties, i.e.,  independent  leasing
agents.   In all instances, fees paid by the Partnership  to  the
property  management  affiliate are,  in  the  General  Partners'
opinion,  comparable  to fees that would be paid  to  independent
third parties.


Results of Operations 2004 compared to 2003

   The  Partnership generated a net loss of $75,000 for the  year
ended  December 31, 2004 as compared to a net income  of  $57,000
for  the same period in 2003. The $132,000 decrease in net income
is  primarily a result of a $372,000 decrease in gain on sale  of
property, a $251,000 decrease in total income and an increase  in
joint  venture partner share of $22,000, partially  offset  by  a
$513,000 decrease in total expense.

   Total  income  for  the  year  ended  December  31,  2004  was
$137,000  as  compared to $388,000 for the same period  in  2003.
The $251,000 decrease in total income was primarily a result of a
$190,000  decrease in rental income, a $65,000 decrease in  other
income offset by a $4,000 increase in interest income.

   Total  expenses  for  the year ended December  31,  2004  were
$153,000  as  compared to $666,000 for the same period  in  2003.
The  $513,000 decrease in total expense was primarily the  result
of  a  decrease  in interest expense of $263,000, a  decrease  in
general  and  administrative expense of $93,000,  a  decrease  in
operating  expense  of $76,000, a decrease  in  real  estate  tax
expense of $56,000, a decrease of management fees of $17,000  and
a   decrease  in  repairs  and  maintenance  expense  of  $7,000.
Interest  expense,  operating  expense,  real  estate  taxes  and
repairs  and maintenance decreased primarily as a result  of  the
sale of Shoppes in May 2003.

Results of Operations 2003 compared to 2002

   The  Partnership generated net income of $57,000 for the  year
ended December 31, 2004 as compared to a net loss of $713,000 for
the same period in 2002.  The $770,000 increase in net income  is
primarily a result of a $619,000 decrease in total income, and  a
$1,070,000 decrease in total expense, a $355,000 increase in gain
on  sale  of  property and an increase in joint  venture  partner
share of $36,000.

   Total  income  for  the  year  ended  December  31,  2004  was
$388,000  as compared to $1,007,000 for the same period in  2002.
The $619,000 decrease in total income was primarily a result of a
$529,000 decrease in rental income, a $3,000 decrease in interest
income and a $87,000 decrease in other income.  Rental and  other
income  decreased primarily as a result of a decrease  in  rental
and  other  income at Delchamps and Shoppes as a  result  of  the
properties  sale.  Interest income decreased as a result  of  the
decline in interest rates.

   Total  expenses  for  the year ended December  31,  2004  were
$666,000  as compared to $1,737,000 for the same period in  2002.
The $1,070,000 decrease in total expense was primarily the result
of  a decrease in general and administrative expense of $218,000,
a   decrease  in  interest  expense  of  $488,000,a  decrease  of
operating expense of $119,000, a decrease of management  fees  of
$44,000,  a  decrease  in  repairs  and  maintenance  expense  of
$168,000  and a decrease in real estate tax expense  of  $33,000.
Expenses decreased primarily as a result of the sale of Delchamps
and  Shoppes.  Management fees decreased as  a  result  of  lower
rental income.

Item  7.    Consolidated Financial Statements  and  Supplementary
Data.

   See Index to Consolidated Financial Statements on Page F-1  of
this  Form  10-KSB  for consolidated financial  statements  where
applicable.

   The   financial  information  required  in  Item   310(b)   of
Regulation S-B is not applicable.

Item 8.   Changes in and Disagreements with Accountants on
Accounting and Financial Disclosure

   None.

Item 8a.  Controls and Procedures

Evaluation of Disclosure Controls and Procedures


   The  Chief  Executive Officer and Chief Financial  Officer  of
the  Corporate  General Partner have reviewed and  evaluated  the
effectiveness  of  the  Partnership's  disclosure  controls   and
procedures  (as  defined in Exchange Act Rules 240.13a-14(c)  and
15d-14(c)) as of a date within 90 days before the filing date  of
this   annual  report.   Based  on  that  evaluation,  the  Chief
Executive Officer and Chief Financial Officer have concluded that
the  Partnership's current disclosure controls and procedures are
effective and timely, providing all material information relating
to  the Partnership required to be disclosed in reports filed  or
submitted under the Exchange Act.

Changes in Internal Controls

   There   have   not  been  any  significant  changes   in   the
Partnership's  internal controls or in other factors  that  could
significantly  affect these controls subsequent to  the  date  of
their   evaluation.   We  are  not  aware  of   any   significant
deficiencies  or  material weaknesses,  therefore  no  corrective
actions were taken.

Item 8b.  Other Information

   None.
                            PART III

Item  9.   Directors, Executive Officers, Promoters  and  Control
Persons;   Compliance  with  Section  16  (a)  of  the   Exchange
Act.

  The General Partners of the Partnership are:
         Brauvin 6, Inc., an Illinois corporation
         Mr. Jerome J. Brault, individually

   Brauvin  6,  Inc. was formed under the laws of  the  State  of
Illinois  in  1986, with its issued and outstanding shares  being
owned  by  A.G.E.  Realty Corporation, Inc.  (50%),  and  Messrs.
Jerome  J.  Brault  (beneficially) (25%) and  Cezar  M.  Froelich
(25%).

   The  principal officers and directors of the Corporate General
Partner are:

  Mr. Jerome J. Brault         Chairman  of the Board  of  Direct
                               ors,   Director,  Chief  Executive
                               Officer and President

  Mr. James L. Brault         Vice President and Secretary

  Mr. Thomas E. Murphy         Treasurer   and  Chief   Financial
                               Officer

   The  business  experience during the past five  years  of  the
General Partners, officers and directors is as follows:

   MR.  JEROME  J.  BRAULT  (age 71) chairman  of  the  board  of
directors, president and chief executive officer of the Corporate
General  Partner,  as  well  as a principal  shareholder  of  the
Corporate General Partner.  He is a member and manager of Brauvin
Real  Estate  Funds,  L.L.C.  He is a member of  Brauvin  Capital
Trust  L.L.C.   Since 1979, he has been a shareholder,  president
and  a  director  of  Brauvin/Chicago, Ltd.  He  is  an  officer,
director and one of the principal shareholders of various Brauvin
entities  which  act  as  the general  partners  of  three  other
publicly  registered real estate programs.   He  is  an  officer,
director  and  one  of  the  principal  shareholders  of  Brauvin
Associates,  Inc., Brauvin Management Company,  Brauvin  Advisory
Services,  Inc. and Brauvin Securities, Inc., Illinois  companies
engaged  in the real estate and securities businesses.  He  is  a
director,  president and chief executive officer of  Brauvin  Net
Lease  V,  Inc.   He  is the chief executive officer  of  Brauvin
Capital Trust, Inc.  Mr. Brault received a B.S. in Business  from
DePaul University, Chicago, Illinois in 1959.

