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, 2001

                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




PART I.  Financial Information

Item 1.  Balance Sheet as of March 31, 2001 and December 31, 2000

         Statements for the Periods ended March 31, 2001 and 2000:

           Income

           Cash Flows

           Changes in Partners' Capital

         Notes to Financial Statements

Item 2.  Management's Discussion and Analysis

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

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

                          BALANCE SHEET

              MARCH 31, 2001 AND DECEMBER 31, 2000

                           (Unaudited)

                             ASSETS


                                                     2001          2000

CURRENT ASSETS:
  Cash and Cash Equivalents                     $   927,261    $   941,722
  Receivables                                         2,680         10,000
                                                 -----------    -----------
          Total Current Assets                      929,941        951,722
                                                 -----------    -----------
INVESTMENTS IN REAL ESTATE:
  Land                                            2,010,683      1,722,667
  Buildings and Equipment                         2,694,959      2,918,857
  Construction in Progress                           21,581              0
  Accumulated Depreciation                         (866,325)      (870,519)
                                                 -----------    -----------
      Net Investments in Real Estate              3,860,898      3,771,005
                                                 -----------    -----------
          Total Assets                          $ 4,790,839     $ 4,722,727
                                                 ===========    ===========


                    LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.          $    18,501     $    14,654
  Distributions Payable                              91,219          91,219
                                                 -----------     -----------
      Total Current Liabilities                     109,720         105,873
                                                 -----------     -----------
PARTNERS' CAPITAL (DEFICIT):
  General Partners                                  (31,288)        (31,930)
  Limited Partners, $1,000 Unit value;
   7,500 Units authorized and issued;
   7,030 Units outstanding                        4,712,407       4,648,784
                                                 -----------     -----------
     Total Partners' Capital                      4,681,119       4,616,854
                                                 -----------     -----------
       Total Liabilities and Partners' Capital  $ 4,790,839     $ 4,722,727
                                                 ===========     ===========


 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 MARCH 31

                           (Unaudited)


                                                     2001          2000

INCOME:
   Rent                                         $   127,018     $   138,542
   Investment Income                                 14,669           2,242
                                                 -----------     -----------
        Total Income                                141,687         140,784
                                                 -----------     -----------

EXPENSES:
   Partnership Administration - Affiliates           28,731          25,907
   Partnership Administration and Property
      Management - Unrelated Parties                  7,262           8,994
   Depreciation                                      21,061          26,701
                                                 -----------     -----------
        Total Expenses                               57,054          61,602
                                                 -----------     -----------

OPERATING INCOME                                $    84,633     $    79,182

GAIN ON SALE OF REAL ESTATE                          80,819               0
                                                 -----------     -----------
NET INCOME                                      $   165,452     $    79,182
                                                 ===========     ===========

NET INCOME ALLOCATED:
   General Partners                             $     1,654     $       792
   Limited Partners                                 163,798          78,390
                                                 -----------     -----------
                                                $   165,452     $    79,182
                                                 ===========     ===========

NET INCOME PER LIMITED PARTNERSHIP UNIT
 (7,030 and 7,080 weighted average Units
 outstanding in 2001 and 2000, respectively)    $     23.30     $     11.07
                                                 ===========     ===========


 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 PERIODS ENDED MARCH 31

                           (Unaudited)

                                                     2001          2000

CASH FLOWS FROM OPERATING ACTIVITIES:
  Net Income                                    $   165,452     $    79,182

  Adjustments To Reconcile Net Income
  To Net Cash Provided By Operating Activities:
     Depreciation                                    21,061          26,701
     Gain on Sale of Real Estate                    (80,819)              0
     (Increase) Decrease in Receivable                7,320         (10,416)
     Increase in Payable to
        AEI Fund Management, Inc.                     3,847          10,095
     Increase in Unearned Rent                            0          11,958
                                                 -----------     -----------
       Total Adjustments                            (48,591)         38,338
                                                 -----------     -----------
       Net Cash Provided By
           Operating Activities                     116,861         117,520
                                                 -----------     -----------

