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, 2002

                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 September 30, 2002 and December 31, 2001

         Statements for the Periods ended September 30, 2002 and 2001:

           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

           Certifications

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

                          BALANCE SHEET

            SEPTEMBER 30, 2002 AND DECEMBER 31, 2001

                           (Unaudited)

                             ASSETS


                                                     2002           2001

CURRENT ASSETS:
  Cash and Cash Equivalents                      $   834,468    $   391,847
  Receivables                                              0         10,000
                                                  -----------    -----------
      Total Current Assets                           834,468        401,847
                                                  -----------    -----------
INVESTMENTS IN REAL ESTATE:
  Land                                               783,492      1,954,142
  Buildings and Equipment                          1,699,639      3,411,231
  Accumulated Depreciation                          (440,904)      (827,392)
                                                  -----------    -----------
      Net Investments in Real Estate               2,042,227      4,537,981
                                                  -----------    -----------
          Total Assets                           $ 2,876,695    $ 4,939,828
                                                  ===========    ===========


                       LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.           $     9,314    $     9,644
  Distributions Payable                              556,035         91,239
  Unearned Rent                                       11,299              0
                                                  -----------    -----------
      Total Current Liabilities                      576,648        100,883
                                                  -----------    -----------
PARTNERS' CAPITAL:
  General Partners                                         0              0
  Limited Partners, $1,000 Unit value;
   7,500 Units authorized and issued;
   6,977 Units outstanding                         2,300,047      4,838,945
                                                  -----------    -----------
    Total Partners' Capital                        2,300,047      4,838,945
                                                  -----------    -----------
      Total Liabilities and Partners' Capital    $ 2,876,695    $ 4,939,828
                                                  ===========    ===========

 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

                           (Unaudited)


                             Three Months Ended        Nine Months Ended
                            9/30/02      9/30/01     9/30/02      9/30/01

INCOME:
   Rent                   $  69,825     $ 109,264   $ 329,373    $ 355,283
   Investment Income          2,929        16,795       8,717       44,511
                           ---------     ---------   ---------    ---------
        Total Income         72,754       126,059     338,090      399,794
                           ---------     ---------   ---------    ---------

EXPENSES:
   Partnership Administration -
     Affiliates              19,271        35,070      87,783       93,543
   Partnership Administration
     and Property Management -
     Unrelated Parties        5,228         5,766      27,844       24,533
   Depreciation              13,510        17,251      60,755       57,986
                           ---------     ---------   ---------    ---------
        Total Expenses       38,009        58,087     176,382      176,062
                           ---------     ---------   ---------    ---------

OPERATING INCOME             34,745        67,972     161,708      223,732

GAIN ON SALE OF REAL ESTATE  89,820       109,075     689,112      421,925
                           ---------     ---------   ---------    ---------
NET INCOME                $ 124,565     $ 177,047   $ 850,820    $ 645,657
                           =========     =========   =========    =========

NET INCOME ALLOCATED:
   General Partners       $   5,611     $  11,271   $  33,897    $  26,457
   Limited Partners         118,954       165,776     816,923      619,200
                           ---------     ---------   ---------    ---------
                          $ 124,565     $ 177,047   $ 850,820    $ 645,657
                           =========     =========   =========    =========

NET INCOME PER
 LIMITED PARTNERSHIP UNIT
 (6,977 and 7,030 weighted average
 Units outstanding in 2002 and 2001,
 respectively.)           $   17.05     $   23.58   $  117.09    $   88.08
                           =========     =========   =========    =========


 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 SEPTEMBER 30

                           (Unaudited)

