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:  September 30, 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.)


    30 East 7th Street, Suite 1300, 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




PART I.Financial Information

 Item 1.  Statement of Net Assets Available for Liquidation
          as of September 30, 2003 and December 31, 2002

          Statement of Liquidating Activities for the
          Periods ended September 30, 2003

          Statements for the Periods ended September 30, 2002:

           Income

           Cash Flows

           Changes in Partners' Capital

          Notes to Financial Statements

 Item 2. Management's Discussion and Analysis

 Item 3. Controls and Procedures

PART II.Other Information

 Item 1. Legal Proceedings

 Item 2. Changes in Securities

 Item 3. Defaults Upon Senior Securities

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

 Item 5. Other Information

 Item 6. Exhibits and Reports on Form 8-K

         Signatures


<PAGE>
          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

        STATEMENT OF NET ASSETS AVAILABLE FOR LIQUIDATION

            SEPTEMBER 30, 2003 AND DECEMBER 31, 2002

                           (Unaudited)




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

LIABILITIES:
  Payable to AEI Fund Management, Inc.                   0           15,816
  Distributions Payable                                  0        1,053,755
                                                -----------      -----------
          Total Liabilities                              0        1,069,571
                                                -----------      -----------
NET ASSETS (PARTNERS' CAPITAL) IN LIQUIDATION,
  including 0 and 6,977 Limited Partnership
  Units outstanding, respectively              $         0      $ 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 PERIODS ENDED SEPTEMBER 30, 2003

                           (Unaudited)


                                             Three Months      Nine Months

SOURCES OF ADDITIONAL CASH:
   Rent                                      $     3,882      $    71,294
   Interest  Income                                2,223            4,942
Proceeds  from  Sale of Real Estate              577,254        1,550,779
                                              -----------      -----------
      Total Sources of Additional Cash           583,359        1,627,015
                                              -----------      -----------

USES OF ADDITIONAL CASH:
  Partnership Administration - Affiliates         24,864           46,770
  Partnership Administration and Property
     Management - Unrelated Parties                2,896           11,626
  Distributions to Partners                    1,377,203        2,969,446
                                              -----------      -----------
      Total Uses of Additional Cash            1,404,963        3,027,842
                                              -----------      -----------
DECREASE IN NET ASSETS IN LIQUIDATION
   BEFORE ADJUSTMENTS                           (821,604)      (1,400,827)
                                              -----------      -----------
ADJUSTMENTS OF ESTIMATED VALUES:
  Increase (Decrease) in Net Realizable values of:
      Receivables                                      0          (22,609)
      Real Estate                                      0           22,100
      Payable to AEI Fund Management, Inc.        38,671           15,816
      Distributions Payable                      223,203        1,053,755
  Net Realizable Value of Real Estate Sold      (596,000)      (1,547,100)
                                              -----------      -----------
     Total Adjustment of Estimated Values       (334,126)        (478,038)
                                              -----------      -----------

DECREASE IN NET ASSETS IN LIQUIDATION         (1,155,730)      (1,878,865)

BEGINNING NET ASSETS IN LIQUIDATION            1,155,730        1,878,865
                                              -----------      -----------
ENDING NET ASSETS IN LIQUIDATION             $         0      $         0
                                              ===========      ===========

 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 PERIODS ENDED SEPTEMBER 30, 2002

                           (Unaudited)


                                              Three Months       Nine Months

INCOME:
   Rent                                       $    69,825        $   329,373
   Investment Income                                2,929              8,717
                                               -----------        -----------
        Total Income                               72,754            338,090
                                               -----------        -----------

EXPENSES:
   Partnership Administration  -  Affiliates       19,271             87,783
   Partnership Administration and Property
      Management - Unrelated Parties                5,228             27,844
      Depreciation                                 13,510             60,755
                                               -----------        -----------
        Total Expenses                             38,009            176,382
                                               -----------        -----------

OPERATING INCOME                                   34,745            161,708

GAIN ON SALE OF REAL ESTATE                        89,820            689,112
                                               -----------        -----------
NET INCOME                                    $   124,565        $   850,820
                                               ===========        ===========

NET INCOME ALLOCATED:
   General Partners                           $     5,611        $    33,897
   Limited Partners                               118,954            816,923
                                               -----------        -----------
                                              $   124,565        $   850,820
                                               ===========        ===========

NET INCOME PER LIMITED PARTNERSHIP UNIT
 (6,977 weighted average Units
 outstanding in 2002)                         $     17.05        $    117.09
                                               ===========        ===========

 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 SEPTEMBER 30, 2002

                           (Unaudited)



CASH FLOWS FROM OPERATING ACTIVITIES:
 Net Income                                         $   850,820

 Adjustments To Reconcile Net Income
 To Net Cash Provided By Operating Activities:
     Depreciation                                        60,755
     Gain on Sale of Real Estate                       (689,112)
     Decrease in Receivables                             10,000
     Decrease in Payable to
        AEI Fund Management, Inc.                          (330)
     Increase in Unearned Rent                           11,299
                                                     -----------
       Total Adjustments                               (607,388)
                                                     -----------
       Net Cash Provided By
          Operating Activities                          243,432
                                                     -----------

CASH FLOWS FROM INVESTING ACTIVITIES:
  Proceeds from Sale of Real Estate                   3,124,111
                                                     -----------

CASH FLOWS FROM FINANCING ACTIVITIES:
  Increase in Distributions Payable                     464,796
  Distributions to Partners                          (3,389,718)
                                                     -----------
       Net Cash Used For
          Financing Activities                       (2,924,922)
                                                     -----------

NET INCREASE IN CASH AND CASH EQUIVALENTS               442,621

CASH AND CASH EQUIVALENTS, beginning of period          391,847
                                                     -----------
CASH AND CASH EQUIVALENTS, end of period            $   834,468
                                                     ===========

 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 SEPTEMBER 30, 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               (33,897)   (3,355,821)   (3,389,718)

  Net Income                   33,897       816,923       850,820
                              --------   -----------   -----------  ----------
BALANCE, September 30, 2002  $      0   $ 2,300,047   $ 2,300,047    6,976.63
                              ========   ===========   ===========  ==========



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

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2003

                           (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

                       SEPTEMBER 30, 2003
                           (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, 100% to the Limited 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

                       SEPTEMBER 30, 2003
                           (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  proceeded  with  the  planned  liquidation  of  the
     Partnership.  As of September 30, 2003, the Partnership  was
     liquidated and legally dissolved.