   MR.  JAMES  L.  BRAULT  (age  44)  is  a  vice  president  and
secretary  and is responsible for the overall operations  of  the
Corporate  General Partner and other affiliates of the  Corporate
General  Partner.   He is an officer of various Brauvin  entities
which  act  as  the  general partners  of  three  other  publicly
registered  real estate programs.  Mr. Brault is  executive  vice
president  and  assistant secretary and is  responsible  for  the
overall operations of Brauvin Management Company.  He is also  an
executive  vice president and secretary of Brauvin Net  Lease  V,
Inc.   He  is  a  manager of Brauvin Capital  Trust,  L.L.C.  and
BA/Brauvin L.L.C.  He is the president of Brauvin Capital  Trust,
Inc.   Prior to joining the Brauvin organization in May 1989,  he
was  a  Vice President of the Commercial Real Estate Division  of
the  First National Bank of Chicago ("First Chicago"),  based  in
their  Washington, D.C. office.  Mr. Brault joined First  Chicago
in  1983  and  his responsibilities included the origination  and
management of commercial real estate loans, as well as the direct
management  of a loan portfolio in excess of $150  million.   Mr.
Brault  received  a  B.A.  in Economics  from  Williams  College,
Williamstown, Massachusetts in 1983 and an M.B.A. in Finance  and
Investments  from George Washington University, Washington,  D.C.
in 1987.  Mr. Brault is the son of Mr. Jerome J. Brault.

   MR.  THOMAS  E.  MURPHY (age 38) is the  treasurer  and  chief
financial  officer  of the Corporate General  Partner  and  other
affiliates  of the Corporate General Partner.  He  is  the  chief
financial  officer of various Brauvin entities which act  as  the
general  partners of three other publicly registered real  estate
programs.   Mr.  Murphy  is also the chief financial  officer  of
Brauvin  Management  Company, Brauvin  Financial,  Inc.,  Brauvin
Securities,  Inc.  and  Brauvin Net Lease  V,  Inc.   He  is  the
treasurer,  chief  financial officer  and  secretary  of  Brauvin
Capital  Trust,  Inc.  He is responsible  for  the  Partnership's
accounting  and financial reporting to regulatory  agencies.   He
joined  the  Brauvin  organization  in  July  1994.   Mr.  Murphy
received  a  B.S. in Accounting from Northern Illinois University
in  1988.  Mr. Murphy is a Certified Public Accountant and  is  a
member of the Illinois Certified Public Accountants Society.



Item 10.   Executive Compensation.

   (a  & b) The Partnership is required to pay certain fees, make
distributions and allocate a share of the profits and  losses  of
the  Partnership  to  the  Corporate  General  Partner  or  other
affiliates as described under the caption "Compensation Table" on
pages  10 to 12 of the Partnership's Prospectus, as supplemented,
and   the   sections   of  the  Partnership  Agreement   entitled
"Distribution  of Operating Cash Flow," "Allocation  of  Profits,
Losses  and Deductions," "Distribution of Net Sale or Refinancing
Proceeds"  and  "Compensation  of  General  Partners  and   Their
Affiliates"  on pages A-10 to A-15 of the Agreement, attached  as
Exhibit  A  to the Prospectus.  The relationship of the Corporate
General  Partner  (and  its  directors  and  officers)   to   its
affiliates  is set forth in Item 9.  Reference is  also  made  to
Notes  3  and 5 of the Notes to Consolidated Financial Statements
filed  with  this  annual  report  for  a  description  of   such
distributions and allocations.

   The  General Partners received a share of Partnership loss  or
income for 2004 and 2003.

   An  affiliate  of the General Partners is reimbursed  for  its
direct   expenses   relating  to  the   administration   of   the
Partnership.

   The  Partnership  does  not have any employees  and  therefore
there is no compensation paid.

  (c) - (h)             Not applicable.

Item 11.  Security Ownership of Certain Beneficial Owners and
          Management.

  (a)    No  person or group is known by the Partnership  to  own
          beneficially  more  than 5% of the  outstanding  voting
          Units of the Partnership.

  (b)    The  officers  and  directors of the  Corporate  General
          Partner  do  not, individually or as a group,  own  any
          Units.

  (c)    The  Partnership  is not aware of any arrangements,  the
          operations  of which may result in a change of  control
          of the Partnership.

   No  officer  or  director  of  the Corporate  General  Partner
possesses a right to acquire beneficial ownership of Units.   The
General   Partners  will  share  in  the  profits,   losses   and
distributions  of  the  Partnership  as  outlined  in  Item   10,
"Executive Compensation."

Item 12.  Certain Relationships and Related Transactions.

   (a  &  b)  The  Partnership is entitled to engage  in  various
transactions  involving  affiliates  of  the  Corporate   General
Partner,  as  described  in  the sections  of  the  Partnership's
Prospectus,  as supplemented, entitled "Compensation  Table"  and
"Conflicts of Interest" at pages 10 to 15 and the section of  the
Agreement  entitled  "Rights, Duties and Obligations  of  General
Partners"   at  pages  A-17  to  A-20  of  the  Agreement.    The
relationship  of the Corporate General Partner to its  affiliates
is  set  forth  in  Item  9.  Cezar M. Froelich  resigned  as  an
individual general partner of the Partnership effective  90  days
after  August 14, 1997 but remains a shareholder of the Corporate
General Partner.  He is a principal of the law firm of Shefsky  &
Froelich Ltd., which acted as securities and real estate  counsel
to  the Partnership.  Reference is made to Note 5 of the Notes to
Consolidated  Financial Statements filed with this annual  report
for a summary of transactions with affiliates.