                                                      2002           2001

CASH FLOWS FROM OPERATING ACTIVITIES:
   Net Income                                     $   850,820   $   645,657

   Adjustments to Reconcile Net Income to Net Cash
   Provided by Operating Activities:
     Depreciation                                      60,755        57,986
     Gain on Sale of Real Estate                     (689,112)     (421,925)
     Decrease in Receivables                           10,000        10,000
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.                        (330)        5,662
     Increase in Unearned Rent                         11,299        17,920
                                                   -----------   -----------
        Total Adjustments                            (607,388)     (330,357)
                                                   -----------   -----------
        Net Cash Provided By
        Operating Activities                          243,432       315,300
                                                   -----------   -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
   Investments in Real Estate                               0    (1,043,381)
   Proceeds from Sale of Real Estate                3,124,111     1,472,439
                                                   -----------   -----------
        Net Cash Provided By
        Investing Activities                        3,124,111       429,058
                                                   -----------   -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
   Increase in Distributions Payable                  464,796            48
   Distributions to Partners                       (3,389,718)     (455,076)
                                                   -----------   -----------
        Net Cash Used For
         Financing Activities                      (2,924,922)     (455,028)
                                                   -----------   -----------

NET INCREASE IN CASH AND CASH EQUIVALENTS             442,621       289,330

CASH AND CASH EQUIVALENTS, beginning of period        391,847       941,722
                                                   -----------   -----------
CASH AND CASH EQUIVALENTS, end of period          $   834,468   $ 1,231,052
                                                   ===========   ===========


 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 SEPTEMBER 30

                           (Unaudited)



                                                                    Limited
                                                                  Partnership
                             General      Limited                    Units
                             Partners     Partners      Total     Outstanding


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

  Distributions               (4,551)    (450,525)     (455,076)

  Net Income                  26,457      619,200       645,657
                             ---------  ----------    ----------   ----------
BALANCE, September 30, 2001 $(10,024)  $4,817,459    $4,807,435     7,029.63
                             =========  ==========    ==========   ==========


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, 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

                       SEPTEMBER 30, 2002
                           (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

                       SEPTEMBER 30, 2002
                           (Continued)

(3)  Investments in Real Estate -

     Through  December  31, 2001, the Partnership  sold  its  80%
     interest  in  the  Tractor Supply store, in  seven  separate
     transactions,  to unrelated third parties.  The  Partnership
     received  total  net  sale  proceeds  of  $1,168,207,  which
     resulted  in  a  net gain of $451,162.  The total  cost  and
     related  accumulated depreciation of the interests sold  was
     $837,058  and $120,013, respectively.  For the  nine  months
     ended September 30, 2001, the net gain was $324,013.

     Through December 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 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 nine months ended September 30, 2001,
     the net gain was $14,115.

     Through September 30, 2002, the Partnership sold 77.6486% of
     the   Marie   Callender's  restaurant,   in   six   separate
     transactions,  to unrelated third parties.  The  Partnership
     received  total  net  sale  proceeds  of  $1,426,820,  which
     resulted  in  a  net gain of $235,064.  The total  cost  and
     related  accumulated depreciation of the interests sold  was
     $1,255,215  and $63,459, respectively.  For the nine  months
     ended September 30, 2002 and 2001, the net gain was $120,602
     and $83,797, respectively.

     Subsequent  to September 30, 2002, the Partnership  sold  an
     additional 9.8684% of the Marie Callender's restaurant to an
     unrelated  third party.  The Partnership received  net  sale
     proceeds of approximately $178,000, which resulted in a  net
     gain of approximately $29,000.

     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  advanced
     funds  to  KRG  for  the construction of a  Johnny  Carino's
     restaurant on the site.  The Partnership charged interest on
     the  advances  at a rate of 10.5%.  On September  26,  2001,
     after the development was completed, the Lease Agreement was
     amended  to require annual rental payments of $79,452.   The
     Partnership's   share  of  the  total   acquisition   costs,
     including the cost of the land, was $749,586.  The remaining
     interests  in the property were purchased 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.

          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2002
                           (Continued)

(3)  Investments in Real Estate - (Continued)

     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 May 14, 2001, the Partnership purchased a 20% interest in
     a  Children's  World daycare center in Plainfield,  Illinois
     for $294,542.  The property is leased to ARAMARK Educational
     Resources, Inc. under a Lease Agreement with a primary  term
     of  15  years  and annual rental payments of  $28,215.   The
     remaining  interests in the property were purchased  by  AEI
     Income  &  Growth  Fund  XXII Limited  Partnership  and  AEI
     Private  Net  Lease  Millennium  Fund  Limited  Partnership,
     affiliates of the Partnership.

