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

                           FORM 10-QSB

           Quarterly Report Under Section 13 or 15(d)
             of The Securities Exchange Act of 1934

             For the Quarter Ended:  March 31, 2003

                Commission file number:  0-14263


            AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP
(Exact Name of Small Business Issuer as Specified in its Charter)


  ___State of Minnesota____              __41-1511293__
(State or other Jurisdiction of         (I.R.S. Employer
Incorporation or Organization)        Identification No.)


  1300 Minnesota World Trade Center, St. Paul, Minnesota 55101
            (Address of Principal Executive Offices)

                     _____(651) 227-7333____
                   (Issuer's telephone number)


             ___________Not Applicable_________
 (Former name, former address and former fiscal year, if changed
                       since last report)

Check  whether  the issuer (1) filed all reports required  to  be
filed  by Section 13 or 15(d) of the Securities Exchange  Act  of
1934  during the preceding 12 months (or for such shorter  period
that  the registrant was required to file such reports), and  (2)
has  been  subject to such filing requirements for  the  past  90
days.

                    Yes  __X__     No  _____

         Transitional Small Business Disclosure Format:

                    Yes  _____     No  __X__




          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP


                              INDEX


                                                     Page

PART I. FINANCIAL INFORMATION

    Item 1.  Statement of Net Assets Available for
             Liquidation as of March 31, 2003 and
             December 31, 2002                        3

             Statement of Liquidating Activities for
             the Period ended March 31, 2003          4

             Statements for the Period ended
             March 31, 2002:

                 Income                               5

                 Cash Flows                           6

                 Changes in Partners' Capital         7

             Notes to Financial Statements          8 - 11

    Item 2.  Management's Discussion and Analysis  12 - 15

    Item 3.  Controls and Procedures                  15

PART II. OTHER INFORMATION

    Item 1.  Legal Proceedings                        16

    Item 2.  Changes in Securities                    16

    Item 3.  Defaults Upon Senior Securities          16

    Item 4.  Submission of Matters to a
             Vote of Security Holders                 16

    Item 5.  Other Information                        16

    Item 6.  Exhibits and Reports on Form 8-K         16

                Signatures                            17

                Certifications                       18-19
<PAGE>

          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

        STATEMENT OF NET ASSETS AVAILABLE FOR LIQUIDATION

              MARCH 31, 2003 AND DECEMBER 31, 2002

                           (Unaudited)




                                             2003       2002
ASSETS:
  Cash                                   $  867,448  $1,400,827
  Receivables                                     0      22,609
  Investments in Real Estate              1,025,000   1,525,000
                                           --------    --------
          Total Assets                    1,892,448   2,948,436
                                           --------    --------

LIABILITIES:
  Payable to AEI Fund Management, Inc.       12,999     15,816
  Distributions Payable                     533,723  1,053,755
                                           --------   --------
          Total Liabilities                 546,722  1,069,571
                                           --------   --------
NET ASSETS (PARTNERS' CAPITAL) IN LIQUIDATION,
    including  6,977 Limited
    Partnership Units outstanding       $ 1,345,726 $1,878,865
                                          =========  =========









 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>

          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

               STATEMENT OF LIQUIDATING ACTIVITIES

               FOR THE PERIOD ENDED MARCH 31, 2003

                           (Unaudited)




SOURCES OF ADDITIONAL CASH:
   Rent                                              $  48,090
   Investment  Income                                    1,703
   Proceeds from Sale of Real Estate                   498,879
                                                      --------
      Total Sources of Additional Cash                 548,672
                                                      --------

USES OF ADDITIONAL CASH:
  Partnership Administration - Affiliates               19,454
  Partnership Administration and Property
     Management - Unrelated Parties                      6,101
  Distributions to Partners                          1,056,496
                                                      --------
      Total Uses of Additional Cash                  1,082,051
                                                      --------
DECREASE IN NET ASSETS IN LIQUIDATION
   BEFORE  ADJUSTMENTS                                 (533,379)
                                                       --------
ADJUSTMENTS OF ESTIMATED VALUES:
Increase (Decrease) in Net Realizable values of:
  Receivables                                           (22,609)
  Payable to AEI Fund Management, Inc.                    2,817
  Distributions Payable                                 520,032
  Net Realizable Value, as of December 31, 2002,
   of Real Estate Sold                                 (500,000)
                                                       --------
           Total Adjustment of Estimated Values             240
                                                       --------

DECREASE IN NET ASSETS IN LIQUIDATION                  (533,139)

BEGINNING NET ASSETS IN LIQUIDATION                   1,878,865
                                                       --------
ENDING NET ASSETS IN LIQUIDATION                     $1,345,726
                                                      =========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                       STATEMENT OF INCOME

               FOR THE PERIOD ENDED MARCH 31, 2002

                           (Unaudited)