   As  a  precondition  to the financing on Shoppes,  the  lender
required  that  ownership of the property  reside  in  a  special
purpose    entity   ("SPE").    To   accommodate   the   lender's
requirements, ownership of the property was transferred  in  1995
to  an  SPE, Brauvin/Shoppes on the Parkway L.P., which is  owned
99%  by  the  Partnership and 1% by an affiliate of  the  General
Partners.   Distributions of Brauvin/Shoppes on the Parkway  L.P.
are  made to the General Partner in an amount equal to:  (a)  any
tax  liability caused by its allocation of Profits or income; and
(b)  any  filing fees or accounting fees incurred  in  connection
herewith;  and then to the Limited Partner until it  receives  an
amount  equal  to the value of its Capital Contribution  plus  an
annual  compounded return on its original investment of  25%  per
annum  and;  thereafter,  in  accordance  with  their  respective
partnership  interests.  The creation of Brauvin/Shoppes  on  the
Parkway  L.P. did not affect the Partnership's economic ownership
of  the  Shoppes property.  Furthermore, this change in ownership
structure  had  no material effect on the consolidated  financial
statements of the Partnership.



   (c)   No management persons are indebted to the Partnership.

   (d)   There have been no transactions with promoters.

Item 13.  Exhibits.

(a) The following documents are filed as part of this report:

    (1) (2)   Consolidated Financial Statements (See Index to
               Consolidated Financial Statements filed with this
               annual report).

    (3)      Exhibits required by the Securities and Exchange
               Commission Regulation S-B Item 601:

               Exhibit No.      Description
                  *3.(a)       Limited Partnership Agreement
                  *3.(b)        Articles of Incorporation of
                                Brauvin 6, Inc.
                  *3.(c)       By-Laws of Brauvin 6, Inc.
                  *3.(d)        Certificate of Limited
                                Partnership of the Partnership
                  *10.(a)      Escrow Agreement
                  *10.(b)(1)   Management Agreement
                   21.         Subsidiaries of the registrant
                  *28           Pages 9-14 and A-15 to A-18 of
                                the Partnership's Prospectus and
                                the Agreement dated May 30,
                                1986, as supplemented.

* Incorporated by reference from the exhibits filed with the
Partnership's registration statement (File No. 0-16857) on Form
S-11 filed under the Securities Act of 1933:

(b)    No portions of the annual report have been incorporated
       by reference in this Form 10-KSB.

(c)    An annual report for the fiscal year 2004 will be sent to
the Limited Partners subsequent to this filing.

Item 14.  Principal Accountant Fees and Services

 Altschuler, Melvoin and Glasser LLP("AMG") has been  engaged  by
the  General Partner as the Partnership's independent auditor for
the  years  2003  and  2004.  AMG has audited  the  Partnership's
financial  statements for the years ended December 31,  2004  and
2003.   AMG  has  not  performed  any  other  services  for   the
Partnership.

 The  aggregate  fees  billed for each  of  the  last  two  years
professional  services  rendered by AMG  for  the  audit  of  the
Partnership's annual financial statements and interim reviews  of
financial information included in Form 10-KSB aggregated  $19,000
during 2004 and $36,000 during 2003.

 AMG  has a continuing relationship with American Express Tax and
Business Services Inc. ("TBS") from which it leases staff who are
full  time,  permanent  employees of TBS and  through  which  its
partners  provide  non-audit  services.   As  a  result  of  this
arrangement, AMG has no full time employees and, therefore,  none
of the audit services performed were provided by permanent, full-
time  employees  of  AMG.  AMG manages and supervises  the  audit
engagement and the audit staff and is exclusively responsible for
the  opinion rendered in connection with its audit.  TBS has been
engaged to provide tax return preparation for the Partnership.

 Other  services,  which  do  not include  Financial  Information
System Design and Implementation fees, have been provided by TBS.

 In  accordance  with policies of the board of directors  of  the
Corporate General Partner, all services provided by AMG  and  TBS
are required to be and have been pre-approved.
                           SIGNATURES

In accordance with Section 13 or 15(d) of the Exchange Act, the
registrant caused this report to be signed on its behalf by the
undersigned, thereunto duly authorized.



                      BRAUVIN INCOME PROPERTIES L.P. 6

                      BY:Brauvin 6, Inc.
                          Corporate General Partner

                          By: /s/ Jerome J. Brault
                               Jerome J. Brault
                               Chairman of the Board of
                               Directors, Chief Executive
                               Officer and President

                          By: /s/ James L. Brault
                               James L. Brault
                               Vice President and Secretary

                          By: /s/ Thomas E. Murphy
                               Thomas E. Murphy
                               Chief Financial Officer and
                               Treasurer

                      INDIVIDUAL GENERAL PARTNER

                               /s/ Jerome J. Brault
                               Jerome J. Brault


Dated: April 11, 2005


           CERTIFICATE OF THE CHIEF EXECUTIVE OFFICER
                               OF
                         BRAUVIN 6, INC.
                    CORPORATE GENERAL PARTNER
                               OF
                BRAUVIN INCOME PROPERTIES L.P. 6


I,  Jerome  J.  Brault, Chief Executive Officer of  the  Company,
certify that:

1.   I have reviewed this annual report on Form 10-KSB of Brauvin
     Income Properties L.P. 6;

2.   Based  on  my  knowledge, this report does not  contain  any
     untrue  statement  of  material fact  or  omit  to  state  a
     material  fact  necessary to make the  statements  made,  in
     light of the circumstances under which such statements  were
     made,  not misleading with respect to the period covered  by
     this report;

3.   Based  on my knowledge, the financial statements, and  other
     financial  information  included  in  this  report,   fairly
     present  in all material respects the consolidated financial
     condition, results of operations and statement of changes in
     net  assets in liquidation of the small business  issuer  as
     of, and for, the periods presented in this report;