     Financial Statement Presentation

       Pursuant  to  a vote of the Partners, the Partnership  was
       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.

     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 nine months
     ended September 30, 2002, the net gain was $120,602.

     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.


          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2003
                           (Continued)

(3)  Investments in Real Estate - (Continued)

     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.

     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  nine  months  ended  September  30,  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.

     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.

     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.

     On  May 21, 2003, the Partnership sold its remaining 7.6482%
     interest  in the Chevy's Fresh Mex restaurant in  St.  Paul,
     Minnesota  to  an  unrelated third party.   The  Partnership
     received  net  sale proceeds of $91,744.   At  December  31,
     2002,  the  estimated net realizable value of  the  interest
     sold was $95,000.

     During  the  nine  months  ended  September  30,  2003,  the
     Partnership  sold  its remaining 52.1938%  interest  in  the
     Children's   World  daycare  center  in  West   Bridgewater,
     Massachusetts, in five separate transactions,  to  unrelated
     third  parties.   The Partnership received  total  net  sale
     proceeds of $1,217,325.  At December 31, 2002, the estimated
     net  realizable value of the interests sold was  $1,188,000.
     At  June  30,  2003,  the Partnership recognized  a  $22,100
     adjustment to increase the estimated net realizable value of
     the  property  interests sold during the  third  quarter  of
     2003.



          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2003
                           (Continued)

(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.


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

       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.

       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  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  nine months ended September 30, 2003  and  2002,
while  in  the operating and liquidation phases, the  Partnership
recognized  rental income of $48,685 and $329,373,  respectively.
During  the same periods, the Partnership earned interest  income
of  $4,942  and  $8,717, respectively.  In  2003,  rental  income
decreased due to property sales.

       For  the  nine months ended September 30, 2003  and  2002,
while  in  the operating and liquidation phases, the  Partnership
incurred  Partnership  administration  expenses  from  affiliated
parties   of   $30,954   and   $87,783,   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  $11,626 and $27,844, 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.


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 proceeded  with  the
planned  liquidation  of the Partnership.  As  of  September  30,
2003, the Partnership was liquidated and legally dissolved.

       During  the  nine  months ended September  30,  2003,  the
Partnership's  Net  Assets  in Liquidation  decreased  $1,878,865
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 during the period.

       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 nine months ended September 30, 2002,  the
net gain was $120,602.

        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.

       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  nine  months ended September  30,  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.

       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.


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

       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.

       On  May  21,  2003,  the Partnership  sold  its  remaining
7.6482% interest in the Chevy's Fresh Mex restaurant in St. Paul,
Minnesota to an unrelated third party.  The Partnership  received
net  sale  proceeds  of  $91,744.   At  December  31,  2002,  the
estimated net realizable value of the interest sold was $95,000.

       During  the  nine  months ended September  30,  2003,  the
Partnership   sold  its  remaining  52.1938%  interest   in   the
Children's    World   daycare   center   in   West   Bridgewater,
Massachusetts, in five separate transactions, to unrelated  third
parties.   The  Partnership received total net sale  proceeds  of
$1,217,325.   At December 31, 2002, the estimated net  realizable
value  of  the interests sold was $1,188,000.  At June 30,  2003,
the  Partnership recognized a $22,100 adjustment to increase  the
estimated  net  realizable value of the property  interests  sold
during the third quarter of 2003.

       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.

       For the nine months ended September 30, 2003 and 2002, the
Partnership  declared distributions of $1,915,691 and $3,389,718,
respectively, which were distributed 99% to the Limited  Partners
and  1%  to the General Partners.  The Limited Partners  received
distributions  of  $1,896,534  and  $3,355,821  and  the  General
Partners  received distributions of $19,157 and $33,897  for  the
periods, respectively.


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) under  the
Exchange  Act).   Based upon that evaluation, the  President  and
Chief Financial Officer of the Managing General Partner concluded
that,  as  of  the end of the period covered by this report,  the
disclosure  controls  and  procedures  of  the  Partnership   are
adequately  designed to ensure that information  required  to  be
disclosed  by  us  in  the reports we file or  submit  under  the
Exchange  Act  is recorded, processed, summarized  and  reported,
within the time periods specified in applicable rules and forms.

       (b)  Changes in internal controls

         There   were   no  significant  changes  made   in   the
Partnership's  internal controls during the  most  recent  period
covered  by  this  report that have materially affected,  or  are
reasonably   likely  to  materially  affect,  the   Partnership's
internal control over financial reporting.





                   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

    31.1  Certification  of Chief  Executive  Officer  of  General
          Partner pursuant to Rule 15d-14(a)(17 CFR 240.15d-14(a))
          and Section 302 of the Sarbanes-Oxley Act of 2002.

    31.2  Certification  of  Chief Financial  Officer  of  General
          Partner pursuant to Rule 15d-14(a)(17 CFR 240.15d-14(a))
          and Section 302 of the Sarbanes-Oxley Act of 2002.

    32    Certification of Chief Executive  Officer   and   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:  November 11, 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)