INCOME:
   Rent                                              $ 149,749
   Investment Income                                     1,582
                                                      --------
        Total Income                                   151,331
                                                      --------

EXPENSES:
   Partnership Administration - Affiliates              36,186
   Partnership Administration and Property
      Management - Unrelated Parties                    12,264
   Depreciation                                         26,089
                                                      --------
        Total Expenses                                  74,539
                                                      --------

OPERATING INCOME                                     $  76,792

GAIN ON SALE OF REAL ESTATE                              6,448
                                                      --------
NET INCOME                                           $  83,240
                                                     =========

NET INCOME ALLOCATED:
   General Partners                                  $   1,012
   Limited Partners                                     82,228
                                                      --------
                                                     $  83,240
                                                     =========

NET INCOME PER LIMITED PARTNERSHIP UNIT
    (6,977 weighted average Units
    outstanding in 2002)                             $   11.79
                                                     =========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                     STATEMENT OF CASH FLOWS

               FOR THE PERIOD ENDED MARCH 31, 2002

                           (Unaudited)



CASH FLOWS FROM OPERATING ACTIVITIES:
  Net Income                                         $  83,240

  Adjustments To Reconcile Net Income
  To Net Cash Provided By Operating Activities:
     Depreciation                                       26,089
     Gain on Sale of Real Estate                        (6,448)
     Decrease in Receivable                             10,000
     Increase in Payable to
        AEI Fund Management, Inc.                        8,476
     Increase in Unearned Rent                          11,298
                                                      --------
       Total Adjustments                                49,415
                                                      --------
       Net Cash Provided By
           Operating Activities                        132,655
                                                      --------

CASH FLOWS FROM INVESTING ACTIVITIES:
  Proceeds from Sale of Real Estate                     52,917
                                                      --------

CASH FLOWS FROM FINANCING ACTIVITIES:
  Distributions to Partners                           (101,186)
                                                      --------

NET INCREASE IN CASH AND CASH EQUIVALENTS               84,386

CASH AND CASH EQUIVALENTS, beginning of period         391,847
                                                      --------
CASH AND CASH EQUIVALENTS, end of period             $ 476,233
                                                     =========

The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

            STATEMENT OF CHANGES IN PARTNERS' CAPITAL

               FOR THE PERIOD ENDED MARCH 31, 2002

                           (Unaudited)


                                                              Limited
                                                            Partnership
                           General    Limited                  Units
                           Partners   Partners       Total  Outstanding


BALANCE, December 31, 2001  $     0  $4,838,945   $4,838,945  6,976.63

  Distributions              (1,012)   (100,174)    (101,186)

  Net Income                  1,012      82,228       83,240
                            -------    --------     --------  --------
BALANCE, March 31, 2002     $     0  $4,820,999   $4,820,999  6,976.63
                            =======   =========    ========= =========






 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>

          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                         MARCH 31, 2002

                           (Unaudited)

(1)The  condensed  statements included herein have been  prepared
   by  the Partnership, without audit, pursuant to the rules  and
   regulations  of  the Securities and Exchange  Commission,  and
   reflect   all  adjustments  which  are,  in  the  opinion   of
   management,  necessary to a fair statement of the  results  of
   operations for the interim period, on a basis consistent  with
   the  annual audited statements.  The adjustments made to these
   condensed   statements  consist  only  of   normal   recurring
   adjustments.   Certain information, accounting  policies,  and
   footnote    disclosures   normally   included   in   financial
   statements  prepared  in  accordance with  generally  accepted
   accounting principles have been condensed or omitted  pursuant
   to  such  rules  and  regulations,  although  the  Partnership
   believes  that  the  disclosures  are  adequate  to  make  the
   information  presented not misleading.  It is  suggested  that
   these  condensed financial statements be read  in  conjunction
   with  the  financial statements and the summary of significant
   accounting  policies  and  notes  thereto  included   in   the
   Partnership's latest annual report on Form 10-KSB.

(2)  ORGANIZATION -

     AEI  Real Estate Fund 85-A Limited Partnership (Partnership)
     was  formed  to  acquire and lease commercial properties  to
     operating tenants.  The Partnership's operations are managed
     by  Net  Lease  Management 85-A, Inc.  (NLM),  the  Managing
     General Partner.  Robert P. Johnson, the President and  sole
     shareholder of NLM, serves as the Individual General Partner
     and  an  affiliate of NLM, AEI Fund Management,  Inc.  (AEI)
     performs the administrative and operating functions for  the
     Partnership.