4.   The  small business issuer's other certifying officer and  I
     are  responsible for establishing and maintaining disclosure
     controls  and procedures (as defined in Exchange  Act  Rules
     13a-15(e) and 15d-15(e)) and internal control over financial
     reporting  (as  defined in Exchange Act Rules 13a-15(f)  and
     15d-15(f),for the small business issuer, and have:

          a)  Designed  such disclosure controls and  procedures,
              or  caused  such disclosure controls and procedures
              to  be  designed under our supervision,  to  ensure
              that  material information relating  to  the  small
              business   issuer,   including   its   consolidated
              subsidiaries, is made known to us by others  within
              those  entities, particularly during the period  in
              which this annual report is being prepared;

          b)  Designed   such  internal  control  over  financial
              reporting,  or  caused such internal  control  over
              financial  reporting  to  be  designed  under   our
              supervision,   to   provide  reasonable   assurance
              regarding  the  reliability of financial  reporting
              and  the  preparation of financial  statements  for
              external  purposes  in  accordance  with  generally
              accepted accounting principles;

          c)  Evaluated  the effectiveness of the small  business
              issuer's  disclosure controls  and  procedures  and
              presented in this report our conclusions about  the
              effectiveness  of  the  disclosure   controls   and
              procedures, as of the end of the period covered  by
              this report based on such evaluation; and

          d)  Disclosed  in this report any change in  the  small
              business  issuer's internal control over  financial
              reporting  that occurred during the small  business
              issuer's  most  recent fiscal  quarter  (the  small
              business issuer's fourth quarter in the case of  an
              annual report) that has materially affected, or  is
              reasonably likely to materially affect,  the  small
              business  issuer's internal control over  financial
              reporting; and

5.   The  small business issuer's other certifying officer and  I
     have  disclosed,  based  on our most  recent  evaluation  of
     internal  control  over financial reporting,  to  the  small
     business issuer's auditors and the audit committee of  small
     business  issuer's board of directors (or persons performing
     the equivalent function):

          a)  All    significant   deficiencies   and    material
              weaknesses  in the design or operation of  internal
              control   over   financial  reporting   which   are
              reasonably  likely  to aversely  affect  the  small
              business   issuer's  ability  to  record,  process,
              summarize and report financial information; and

          b)  Any  fraud, whether or not material, that  involves
              management   or   other  employees   who   have   a
              significant  role  in the small  business  issuer's
              internal controls over financial reporting.


                    BY:/s/ Jerome J. Brault
                       Jerome J. Brault
                       Chairman of the Board of Directors,
                       President and Chief Executive Officer

                    DATE: April 11, 2005




           CERTIFICATE OF THE CHIEF FINANCIAL OFFICER
                               OF
                         BRAUVIN 6, INC.
                    CORPORATE GENERAL PARTNER
                               OF
                BRAUVIN INCOME PROPERTIES L.P. 6


I,  Thomas  E.  Murphy, Chief Financial Officer of  the  Company,
certify that:

1.   I have reviewed this annual report on Form 10-KSB of Brauvin
     Income Properties L.P. 6;

2.   Based  on  my  knowledge, this report does not  contain  any
     untrue  statement  of  material fact  or  omit  to  state  a
     material  fact  necessary to make the  statements  made,  in
     light of the circumstances under which such statements  were
     made,  not misleading with respect to the period covered  by
     this report;

3.   Based  on my knowledge, the financial statements, and  other
     financial  information  included  in  this  report,   fairly
     present  in all material respects the consolidated financial
     condition, results of operations and statement of changes in
     net  assets in liquidation of the small business  issuer  as
     of, and for, the periods presented in this report;

4.   The  small business issuer's other certifying officer and  I
     are  responsible for establishing and maintaining disclosure
     controls  and procedures (as defined in Exchange  Act  Rules
     13a-15(e) and 15d-15(e)) and internal control over financial
     reporting  (as  defined in Exchange Act Rules 13a-15(f)  and
     15d-15(f), for the small business issuer, and have:

          a)  Designed  such disclosure controls and  procedures,
              or  caused  such disclosure controls and procedures
              to  be  designed under our supervision,  to  ensure
              that  material information relating  to  the  small
              business   issuer,   including   its   consolidated
              subsidiaries, is made known to us by others  within
              those  entities, particularly during the period  in
              which this annual report is being prepared;

          b)  Designed   such  internal  control  over  financial
              reporting,  or  caused such internal  control  over
              financial  reporting  to  be  designed  under   our
              supervision,   to   provide  reasonable   assurance
              regarding  the  reliability of financial  reporting
              and  the  preparation of financial  statements  for
              external  purposes  in  accordance  with  generally
              accepted accounting principles;

          c)  Evaluated  the effectiveness of the small  business
              issuer's  disclosure controls  and  procedures  and
              presented in this report our conclusions about  the
              effectiveness  of  the  disclosure   controls   and
              procedures, as of the end of the period covered  by
              this report based on such evaluation; and

          d)  Disclosed  in this report any change in  the  small
              business  issuer's internal control over  financial
              reporting  that occurred during the small  business
              issuer's  most  recent fiscal  quarter  (the  small
              business issuer's fourth quarter in the case of  an
              annual report) that has materially affected, or  is
              reasonably likely to materially affect,  the  small
              business  issuer's internal control over  financial
              reporting; and

5.   The  small business issuer's other certifying officer and  I
     have  disclosed,  based  on our most  recent  evaluation  of
     internal  control  over financial reporting,  to  the  small
     business issuer's auditors and the audit committee of  small
     business  issuer's board of directors (or persons performing
     the equivalent function):

          a)  All    significant   deficiencies   and    material
              weaknesses  in the design or operation of  internal
              control   over   financial  reporting   which   are
              reasonably  likely  to aversely  affect  the  small
              business   issuer's  ability  to  record,  process,
              summarize and report financial information; and

          b)  Any  fraud, whether or not material, that  involves
              management   or   other  employees   who   have   a
              significant  role  in the small  business  issuer's
              internal controls over financial reporting.