CASH FLOWS FROM INVESTING ACTIVITIES:
  Investments in Real Estate                       (387,146)              0
  Proceeds from Sale of Real Estate                 357,011               0
                                                 -----------     -----------
       Net Cash Used For
           Investing Activities                     (30,135)              0
                                                 -----------     -----------

CASH FLOWS FROM FINANCING ACTIVITIES:
  Increase in Distributions Payable                       0              94
  Distributions to Partners                        (101,187)       (101,186)
                                                 -----------     -----------
       Net Cash Used For
           Financing Activities                    (101,187)       (101,092)
                                                 -----------     -----------
NET INCREASE (DECREASE) IN CASH
   AND CASH EQUIVALENTS                             (14,461)         16,428

CASH AND CASH EQUIVALENTS, beginning of period      941,722         180,855
                                                 -----------     -----------
CASH AND CASH EQUIVALENTS, end of period        $   927,261     $   197,283
                                                 ===========     ===========


 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 PERIODS ENDED MARCH 31

                           (Unaudited)


                                                                    Limited
                                                                  Partnership
                             General      Limited                    Units
                             Partners     Partners      Total     Outstanding


BALANCE, December 31, 1999  $(32,575)  $ 4,585,021   $ 4,552,446    7,079.63

  Distributions               (1,011)     (100,175)     (101,186)

  Net Income                     792        78,390        79,182
                             ---------  -----------   -----------  ----------
BALANCE, March 31, 2000     $(32,794)  $ 4,563,236   $ 4,530,442    7,079.63
                             =========  ===========   ===========  ==========


BALANCE, December 31, 2000  $(31,930)  $ 4,648,784   $ 4,616,854    7,029.63

  Distributions               (1,012)     (100,175)     (101,187)

  Net Income                   1,654       163,798       165,452
                             ---------  -----------   -----------  ----------
BALANCE, March 31, 2001     $(31,288)  $ 4,712,407   $ 4,681,119    7,029.63
                             =========  ===========   ===========  ==========


 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

                         MARCH 31, 2001

                           (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 ($7,500,000) 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)

(3)  Investments in Real Estate -

     Through March 31, 2001, the Partnership sold 34.4153% of the
     Tractor  Supply  store, in three separate  transactions,  to
     unrelated third parties.  The Partnership received total net
     sale  proceeds of $494,549, which resulted in  a  total  net
     gain  of  $178,963.  The total cost and related  accumulated
     depreciation of the interests sold was $360,095 and $44,509,
     respectively.   For the three months ended March  31,  2001,
     the net gain was $66,704.

     Through March 31, 2001, the Partnership sold 58.9779% of the
     Arby's  restaurant,  in  three  separate  transactions,   to
     unrelated third parties.  The Partnership received total net
     sale  proceeds of $728,141, which resulted in  a  total  net
     gain  of  $93,641.   The total cost and related  accumulated
     depreciation of the interests sold was $655,398 and $20,898,
     respectively.   For the three months ended March  31,  2001,
     the net gain was $14,115.

     On  March  8, 2001, the Partnership purchased a 33% interest
     in a parcel of land in Austin, Texas for $373,560.  The land
     is leased to Kona Restaurant Group, Inc. (KRG) under a Lease
     Agreement with a primary term of 17 years and annual  rental
     payments  of  $39,224.  Simultaneously with the purchase  of
     the   land,  the  Partnership  entered  into  a  Development
     Financing Agreement under which the Partnership will advance
     funds  to  KRG  for  the construction of a  Johnny  Carino's
     restaurant  on  the  site.   Through  March  31,  2001,  the
     Partnership had advanced $21,581 for the construction of the
     property and was charging interest on the advances at a rate
     of  10.5%.   The  Partnership's share of the total  purchase
     price, including the cost of the land, will be approximately
     $757,000.   After  the construction is complete,  the  Lease
     Agreement will be amended to require annual rental  payments
     of  approximately $79,000.  The remaining interests  in  the
     property are owned by AEI Net Lease Income & Growth Fund  XX
     Limited  Partnership, AEI Income & Growth Fund  XXI  Limited
     Partnership and AEI Income & Growth Fund 23 LLC,  affiliates
     of the Partnership.