     The   terms   of  the  Partnership  offering  call   for   a
     subscription  price of $1,000 per Limited Partnership  Unit,
     payable   on  acceptance  of  the  offer.   The  Partnership
     commenced   operations  on  April  15,  1985  when   minimum
     subscriptions    of   1,300   Limited   Partnership    Units
     ($1,300,000) were accepted.  The offering terminated on June
     20,  1985  when  the  maximum subscription  limit  of  7,500
     Limited  Partnership Units was reached.  Under the terms  of
     the  Limited Partnership Agreement, the Limited Partners and
     General Partners contributed funds of $7,500,000 and $1,000,
     respectively.

     During operations, any Net Cash Flow, as defined, which  the
     General Partners determine to distribute will be distributed
     90% to the Limited Partners and 10% to the General Partners;
     provided,  however, that such distributions to  the  General
     Partners will be subordinated to the Limited Partners  first
     receiving an annual, noncumulative distribution of Net  Cash
     Flow equal to 10% of their Adjusted Capital Contribution, as
     defined,  and, provided further, that in no event  will  the
     General Partners receive less than 1% of such Net Cash  Flow
     per  annum.  Distributions to Limited Partners will be  made
     pro rata by Units.


          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(2)  ORGANIZATION - (Continued)

     Any  Net  Proceeds  of Sale, as defined, from  the  sale  or
     financing of properties which the General Partners determine
     to distribute will, after provisions for debts and reserves,
     be  paid  in  the following manner: (i) first,  99%  to  the
     Limited  Partners and 1% to the General Partners  until  the
     Limited  Partners  receive an amount  equal  to:  (a)  their
     Adjusted Capital Contribution plus (b) an amount equal to 6%
     of their Adjusted Capital Contribution per annum, cumulative
     but not compounded, to the extent not previously distributed
     from  Net  Cash Flow; (ii) next, 99% to the Limited Partners
     and  1%  to the General Partners until the Limited  Partners
     receive  an  amount equal to 14% of their  Adjusted  Capital
     Contribution  per annum, cumulative but not  compounded,  to
     the  extent not previously distributed; (iii) next,  to  the
     General  Partners  until  cumulative  distributions  to  the
     General  Partners under Items (ii) and (iii)  equal  15%  of
     cumulative  distributions to all Partners under  Items  (ii)
     and (iii).  Any remaining balance will be distributed 85% to
     the  Limited  Partners  and  15% to  the  General  Partners.
     Distributions to the Limited Partners will be made pro  rata
     by Units.

     For  tax  purposes,  profits  from  operations,  other  than
     profits  attributable  to  the  sale,  exchange,  financing,
     refinancing  or  other  disposition  of  property,  will  be
     allocated  first  in the same ratio in  which,  and  to  the
     extent,  Net  Cash Flow is distributed to the  Partners  for
     such year.  Any additional profits will be allocated 90%  to
     the  Limited  Partners and 10% to the General Partners.   In
     the  event  no Net Cash Flow is distributed to  the  Limited
     Partners,  90%  of each item of income, gain or  credit  for
     each  respective  year  shall be allocated  to  the  Limited
     Partners,  and 10% of each such item shall be  allocated  to
     the  General Partners.  Net losses from operations  will  be
     allocated 98% to the Limited Partners and 2% to the  General
     Partners.

     For  tax purposes, profits arising from the sale, financing,
     or  other  disposition  of property  will  be  allocated  in
     accordance  with the Partnership Agreement as  follows:  (i)
     first,  to  those  Partners with deficit balances  in  their
     capital  accounts  in an amount equal to  the  sum  of  such
     deficit  balances; (ii) second, 99% to the Limited  Partners
     and  1%  to the General Partners until the aggregate balance
     in  the Limited Partners' capital accounts equals the sum of
     the Limited Partners' Adjusted Capital Contributions plus an
     amount  equal to 14% of their Adjusted Capital Contributions
     per  annum, cumulative but not compounded, to the extent not
     previously  allocated; (iii) third, to the General  Partners
     until  cumulative allocations to the General Partners  equal
     15%  of cumulative allocations.  Any remaining balance  will
     be  allocated  85% to the Limited Partners and  15%  to  the
     General  Partners.   Losses will be  allocated  98%  to  the
     Limited Partners and 2% to the General Partners.

     The  General Partners are not required to currently  fund  a
     deficit capital balance. Upon liquidation of the Partnership
     or  withdrawal  by  a General Partner, the General  Partners
     will  contribute to the Partnership an amount equal  to  the
     lesser of the deficit balances in their capital accounts  or
     1%  of total Limited Partners' and General Partners' capital
     contributions.

          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(2)  ORGANIZATION - (Continued)

     In  August  2002, the Managing General Partner solicited  by
     mail  a  proxy statement seeking the consent of the  Limited
     Partners,  as  required by Section 6.1  of  the  Partnership
     Agreement,  to  initiate the final disposition,  liquidation
     and  distribution of all of the Partnership's properties and
     assets  within  the next year.  On September 24,  2002,  the
     proposal  was  approved with a majority of  Units  voted  in
     favor  of  the proposal.  As a result, the Managing  General
     Partner  will  proceed with the planned liquidation  of  the
     Partnership.