                    BY:/s/ Thomas E. Murphy
                    Thomas E. Murphy
                    Chief Financial Officer and Treasurer

                    DATE: April 11, 2005




                           Exhibit 99

                    SECTION 906 CERTIFICATION


     The  following  statement is provided by the undersigned  to
accompany  the  Annual Report on Form 10-KSB for the  year  ended
December  31, 2004, pursuant to Section 906 of the Sarbanes-Oxley
Act  of  2002  and  shall  not be deemed filed  pursuant  to  any
provisions  of the Securities Exchange Act of 1934 or  any  other
securities law:

     Each  of the undersigned certifies that the foregoing Report
on  Form  10-KSB fully complies with the requirements of  Section
13(a) of the Securities Exchange Act of 1934 (15 U.S.C. 78m)  and
that   the  information  contained  in  the  Form  10-KSB  fairly
presents,  in all material respects, the financial condition  and
results of operations of Brauvin Income Properties L.P. 6.




                    BY:    Brauvin 6, Inc.
                           Corporate General Partner of
                           Brauvin Income Properties L.P. 6




                    BY:    /s/ Jerome J. Brault
                           Jerome J. Brault
                           Chairman of the Board of
                           Directors, Chief Executive Officer
                           and President


                    DATE:  April 11, 2005


                    BY:    /s/ Thomas E. Murphy
                           Thomas E. Murphy
                           Chief Financial Officer and
                           Treasurer


                    DATE:  April 11, 2005





           INDEX TO CONSOLIDATED FINANCIAL STATEMENTS

                                                         Page

Report of Independent Registered Public Accounting Firm   F-2

Consolidated Statement of Net Assets in Liquidation
as of December 31, 2004 (Liquidation Basis)               F-3

Consolidated Statement of Changes in Net Assets
in Liquidation for the year ended
December 31, 2004  (Liquidation Basis)                    F-4

Consolidated Statement of Changes in Net Assets
in Liquidation for the year ended
December 31, 2003  (Liquidation Basis)                    F-5

Consolidated Statements of Operations for the years ended
December 31, 2004 and 2003 (Liquidation Basis)            F-6

Notes to Consolidated Financial Statements                F-7

All other schedules provided for in Item 13 (a) of Form 10-KSB
are either not required, not applicable, or immaterial.



   REPORT OF THE INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

Partners of
Brauvin Income Properties L.P. 6

We   have   audited   the  accompanying  consolidated   financial
statements  of Brauvin Income Properties L.P. 6, as  of  December
31,  2004, and for the years ended December 31, 2004 and 2003  as
listed in the index to consolidated financial statements.   These
consolidated financial statements are the responsibility  of  the
Partnership's  management.  Our responsibility is to  express  an
opinion on these consolidated financial statements based  on  our
audits.

We  conducted our audits in accordance with the standards of  the
Public Company Accounting Oversight Board (United States).  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
management, 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  Brauvin Income Properties L.P. 6  at  December  31,
2004,  and  the results of their operations for the  years  ended
December  31,  2004  and 2003 in conformity with  U.S.  generally
accepted accounting principles.



/s/ Altschuler, Melvoin and Glasser LLP



Chicago, Illinois
January 18, 2005, except for Note 8 which is dated March 31, 2005







             BRAUVIN INCOME PROPERTIES, L.P. 6
             (a Delaware limited partnership)

    CONSOLIDATED STATEMENT OF NET ASSETS IN LIQUIDATION AS OF
                        DECEMBER 31, 2004
                       (LIQUIDATION BASIS)


ASSETS

Real estate held for sale                  $  810,250
Cash and cash equivalents                   1,073,388
Rent receivable                                36,872
                                           ----------
    Total Assets                            1,920,510
                                           ----------

LIABILITIES

Accounts payable and accrued
  expenses                                     59,267
Deferred gain on sale of property (Note 2)      9,849
Reserve for liquidation costs (Note 2)        131,645
Due to affiliate                                  390
Venture partner's share of joint venture      580,000
                                           ----------
    Total Liabilities                         781,151
                                           ----------

Net Assets in Liquidation                  $1,139,359
                                           ==========
















  See accompanying notes to consolidated financial statements






             BRAUVIN INCOME PROPERTIES, L.P. 6
             (a Delaware limited partnership)


 CONSOLIDATED STATEMENT OF CHANGES IN NET ASSETS IN LIQUIDATION
    (LIQUIDATION BASIS) FOR THE YEAR ENDED DECEMBER 31, 2004




Net assets in liquidation at January 1, 2004         $1,214,618

Loss from operations                                    (75,259)
                                                     ----------

Net assets in liquidation at December 31, 2004       $1,139,359
                                                     ==========































  See accompanying notes to consolidated financial statements.




             BRAUVIN INCOME PROPERTIES, L.P. 6
             (a Delaware limited partnership)


 CONSOLIDATED STATEMENT OF CHANGES IN NET ASSETS IN LIQUIDATION
    (LIQUIDATION BASIS) FOR THE YEAR ENDED DECEMBER 31, 2003




Net assets in liquidation at January 1, 2003         $1,157,817

Gain on sale of property                                371,700

Loss from operations                                   (314,899)
                                                     ----------

Net assets in liquidation at December 31, 2003       $1,214,618
                                                     ==========





























  See accompanying notes to consolidated financial statements.




             BRAUVIN INCOME PROPERTIES, L.P. 6
             (a Delaware limited partnership)


             CONSOLIDATED STATEMENTS OF OPERATIONS
         For the years ended December 31, 2004 and 2002
                       (Liquidation Basis)


                                     2004            2003
INCOME
Rental                             $ 77,010        $ 266,738
Interest                             10,950            6,484
Other, primarily expense
  reimbursements                     49,022          114,678
                                   --------        ---------
       Total income                 136,982          387,900

EXPENSES
Interest                                 --          263,325
Real estate taxes                    37,912           95,505
Repairs and maintenance                  --            6,609
Management fees (Note 5)              4,769           21,336
Other property operating                221           76,275
General and administrative          110,475          203,132
                                   --------        ---------
  Total expenses                    153,377          666,182
                                   --------        ---------
Net loss before gain on sale of
  property and joint venture
  partner's share                   (16,395)        (278,282)

Gain on sale of property                 --          371,700
 Venture partner's
   share of income                  (58,864)         (36,617)
                                   --------        ---------

Net (loss) income                  $(75,259)       $  56,801
                                   ========        =========
Net (loss) income allocated to:
  General Partners                 $   (753)       $     568
                                   ========        =========

  Limited Partners                 $(74,506)       $  56,233
                                   ========        =========
Net (loss) income per Limited
  Partnership Interest
(7,842.5 Units)                    $  (9.50)       $    7.17
                                   ========        =========


  See accompanying notes to consolidated financial statements.