     In March, 2001, the Partnership entered into an Agreement to
     purchase a 20% interest in a Children's World daycare center
     in  Plainfield, Illinois.  The purchase price for the entire
     property  will  be approximately $1,529,000.   The  property
     will  be leased to ARAMARK Educational Resources, Inc. under
     a Lease Agreement with a primary term of 15 years and annual
     rental  payments of approximately $145,000.   AEI  Income  &
     Growth  Fund  XXII Limited Partnership and AEI  Private  Net
     Lease Millennium Fund Limited Partnership, affiliates of the
     Partnership,   are   expected  to  acquire   the   remaining
     interests.

(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

Results of Operations

        For  the three months ended March 31, 2001 and 2000,  the
Partnership  recognized rental income of $127,018  and  $138,542,
respectively.   During the same periods, the  Partnership  earned
investment income of $14,669 and $2,242, respectively.  In  2001,
rental income decreased mainly as a result of the property  sales
discussed  below.   The decrease in rental income  was  partially
offset by an increase in investment income earned on the net sale
proceeds prior to the purchase of additional property.

       During the three months ended March 31, 2001 and 2000, the
Partnership   paid   Partnership   administration   expenses   to
affiliated  parties of $28,731 and $25,907, 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  $7,262  and  $8,994, 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.

        As  of March 31, 2001, the Partnership's annualized  cash
distribution  rate  was  6.5%,  based  on  the  Adjusted  Capital
Contribution.   Distributions of Net Cash  Flow  to  the  General
Partners were subordinated to the Limited Partners as required in
the Partnership Agreement.  As a result, 99% of distributions and
income  were allocated to Limited Partners and 1% to the  General
Partners.

        Inflation  has  had  a  minimal  effect  on  income  from
operations.   It is expected that increases in sales  volumes  of
the  tenants, due to inflation and real sales growth, will result
in  an  increase  in rental income over the term of  the  leases.
Inflation  also  may  cause  the  Partnership's  real  estate  to
appreciate in value.  However, inflation and changing prices  may
also  have  an  adverse impact on the operating  margins  of  the
properties' tenants which could impair their ability to pay  rent
and subsequently reduce the Partnership's Net Cash Flow available
for distributions.

Liquidity and Capital Resources

       During the three months ended 2001, the Partnership's cash
balances  decreased $14,461 mainly as a result of  cash  used  to
purchase  property which was partially offset by  cash  generated
from  the  sale  of  property.  Net cash  provided  by  operating
activities decreased from $117,520 in 2000 to $116,861 in 2001.

        The  major components of the Partnership's cash flow from
investing activities are investments in real estate and  proceeds
from  the  sale  of real estate.  During the three  months  ended
March 31, 2001, the Partnership generated cash flow from the sale
of  real  estate  of  $357,011.   During  the  same  period,  the
Partnership  expended  $387,146  to  invest  in  real  properties
(inclusive of acquisition expenses) as the Partnership reinvested
cash generated from property sales.

        Through March 31, 2001, the Partnership sold 34.4153%  of
the  Tractor  Supply  store, in three separate  transactions,  to
unrelated third parties.  The Partnership received total net sale
proceeds  of  $494,549, which resulted in a  total  net  gain  of
$178,963.  The total cost and related accumulated depreciation of
the  interests sold was $360,095 and $44,509, respectively.   For
the three months ended March 31, 2001, the net gain was $66,704.

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

        Through March 31, 2001, the Partnership sold 58.9779%  of
the  Arby's  restaurant,  in  three  separate  transactions,   to
unrelated third parties.  The Partnership received total net sale
proceeds  of  $728,141, which resulted in a  total  net  gain  of
$93,641.  The total cost and related accumulated depreciation  of
the  interests sold was $655,398 and $20,898, respectively.   For
the three months ended March 31, 2001, the net gain was $14,115.