     Financial Statement Presentation

       Pursuant  to  a  vote of the Partners, the Partnership  is
       being  liquidated.   Effective  September  24,  2002,  the
       Partnership  measures its assets and  liabilities  at  the
       amounts  of  cash  expected  in  liquidation  and  reports
       changes in estimates when they are known.  The accounts of
       the  Partnership  are maintained on the accrual  basis  of
       accounting  for  both  federal  income  tax  purposes  and
       financial reporting purposes.

(3)  INVESTMENTS IN REAL ESTATE -

     Effective  with  the  decision to  liquidate,  the  carrying
     amounts  of assets and liabilities were adjusted from  their
     historical bases to the amounts of cash expected from  their
     realization  and settlement.  Because of the expected  short
     liquidation period, the effects of discounting would not  be
     significant  and have been ignored.  At December  31,  2002,
     the  estimated real estate values were based upon subsequent
     sales of the properties or estimated values based upon sales
     negotiations   in   progress  or  comparable   sales.    The
     adjustment increased Investments in Real Estate by $303,526.
     At  March  31,  2003, the estimated real estate  values  are
     based  upon  sales  negotiations in progress  or  comparable
     sales.   It is at least reasonably possible that the amounts
     expected  to  be  realized in the liquidation  process  will
     change in the near term.

     On  January 1, 2002, the Partnership owned 62.8365%  of  the
     Marie  Callender's  restaurant in Gresham,  Oregon.   During
     2002, the Partnership sold 50.3535% of the property, in four
     separate  transactions,  to unrelated  third  parties.   The
     Partnership  received total net sale proceeds  of  $914,707,
     which  resulted in a net gain of $150,650.  The  total  cost
     and  related accumulated depreciation of the interests  sold
     was  $813,981  and  $49,924, respectively.   For  the  three
     months ended March 31, 2002, the net gain was $6,448.

     On  February  14, 2003, the Partnership sold  its  remaining
     12.4830% interest in the Marie Callender's restaurant to  an
     unrelated  third party.  The Partnership received  net  sale
     proceeds  of $231,683.  At December 31, 2002, the  estimated
     net realizable value of the interest sold was $232,000.

     In  May  2002, the Partnership sold its 33% interest in  the
     Johnny  Carino's restaurant, in three separate transactions,
     to  unrelated third parties.  The Partnership received total
     net  sale proceeds of $857,972, which resulted in a net gain
     of   $116,170.   The  total  cost  and  related  accumulated
     depreciation of the interests sold was $749,587 and  $7,785,
     respectively.

          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(3)  INVESTMENTS IN REAL ESTATE - (Continued)

     On  June 17, 2002, the Partnership sold the Hops Grill & Bar
     restaurant  to  an unrelated third party.   The  Partnership
     received net sale proceeds of $1,062,953, which resulted  in
     a  net gain of $360,381.  At the time of sale, the cost  and
     related   accumulated  depreciation  were   $1,094,373   and
     $391,801, respectively.

     On  June  26,  2002,  the Partnership sold  4.8062%  of  the
     Children's   World  daycare  center  in  West   Bridgewater,
     Massachusetts to an unrelated third party.  The  Partnership
     received net sale proceeds of $106,531, which resulted in  a
     net  gain  of  $18,994.   The cost and  related  accumulated
     depreciation  of the interest sold was $89,285  and  $1,748,
     respectively.

     During   the  three  months  ended  March  31,   2003,   the
     Partnership  sold an additional 11.0698% of  the  Children's
     World  daycare  center,  in  two separate  transactions,  to
     unrelated third parties. The Partnership received  net  sale
     proceeds  of $257,169.  At December 31, 2002, the  estimated
     net realizable value of the interests sold was $258,000.

     In  July 2002, the Partnership entered into an agreement  to
     sell the Jack-in-the-Box restaurant in Fort Worth, Texas  to
     an  unrelated  third party.  On December 18, 2002  the  sale
     closed  with the Partnership receiving net sale proceeds  of
     $897,165, which resulted in a net gain of $224,980.  At  the
     time  of sale, the cost and related accumulated depreciation
     were $1,005,585 and $333,400, respectively.

     During  the  year  ended December 31, 2002, the  Partnership
     sold its 20% interest in the Children's World daycare center
     in  Plainfield,  Illinois, in two separate transactions,  to
     unrelated third parties.  The Partnership received net  sale
     proceeds  of  $360,564, which resulted  in  a  net  gain  of
     $72,965.    The   total   cost   and   related   accumulated
     depreciation of the interests sold was $294,542 and  $6,943,
     respectively.   For the three months ended March  31,  2002,
     the net gain was $-0-.