             BRAUVIN INCOME PROPERTIES, L.P. 6
             (a Delaware limited partnership)



           NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
         For the years ended December 31, 2004 and 2003

(1) ORGANIZATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

  ORGANIZATION

  Brauvin  Income  Properties L.P. 6  (the  "Partnership")  is  a
Delaware  limited  partnership  organized  for  the  purpose   of
acquiring,  operating, holding for investment  and  disposing  of
commercial properties consisting principally of existing shopping
centers and, to a lesser extent, office and industrial buildings.
The  General Partners of the Partnership are Brauvin 6, Inc.  and
Jerome  J.  Brault.   On August 8, 1997, Mr.  Cezar  M.  Froelich
resigned  as a Individual General Partner effective 90 days  from
August  14, 1997.  Brauvin 6, Inc. is owned by the A.G.E.  Realty
Corporation Inc.(50%) and by Messrs. Brault (beneficially)  (25%)
and  Froelich  (25%).   A.G. Edwards &  Sons,  Inc.  and  Brauvin
Securities,  Inc., affiliates of the General Partners,  were  the
selling agents of the Partnership.  The Partnership is managed by
an affiliate of the General Partners.

  The  Partnership  was  formed in April 1986.   The  Partnership
filed  a  Registration Statement on Form S-11 with the Securities
and  Exchange Commission which became effective on May 30,  1986.
The  offering  was  terminated on August  31,  1987  having  sold
$7,842,500 in limited partnership interests.

  The  Partnership has acquired the land and buildings underlying
Delchamps  Plaza North Shopping Center ("Delchamps"), Shoppes  on
the Parkway ("Shoppes") and a Ponderosa Restaurant ("Ponderosa").

   On  July 19, 2002, Delchamps was sold to an unaffiliated third
party  for $3,050,000.  After repayment of the mortgage note  and
costs  related to the sale the Partnership received approximately
$288,000 in net proceeds.

   On  May  13,  2003, Shoppes was sold to an unaffiliated  third
party  for $6,157,000.  After repayment of the mortgage note  and
costs  related to the sale the Partnership received approximately
$449,000 in net proceeds.




             BRAUVIN INCOME PROPERTIES, L.P. 6
             (a Delaware limited partnership)

      NOTES TO CONSOLIDATED FINANCIAL STATEMENTS-CONTINUED
         For the years ended December 31, 2004 and 2003

SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

   Management's Use of Estimates

   The  preparation  of financial statements in  conformity  with
generally  accepted accounting principles requires management  to
make  estimates and assumptions that affect the reported  amounts
of assets and liabilities and disclosure of contingent assets and
liabilities at the date of the consolidated financial  statements
and  the  reported  amounts of revenues and expenses  during  the
reporting  period.   Actual  results  could  differ  from   those
estimates.

   Basis of Presentation

   As  a  result of the July 12, 1999 authorization by a majority
of the Limited Partners to sell the Partnership's properties, the
Partnership had begun the liquidation process and, in  accordance
with  generally accepted accounting principles, the Partnership's
financial statements for periods subsequent to July 12, 1999  are
prepared  on  the liquidation basis of accounting.   Accordingly,
the  carrying  values of assets are presented  at  estimated  net
realizable  amounts  and liabilities are presented  at  estimated
settlement  amounts,  including estimated costs  associated  with
carrying  out  the  liquidation.  Preparation  of  the  financial
statements  on  the  liquidation  basis  of  accounting  requires
significant assumptions by management, including the estimate  of
liquidation   costs   and  the  resolution  of   any   contingent
liabilities.   There may be differences between  the  assumptions
and   the   actual  results  because  events  and   circumstances
frequently do not occur as expected.  Those differences, if  any,
could  result  in  a  change in the net assets  recorded  in  the
statement of net assets as of December 31, 2004.

   Accounting Method

   The  accompanying consolidated financial statements have  been
prepared using the accrual method of accounting.
   Federal Income Taxes

   Under  the  provisions  of  the  Internal  Revenue  Code,  the
Partnership's income and losses are reportable by the partners on
their  respective income tax returns.  Accordingly, no  provision
is  made  for Federal income taxes in the consolidated  financial
statements.

   Principles of Consolidation

   The  Partnership  had  an  affiliate, Brauvin/Shoppes  on  the
Parkway L.P., which was owned 99% by the Partnership and 1% by an
affiliate   of  the  General  Partners.  The  accounts   of   the
Partnership  have  been  consolidated  with  its  majority  owned
subsidiary   in  the  accompanying  financial  statements.    All
significant  intercompany  balances and  transactions  have  been
eliminated upon consolidation.

   Distributions  from the subsidiary were made  to  the  General
Partner  in an amount equal to: (a) any tax liability  caused  by
its  allocation of Profits or income; and (b) any filing fees  or
accounting fees incurred in connection herewith; and then to  the
Limited Partner until it receives an amount equal to the value of
its  Capital Contribution plus an annual compounded return on its
original  investment  of  25%  per  annum  and;  thereafter,   in
accordance with their respective partnership interests.

     On  May  13, 2003, Shoppes was sold and the majority of  the
remaining cash has been transferred to the Partnership.

     On  February  18,  2003, the Partnership sold  a  two-thirds
undivided  interest in the Ponderosa Restaurant  property  for  a
sales price of $600,000.  Pursuant to the terms of the agreement,
the  Partnership maintains the control of both the sales  process
and  the  management of the property and the holder of  the  two-
thirds  interest  is  entitled to the  first  $580,000  of  sales
proceeds  and its allocable share of the rent collected from  the
tenant  and  is not required to fund any operating deficits.   As
the  property  was not sold within one year, the  Partnership  is
required  to pay the buyer a monthly total return on the purchase
price  of  10%  per annum for 6 months and 12% per annum  for  an
additional 12 months at the end of which time if the property has
not  been  sold,  the Partnership is required to  repurchase  the
interest for a total consideration of $580,000.  Accordingly, the
Partnership's  financial  statements  continue  to  include   the
Ponderosa  property  and the results of its operations  with  the
purchaser's share shown as Venture partner's share.