       On March 8, 2001, the Partnership purchased a 33% interest
in  a parcel of land in Austin, Texas for $373,560.  The land  is
leased  to  Kona  Restaurant Group,  Inc.  (KRG)  under  a  Lease
Agreement  with  a  primary term of 17 years  and  annual  rental
payments  of  $39,224.  Simultaneously with the purchase  of  the
land,  the  Partnership  entered  into  a  Development  Financing
Agreement under which the Partnership will advance funds  to  KRG
for the construction of a Johnny Carino's restaurant on the site.
Through March 31, 2001, the Partnership had advanced $21,581  for
the construction of the property and was charging interest on the
advances  at  a rate of 10.5%.  The Partnership's  share  of  the
total  purchase price, including the cost of the  land,  will  be
approximately $757,000.  After the construction is complete,  the
Lease Agreement will be amended to require annual rental payments
of   approximately  $79,000.   The  remaining  interests  in  the
property  are  owned by AEI Net Lease Income  &  Growth  Fund  XX
Limited  Partnership,  AEI  Income  &  Growth  Fund  XXI  Limited
Partnership  and AEI Income & Growth Fund 23 LLC,  affiliates  of
the Partnership.

        In March, 2001, the Partnership entered into an Agreement
to  purchase a 20% interest in a Children's World daycare  center
in  Plainfield,  Illinois.  The purchase  price  for  the  entire
property will be approximately $1,529,000.  The property will  be
leased  to  ARAMARK  Educational Resources, Inc.  under  a  Lease
Agreement  with  a  primary term of 15 years  and  annual  rental
payments  of  approximately $145,000.  AEI Income &  Growth  Fund
XXII  Limited  Partnership and AEI Private Net  Lease  Millennium
Fund  Limited  Partnership, affiliates of  the  Partnership,  are
expected to acquire the remaining interests.

       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  Partnership may acquire Units from Limited  Partners
who have tendered their Units to the Partnership.  Such Units may
be  acquired at a discount.  The Partnership is not obligated  to
purchase  in any year more than 5% of the total number  of  Units
originally sold.  In no event shall the Partnership be  obligated
to  purchase  Units if, in the sole discretion  of  the  Managing
General  Partner,  such  purchase would  impair  the  capital  or
operation of the Partnership.

        During 2000, one Limited Partner redeemed a total  of  50
Partnership  Units for $16,201 in accordance with the Partnership
Agreement.  The Partnership acquired these Units using  Net  Cash
Flow  from  operations.  In prior years, a total  of  fifty-three
Limited  Partners redeemed 420.37 Partnership Units for $315,321.
The   redemptions   increase  the  remaining  Limited   Partners'
ownership interest in the Partnership.

       The continuing rent payments from the properties, together
with  cash  generated from property sales, should be adequate  to
fund   continuing   distributions  and  meet  other   Partnership
obligations on both a short-term and long-term basis.

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

Cautionary Statement for Purposes of the "Safe Harbor" Provisions
of the Private Securities Litigation Reform Act of 1995

         The   foregoing  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 owns 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 investors;

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

    the   success  of  the  General  Partners  of   locating
    properties with favorable risk return characteristics;

    the effect of tenant defaults; and

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


                   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.

                   PART II - OTHER INFORMATION
                           (Continued)

ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K

        a. Exhibits -
                          Description

        10.1  Purchase  and  Sale  Agreement   and
              Escrow  Instructions dated March 27,  2001
              between  the  Partnership,  AEI  Income  &
              Growth Fund XXII Limited Partnership,  AEI
              Private  Net Lease Millennium Fund Limited
              Partnership    and   ARAMARK   Educational
              Resources,  Inc. relating to the  property
              at   15950   Fredrick  Drive,  Plainfield,
              Illinois.

        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 10, 2001          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/ Mark E. Larson
                                      Mark E. Larson
                                      Chief Financial Officer
                                      (Principal Accounting Officer)