     On  March  19,  2003,  the Partnership  sold  its  remaining
     1.0221%  interest in the Arby's restaurant  in  Hudsonville,
     Michigan  to  an  unrelated third  party.   The  Partnership
     received  net  sale proceeds of $10,027.   At  December  31,
     2002,  the  estimated net realizable value of  the  interest
     sold was $10,000.

(4)  PAYABLE TO AEI FUND MANAGEMENT -

     AEI  Fund  Management, Inc. performs the administrative  and
     operating functions for the Partnership.  The payable to AEI
     Fund   Management  represents  the  balance  due  for  those
     services.    This  balance  is  non-interest   bearing   and
     unsecured  and  is  to  be  paid in  the  normal  course  of
     business.

ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS.

        The Management's Discussion and Analysis contains various
"forward  looking  statements"  within  the  meaning  of  federal
securities  laws  which  represent management's  expectations  or
beliefs  concerning future events, including statements regarding
anticipated  application of cash, expected  returns  from  rental
income,  growth  in revenue, taxation levels, the sufficiency  of
cash to meet operating expenses, rates of distribution, and other
matters.  These, and other forward looking statements made by the
Partnership,  must be evaluated in the context  of  a  number  of
factors that may affect the Partnership's financial condition and
results of operations, including the following:

       - Market  and  economic conditions which affect the  value
          of  the  properties  the Partnership  will  realize  in
          liquidation  and  the  cash  from  rental  income  such
          properties generate;

       - the  federal  income tax consequences of rental  income,
          deductions,  gain  on  sales and other  items  and  the
          affects of these consequences for the Partners;

       - resolution  by  the General Partners of  conflicts  with
          which they may be confronted;

       - the effect of tenant defaults; and

       - the condition of the industries in which the tenants of
          properties owned by the
          Partnership operate.

The Application of Critical Accounting Policies

        The preparation of the Partnership's financial statements
requires  management to make estimates and assumptions  that  may
affect the reported amounts of assets, liabilities, revenues  and
expenses,  and  related  disclosure  of  contingent  assets   and
liabilities. Management evaluates these estimates on  an  ongoing
basis,  including  those related to the carrying  value  of  real
estate  and  the  allocation  by AEI  Fund  Management,  Inc.  of
expenses  to  the  Partnership as opposed  to  other  funds  they
manage.

        Through  September  23, 2002, the  Partnership  purchased
properties and recorded them in the financial statements  at  the
lower  of  cost  or estimated realizable value.  The  Partnership
initially  recorded the properties at cost (including capitalized
acquisition   expenses).   The  Partnership   was   required   to
periodically  evaluate  the  carrying  value  of  properties   to
determine   whether   their  realizable  value   declined.    For
properties  the  Partnership would hold and  operate,  management
determined   whether  impairment  occurred   by   comparing   the
property's  probability-weighted cash flows to its  then  current
carrying   value.   For  properties  held  for  sale,  management
determined   whether  impairment  occurred   by   comparing   the
property's  estimated fair value less cost to sell  to  its  then
current  carrying value.  If the carrying value was greater  than
the  realizable value, an impairment loss was recorded to  reduce
the  carrying value of the property to its realizable  value.   A
change  in these assumptions or analysis may have caused material
changes in the carrying value of the properties.

ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

        Effective September 24, 2002, the Partnership adopted the
liquidation  basis of accounting as a result of  the  Partnership
approving   a   proposal  to  initiate  the  final   disposition,
liquidation and distribution of all the Partnership's  properties
and  assets  within  the  next  year.   In  accordance  with  the
liquidation  basis  of accounting, assets are recorded  at  their
estimated net realizable value (the amount of cash expected to be
received) and liabilities are recorded at the amount estimated to
be  paid  to creditors and Partners.  At December 31,  2002,  the
estimated real estate values are based upon subsequent  sales  of
the  properties or estimated values based upon sales negotiations
in  progress or comparable sales.  Any changes in these estimates
could cause material changes in the net assets in liquidation.

       AEI Fund Management Inc. allocates expenses to each of the
funds  they manage primarily on the basis of the number of  hours
devoted  by  their employees to each fund's affairs.   They  also
allocate  some  expenses at the end of each month  that  are  not
directly related to a fund's operations based upon the number  of
investors  in the fund and the fund's capitalization relative  to
other  funds  they  manage.   The  Partnership  reimburses  these
expenses  subject  to  detailed  limitations  contained  in   the
Partnership Agreement.

         Management   of  the  Partnership  has   discussed   the
development  and selection of the above accounting estimates  and
the management discussion and analysis disclosures regarding them
with the managing partner of the Partnership.