   Real Estate Held for Sale

   Prior  to the conversion from the going concern basis  to  the
liquidation   basis  of  accounting,  the  Partnership's   rental
properties  were  stated  at  cost including  acquisition  costs.
Depreciation  was  recorded  on a straight-line  basis  over  the
estimated economic lives of the properties which approximate 31.5
years.

   Subsequent  to  the  adoption  of  the  liquidation  basis  of
accounting (see Note 2), the Partnership adjusted its investments
in  real  estate  to  estimated net realizable  value,  which  is
recorded  as  real  estate  held  for  sale.   Additionally,  the
Partnership suspended recording any further depreciation expense.

   In   July   2001,  the  FASB  issued  Statement  of  Financial
Accounting  Standards  No.  141, "Business  Combinations"  ("SFAS
141").   SFAS 141 requires the purchase method of accounting  for
business   combinations  initiated  after  June  30,   2001   and
eliminates  the pooling-of-interests method.  In July  2001,  the
FASB  issued Statement of Financial Accounting Standards No. 142,
"Goodwill  and  Other Intangible Assets" ("SFAS 142"),  which  is
effective  January  1,  2002.  SFAS  142  requires,  among  other
things,   the   discontinuance  of  goodwill  amortization.    In
addition,    the   standard   includes   provisions    for    the
reclassification of certain existing intangibles reassessment  of
the  useful  lives  of existing intangibles, reclassification  of
certain  intangibles out of previously reported goodwill and  the
identification  of  reporting units  for  purposes  of  assessing
potential future impairments of goodwill.

   Application of the statements to future acquisitions, if  any,
could  result in the recognition, upon acquisition of  additional
intangible assets (acquired in-place lease origination costs  and
acquired  above  market leases) and liabilities  (acquired  below
market leases), which would be amortized over the remaining terms
of the acquired leases.

   The  Partnership has adopted Statement of Financial Accounting
Standards  No. 143, "Accounting for Asset Retirement Obligations"
("SFAS  143"), which is effective for years beginning after  June
15,  2002.   SFAS  143 requires recognition of  a  liability  and
associated  asset for the fair value of costs arising from  legal
obligations associated with the retirement of tangible long-lived
assets.   The  asset  is  to be allocated  to  expense  over  its
estimated useful life.

   In  August  2001,  the  FASB  issued  Statement  of  Financial
Accounting  Standards No. 144, "Accounting for the Impairment  or
Disposal  of Long-Lived Assets" ("SFAS 144"), which was effective
for  fiscal  years beginning after December 15, 2001.   SFAS  144
supersedes FASB Statement No. 121, "Accounting for the Impairment
of  Long-Lived  Assets and Long-Lived Assets to Be  Disposed  Of"
("SFAS  121").  SFAS 144 retains the recognition and  measurement
requirements  of  SFAS  121, but resolves  significant  SFAS  121
implementation issues.  In addition, it applies to a segment of a
business accounted for as a discontinued operation.

   SFAS  143  and SFAS 144 have not had a significant  impact  on
the Partnership's financial statements.

   Cash and Cash Equivalents

   Cash  and  cash  equivalents include all  highly  liquid  debt
instruments  with  an original maturity within  three  months  of
purchase.

   Rent Receivable

   Rent   receivable  is  comprised  of  billed  but  uncollected
amounts due for monthly rents and other charges.  Receivables are
recorded  at  management's  estimate of  the  amounts  that  will
ultimately be collected.

   Estimated Fair Value of Financial Instruments

   Disclosure   of   the  estimated  fair  value   of   financial
instruments  is  made  in  accordance with  the  requirements  of
Statement of Financial Accounting Standards No. 107, "Disclosures
About  Fair Value of Financial Instruments".  The estimated  fair
value  amounts  have  been determined by using  available  market
information  and  appropriate valuation methodologies.   However,
considerable  judgment  is necessarily required  in  interpreting
market data to develop estimates of fair value.

   The  fair  value  estimates  presented  herein  are  based  on
information available to management as of December 31, 2004,  but
may  not  necessarily  be  indicative of  the  amounts  that  the
Partnership could realize in a current market exchange.  The  use
of different assumptions and/or estimation methodologies may have
a material effect on the estimated fair value amounts.

   In  connection with the adoption of the liquidation  basis  of
accounting,  assets  were  adjusted to estimated  net  realizable
value  and  liabilities  were adjusted  to  estimated  settlement
amounts,  which  approximates their fair value  at  December  31,
2004.

   Derivatives and Hedging Instruments

   In   June  1998,  the  Financial  Accounting  Standards  Board
("FASB")  issued Statement of Financial Accounting Standards  No.
133,   "Accounting   for  Derivative  Instruments   and   Hedging
Activities" ("SFAS 133"), which requires that all derivatives  be
recognized as assets and liabilities in the balance sheet and  be
measured at fair value.  SFAS 133 also requires changes  in  fair
value  of  derivatives  to be recorded  each  period  in  current
earnings or comprehensive income depending on the intended use of
the  derivatives.  In June, 2000, the FASB issued SFAS 138, which
amends  the  accounting and reporting standards of SFAS  133  for
certain derivatives and certain hedging activities.  SFAS 133 and
SFAS  138  were adopted by the Partnership effective  January  1,
2001.  The Partnership had no derivatives in 2004 and 2003.

   Recent Accounting Pronouncements

     In   January  2003,  FASB  issued  interpretation  No.   46,
"Consolidation of Variable Interest Entities" (FIN  46).  FIN  46
addresses  consolidation  by  business  enterprises  of   certain
variable interest entities in which the equity investors  do  not
have  the characteristics of a controlling financial interest  or
do  not  have sufficient equity at risk for the entity to finance
its  activities without additional subordinated financial support
from  other parties. This interpretation was revised in  December
2003  and  for  calendar year end entities, is  effective  as  of
December  31,  2003.  The Partnership does not own  any  "special
purpose entities."