Results of Operations

     For the three months ended March 31, 2003 and 2002, while in
the  operating and liquidation phases, the Partnership recognized
rental income of $25,481 and $149,749, respectively.  During  the
same  periods, the Partnership earned investment income of $1,703
and  $1,582, respectively.  In 2003, rental income decreased  due
to property sales.

     During the three months ended March 31, 2003 and 2002, while
in  the  operating  and liquidation phases, the Partnership  paid
Partnership  administration expenses  to  affiliated  parties  of
$16,637 and $36,186, respectively.  These administration expenses
include  costs associated with the management of the  properties,
processing    distributions,    reporting    requirements     and
correspondence to the Limited Partners.  During the same periods,
the  Partnership incurred Partnership administration and property
management expenses from unrelated parties of $6,101 and $12,264,
respectively.  These expenses represent direct payments to  third
parties  for legal and filing fees, direct administrative  costs,
outside  audit and accounting costs, taxes, insurance  and  other
property costs.

        Inflation  has  had  a  minimal  effect  on  income  from
operations.   Leases  may contain rent increases,  based  on  the
increase  in  the  Consumer Price Index over a specified  period,
which  will result in an increase in rental income over the  term
of  the  leases.   In addition, leases may contain  rent  clauses
which  entitle  the  Partnership to receive  additional  rent  in
future  years  if gross receipts for the property exceed  certain
specified  amounts.  Increases in sales volumes of  the  tenants,
due to inflation and real sales growth, may result in an increase
in rental income over the term of the leases.  Inflation also may
cause the real estate to appreciate in value.  However, inflation
and  changing prices may have an adverse impact on the  operating
margins  of  the  properties' tenants, which could  impair  their
ability  to  pay rent and subsequently reduce the Net  Cash  Flow
available for distributions.

ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

Liquidity and Capital Resources

        In August 2002, the Managing General Partner solicited by
mail  a  proxy  statement  seeking the  consent  of  the  Limited
Partners,   as  required  by  Section  6.1  of  the   Partnership
Agreement,  to  initiate the final disposition,  liquidation  and
distribution  of all of the Partnership's properties  and  assets
within  the  next year.  On September 24, 2002, the proposal  was
approved with a majority of Units voted in favor of the proposal.
As  a result, the Managing General Partner is proceeding with the
planned liquidation of the Partnership.

        During  the  three  months  ended  March  31,  2003,  the
Partnership's Net Assets in Liquidation decreased $533,139 mainly
as  a  result of cash distributions of net sale proceeds paid  to
the  Partners  in  excess  of cash generated  from  the  sale  of
property.

           On January 1, 2002, the Partnership owned 62.8365%  of
the  Marie  Callender's  restaurant in Gresham,  Oregon.   During
2002,  the  Partnership sold 50.3535% of the  property,  in  four
separate   transactions,  to  unrelated   third   parties.    The
Partnership  received total net sale proceeds of $914,707,  which
resulted  in a net gain of $150,650.  The total cost and  related
accumulated  depreciation of the interests sold was $813,981  and
$49,924,  respectively.   For the three months  ended  March  31,
2002, the net gain was $6,448.

        On  February 14, 2003, the Partnership sold its remaining
12.4830%  interest  in  the Marie Callender's  restaurant  to  an
unrelated  third  party.   The  Partnership  received  net   sale
proceeds  of  $231,683.  At December 31, 2002, the estimated  net
realizable value of the interest sold was $232,000.

        In May 2002, the Partnership sold its 33% interest in the
Johnny  Carino's  restaurant, in three separate transactions,  to
unrelated third parties.  The Partnership received total net sale
proceeds  of $857,972, which resulted in a net gain of  $116,170.
The  total  cost  and  related accumulated  depreciation  of  the
interests sold was $749,587 and $7,785, respectively.

       On  June 17, 2002, the Partnership sold the Hops  Grill  &
Bar  restaurant  to  an unrelated third party.   The  Partnership
received net sale proceeds of $1,062,953, which resulted in a net
gain  of  $360,381.  At the time of sale, the  cost  and  related
accumulated   depreciation   were   $1,094,373   and    $391,801,
respectively.

       On  June  26,  2002, the Partnership sold 4.8062%  of  the
Children's    World   daycare   center   in   West   Bridgewater,
Massachusetts  to  an  unrelated third  party.   The  Partnership
received net sale proceeds of $106,531, which resulted in  a  net
gain  of  $18,994.  The cost and related accumulated depreciation
of the interest sold was $89,285 and $1,748, respectively.

        During  the  three  months  ended  March  31,  2003,  the
Partnership  sold an additional 11.0698% of the Children's  World
daycare center, in two separate transactions, to unrelated  third
parties.  The Partnership received net sale proceeds of $257,169.
At  December 31, 2002, the estimated net realizable value of  the
interests sold was $258,000.

ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

       In July 2002, the Partnership entered into an agreement to
sell  the Jack-in-the-Box restaurant in Fort Worth, Texas  to  an
unrelated third party.  On December 18, 2002 the sale closed with
the  Partnership  receiving net sale proceeds of $897,165,  which
resulted  in  a net gain of $224,980.  At the time of  sale,  the
cost  and  related accumulated depreciation were  $1,005,585  and
$333,400, respectively.

       During  the  year ended December 31, 2002, the Partnership
sold  its 20% interest in the Children's World daycare center  in
Plainfield, Illinois, in two separate transactions, to  unrelated
third  parties.   The Partnership received net sale  proceeds  of
$360,564,  which  resulted in a net gain of $72,965.   The  total
cost  and related accumulated depreciation of the interests  sold
was  $294,542  and  $6,943, respectively.  For the  three  months
ended March 31, 2002, the net gain was $-0-.

       On  March  19,  2003, the Partnership sold  its  remaining
1.0221%   interest  in  the  Arby's  restaurant  in  Hudsonville,
Michigan  to an unrelated third party.  The Partnership  received
net  sale  proceeds  of  $10,027.   At  December  31,  2002,  the
estimated net realizable value of the interest sold was $10,000.

       The Partnership's primary use of cash flow is distribution
and  redemption  payments to Partners.  The Partnership  declares
its  regular  quarterly  distributions before  the  end  of  each
quarter and pays the distribution in the first week after the end
of  each quarter.  The Partnership attempts to maintain a  stable
distribution  rate from quarter to quarter.  Redemption  payments
are  paid  to  redeeming Partners in the fourth quarter  of  each
year.

       The continuing rent payments from the properties, together
with  cash  generated from property sales, should be adequate  to
fund continuing distributions and meet other obligations.

ITEM 3. CONTROLS AND PROCEDURES.

       (a) Evaluation of disclosure controls and procedures

        Under  the  supervision  and with  the  participation  of
management, including its President and Chief Financial  Officer,
the  Managing  General Partner of the Partnership  evaluated  the
effectiveness  of  the  design and operation  of  its  disclosure
controls and procedures (as defined in Rule [13a-14(c)/15d-14(c)]
under  the Exchange Act) related to the Partnership as of a  date
(the  "Evaluation Date") within 90 days prior to the filing  date
of  this  report.  Based upon that evaluation, the President  and
Chief Financial Officer of the Managing General Partner concluded
that,  as  of  the Evaluation Date, the disclosure  controls  and
procedures are effective in timely alerting them to the  material
information  relating to the Partnership required to be  included
in periodic SEC filings.

       (b)  Changes in internal controls

         There   were   no  significant  changes  made   in   the
Partnership's internal controls during the period covered by this
report or, to the Managing General Partner's knowledge, in  other
factors that could significantly affect these controls subsequent
to the date of their evaluation.

                   PART II - OTHER INFORMATION

ITEM 1.LEGAL PROCEEDINGS

       There  are no material pending legal proceedings to  which
  the  Partnership  is  a  party or of  which  the  Partnership's
  property is subject.

ITEM 2.CHANGES IN SECURITIES

      None.

ITEM 3.DEFAULTS UPON SENIOR SECURITIES

      None.

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

       None.

ITEM 5.   OTHER INFORMATION

      None.

ITEM 6.EXHIBITS AND REPORTS ON FORM 8-K

       a. Exhibits -
                             Description

     99.1  Certification  of Chief Executive Officer  of  General
     Partner  pursuant  to Section 906 of the Sarbanes-Oxley  Act
     of 2002.

     99.2  Certification  of Chief Financial Officer  of  General
     Partner  pursuant  to Section 906 of the Sarbanes-Oxley  Act
     of 2002

       b. Reports filed on Form 8-K - None.


                           SIGNATURES

        In  accordance with the requirements of the Exchange Act,
the  Registrant has caused this report to be signed on its behalf
by the undersigned, thereunto duly authorized.


Dated:  May 12, 2003          AEI Real Estate Fund 85-A
                              Limited Partnership
                              By: Net Lease Management 85-A, Inc.
                              Its: Managing General Partner



                              By:  /s/ Robert P. Johnson
                                 Robert P. Johnson
                                 President
                                 (Principal Executive Officer)



                              By:  /s/ Patrick W. Keene
                                 Patrick W. Keene
                                 Chief Financial Officer
                                 (Principal Accounting Officer)

                         CERTIFICATIONS

I, Robert P. Johnson, certify that:

1.  I  have reviewed this quarterly report on Form 10-QSB of  AEI
Real Estate Fund 85-A Limited Partnership;

2.  Based on my knowledge, this quarterly report does not contain
any  untrue  statement of a 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  quarterly
report;