   In  May  2003,  FASB issued Statement of Financial  Accounting
Standards  No. 150, "Accounting for Certain Financial  Statements
with  the  Characteristics of both Liabilities and Equity"  (SFAS
150"),  which is effective for all financial instruments  entered
into  or  modified after May 31, 2003, and is otherwise effective
beginning July 1, 2003. SFAS 150 establishes standards for how an
issuer classifies and measures certain financial instruments with
characteristics of both liabilities and equity.

   The  adoption of SFAS 150 and FIN 46 has not had a significant
impact on the Partnership's financial statements.

(2)  ADJUSTMENT TO LIQUIDATION BASIS

     On  July 12, 1999, in accordance with the liquidation  basis
of  accounting, assets were adjusted to estimated net  realizable
value  and  liabilities  were adjusted  to  estimated  settlement
amounts,  including estimated costs associated with carrying  out
the liquidation.

   As  a result of the contract for sale of Shoppes (see Notes  4
and  7) the Partnership's investment in real estate held for sale
and  the  deferred  gain  on the sale of real  estate  were  each
reduced $1,784,500 in the first quarter of 2003.  In May 2003 the
Partnership's  investment in real estate held for  sale  and  the
deferred  gain on sale of real estate were reduced by  $5,997,000
and $368,638, respectively, as a result of the Shoppes sale.

(3)  PARTNERSHIP AGREEMENT

   The  restated  Limited Partnership Agreement (the "Agreement")
provides  that 99% of the net profits and losses from  operations
of  the Partnership for each fiscal year of the Partnership shall
be  allocated to the Limited Partners and 1% of the  net  profits
and losses from operations during each of said fiscal years shall
be allocated to the General Partners.

   All  Operating  Cash  Flow, as such term  is  defined  in  the
Agreement, during any calendar year shall be distributed  99%  to
the Limited Partners and 1% to the General Partners.  The receipt
by  the General Partners of such 1% of Operating Cash Flow  shall
be  subordinated  to  the  receipt by  the  Limited  Partners  of
Operating  Cash  Flow  equal  to a  10%  per  annum,  cumulative,
non-compounded  return on Adjusted Investment, as  such  term  is
defined  in the Agreement (the "Preferential Distribution").   In
the  event the full Preferential Distribution is not made in  any
year   (herein   referred  to  as  a  "Preferential  Distribution
Deficiency")  and Operating Cash Flow is available  in  following
years  in excess of the Preferential Distribution for said years,
then  the  Limited  Partners shall be paid such excess  Operating
Cash  Flow  until  they  have been paid any  unpaid  Preferential
Distribution  Deficiency from prior years.  For  subscribers  who
were   admitted  as  Limited  Partners  during  1986,  the   term
"Preferential   Distribution"  shall  mean  a  12%   per   annum,
cumulative, non-compounded return on Adjusted Investment.

   No   distribution   was   paid  in  2004.   The   Preferential
Distribution Deficiency equaled $7,695,932 at December 31, 2004.

(4)  MORTGAGE NOTES PAYABLE

   On  April  6, 1995, the Partnership obtained a first  mortgage
loan  in  the  amount of $6,100,000 (the "First  Mortgage  Loan")
secured  by  Shoppes from Morgan Stanley Mortgage  Capital,  Inc.
(the  "Successor Lender").  The First Mortgage Loan bore interest
at  the rate of 9.55% per annum, amortized over a 25-year period,
required   monthly  payments  of  principal   and   interest   of
approximately $53,500 and was scheduled to mature on May 1, 2002.
The  lender and the Partnership had executed an extension of  the
maturity to December 31, 2002.

   Subsequent  to  December  31, 2002,  the  Partnership  stopped
making payments to the lender and was in default under the  terms
of  the  mortgage.  However, in the second quarter of  2003,  the
lender agreed to an extension of the mortgage loan until June 30,
2003, subject to the payment of all unpaid payments and late fees
for   the   period  from  January  1,  2003  to  June  30,   2003
(approximately $200,000) and the payment of an extension  fee  of
approximately  $27,000.  On April 10, 2003, the Partnership  made
these payments to the lender and the default was cured.

   On  May  13,  2003,  Shoppes was sold to  an  unrelated  third
party,  for a gross purchase price of $6,157,500 and the  balance
of its mortgage was paid.

(5)  TRANSACTIONS WITH AFFILIATES

   Fees  and  other  expenses incurred or  paid  to  the  General
Partners  or  their affiliates for the years ended  December  31,
2004 and 2003 were as follows:




                                2004      2003
Management fees (based upon
  6% of "gross receipts" (as
  defined))                    $ 4,769  $ 21,336
Reimbursable office expenses    83,365   106,417

   The  Partnership  had made all payments to affiliates,  except
for $390 for management fees, as of December 31, 2004.


(6)   OPERATING LEASES

   The  Partnership is the lessor in an operating lease agreement
with  a  tenant  at its remaining property.  The  minimum  future
rental  income  to be received on the remaining  operating  lease
(Ponderosa) is as follows:

For the years ended December 31,:
                 2005              $   78,550
                 2006                  80,121
                 2007                  81,724
                 2008                  83,358
                 2009                  85,025
              Thereafter              710,718
                                   ----------
                Total              $1,119,496
                                   ==========

   Collection of future rental income under this lease  agreement
is subject to the financial stability of the underlying tenant.

(7)  PROPERTY SALE

   On  May  13,  2003, Shoppes was sold to an unaffiliated  third
party  for $6,157,000.  After repayment of the mortgage note  and
costs related to the sale, the Partnership received approximately
$449,000  in net proceeds.  In addition, the Partnership received
approximately $479,000 from the mortgage holder as a  release  of
escrow deposits.

(8)  SUBSEQUENT EVENT

   On  March  31,  2005, the Ponderosa property was  sold  to  an
unaffiliated third party for an adjusted contract sales price  of
$841,000.  After payment of the $580,000 to the holder of the two-
thirds interest in the property and closing costs the Partnership
received net proceeds of approximately $260,000.


                         EXHIBIT INDEX


Exhibit (21)           Subsidiaries of the Registrant






                           Exhibit 21

Name of Subsidiary                  State of Formation

Brauvin/Shoppes on the Parkway L.P.      Delaware