3.  Based  on my knowledge; the financial statements,  and  other
financial  information included in this quarterly report,  fairly
present in all material respects the financial condition, results
of  operations and cash flows of the registrant as of,  and  for,
the periods presented in this quarterly report;

4.   The  registrant's  other  certifying  officers  and  I   are
responsible for establishing and maintaining disclosure  controls
and  procedures (as defined in Exchange Act Rules 13a-14 and 15d-
14) for the registrant and have;

       a)   designed  such disclosure controls and procedures  to
ensure  that  material information relating  to  the  registrant,
including its consolidated subsidiaries, is made known to  us  by
others  within those entities, particularly during the period  in
which this quarterly report is being prepared;

        b)   evaluated  the  effectiveness  of  the  registrant's
disclosure  controls and procedures as of a date within  90  days
prior   to  the  filing  date  of  this  quarterly  report   (the
"Evaluation Date"); and

       c)   presented  in this quarterly report  our  conclusions
about the effectiveness of the disclosure controls and procedures
based on our evaluation as of the Evaluation Date;

5.   The  registrant's  other  certifying  officers  and  I  have
disclosed,   based  on  our  most  recent  evaluation,   to   the
registrant's  auditors  and the audit committee  of  registrant's
board   of   directors  (or  persons  performing  the  equivalent
functions):

      a)  all significant deficiencies in the design or operation
of   internal   controls   which  could  adversely   affect   the
registrant's  ability  to record, process, summarize  and  report
financial data and have identified for the registrant's  auditors
any material weaknesses in internal controls; and

       b)   any  fraud,  whether or not material,  that  involves
management or other employees who have a significant role in  the
registrant's internal controls; and

6.   The  registrant's  other  certifying  officers  and  I  have
indicated  in  this quarterly report whether or  not  there  were
significant changes in internal controls or in other factors that
could  significantly affect internal controls subsequent  to  the
date  of  our  most recent evaluation, including  any  corrective
actions  with  regard  to significant deficiencies  and  material
weaknesses.



Dated:  May 12, 2003             /s/ Robert P. Johnson
                                 Robert P. Johnson, President
                                 Net Lease Management 85-A, Inc.
                                 Managing General Partner


                         CERTIFICATIONS

I, Patrick W. Keene, certify that:

1.  I  have reviewed this quarterly report on Form 10-QSB of  AEI
Real Estate Fund 85-A Limited Partnership;

2.  Based on my knowledge, this quarterly report does not contain
any  untrue  statement of a 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  quarterly
report;

3.  Based  on my knowledge; the financial statements,  and  other
financial  information included in this quarterly report,  fairly
present in all material respects the financial condition, results
of  operations and cash flows of the registrant as of,  and  for,
the periods presented in this quarterly report;

4.   The  registrant's  other  certifying  officers  and  I   are
responsible for establishing and maintaining disclosure  controls
and  procedures (as defined in Exchange Act Rules 13a-14 and 15d-
14) for the registrant and have;

       a)   designed  such disclosure controls and procedures  to
ensure  that  material information relating  to  the  registrant,
including its consolidated subsidiaries, is made known to  us  by
others  within those entities, particularly during the period  in
which this quarterly report is being prepared;

        b)   evaluated  the  effectiveness  of  the  registrant's
disclosure  controls and procedures as of a date within  90  days
prior   to  the  filing  date  of  this  quarterly  report   (the
"Evaluation Date"); and

       c)   presented  in this quarterly report  our  conclusions
about the effectiveness of the disclosure controls and procedures
based on our evaluation as of the Evaluation Date;

5.   The  registrant's  other  certifying  officers  and  I  have
disclosed,   based  on  our  most  recent  evaluation,   to   the
registrant's  auditors  and the audit committee  of  registrant's
board   of   directors  (or  persons  performing  the  equivalent
functions):

      a)  all significant deficiencies in the design or operation
of   internal   controls   which  could  adversely   affect   the
registrant's  ability  to record, process, summarize  and  report
financial data and have identified for the registrant's  auditors
any material weaknesses in internal controls; and

       b)   any  fraud,  whether or not material,  that  involves
management or other employees who have a significant role in  the
registrant's internal controls; and

6.   The  registrant's  other  certifying  officers  and  I  have
indicated  in  this quarterly report whether or  not  there  were
significant changes in internal controls or in other factors that
could  significantly affect internal controls subsequent  to  the
date  of  our  most recent evaluation, including  any  corrective
actions  with  regard  to significant deficiencies  and  material
weaknesses.



Dated:  May 12, 2003             /s/ Patrick W. Keene
                                 Patrick W. Keene, Chief Financial Officer
                                 Net Lease Management 85-A, Inc.
                                 Managing General Partner