     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 cost and  related  accumulated
     depreciation of the interests sold was $294,542 and  $6,943,
     respectively.

     On  October  25,  2001,  the  Partnership  purchased  a  57%
     interest  in  a  Children's World  daycare  center  in  West
     Bridgewater, Massachusetts for $1,058,890.  The property  is
     leased to ARAMARK Educational Resources, Inc. under a  Lease
     Agreement with a primary term of 15 years and annual  rental
     payments of $99,481.  The remaining interest in the property
     was  purchased  by  AEI  Fund  Management  XVII,  Inc.,   an
     affiliate of the Partnership.

     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.

          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2002
                           (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.

     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.  The net sale proceeds  will  be
     approximately $890,000 which will result in a  net  gain  of
     approximately $215,000.

     In  June 2001, the Partnership distributed $151,515  of  the
     net  sale proceeds to the Limited and General Partners which
     represented  a  return  of capital  of  $21.34  per  Limited
     Partnership Unit.  In April, June, and September  2002,  the
     Partnership distributed $808,081, $1,818,182 and $505,050 of
     the  net  sale proceeds to the Limited and General  Partners
     which  represented a return of capital of  $114.67,  $258.00
     and  $71.67 per Limited Partnership Unit, respectively.  The
     remaining  net  sale  proceeds will be  distributed  to  the
     Partners in the future.

(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.

(5)  Liquidation of Partnership -

     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.  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.

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 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 the Partners;

    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.


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.

        The Partnership purchases properties and records them  in
the  financial  statements  at the lower  of  cost  or  estimated
realizable   value.   The  Partnership  initially   records   the
properties  at cost (including capitalized acquisition expenses).
The Partnership is required to periodically evaluate the carrying
value  of properties to determine whether their realizable  value
has  declined.   For  properties the Partnership  will  hold  and
operate, management determines whether impairment has occurred by
comparing the property's probability-weighted cash flows  to  its
current carrying value.  For properties held for sale, management
determines  whether  impairment has  occurred  by  comparing  the
property's estimated fair value less cost to sell to its  current
carrying  value.   If  the carrying value  is  greater  than  the
realizable  value, an impairment loss is recorded to  reduce  the
carrying value of the property to its realizable value.  A change
in  these assumptions or analysis could cause material changes in
the carrying value of the properties.

       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.

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

         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, 2002 and 2001, the
Partnership  recognized rental income of $329,373  and  $355,283,
respectively.   During the same periods, the  Partnership  earned
investment income of $8,717 and $44,511, respectively.  In  2002,
rental income decreased due to property sales.  This decrease  in
rental  income  was partially offset by additional rent  received
from  three  property acquisitions in 2001.  In 2002,  investment
income  decreased  mainly due to the Partnership  receiving  less
interest income from construction advances and lower money market
interest rates.

        During the nine months ended September 30, 2002 and 2001,
the  Partnership  paid  Partnership  administration  expenses  to
affiliated  parties of $87,783 and $93,543, 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  $27,844 and $24,533, 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  September 30, 2002, the Partnership's  annualized
cash  distribution rate was 6.7%, 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
were  allocated  to  Limited  Partners  and  1%  to  the  General
Partners.

        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.

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.  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.


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

        During  the  nine months ended September  30,  2002,  the
Partnership's  cash balances increased $442,621 as  a  result  of
cash  generated  from the sale of property, which  was  partially
offset  by distributions of sales proceeds to the Partners.   Net
cash provided by operating activities decreased from $315,300  in
2001 to $243,432 in 2002 due to a decrease in income in 2002  and
net  timing  differences in the collection of payments  from  the
lessees and the payment of expenses, which were partially  offset
by a decrease in Partnership administration expenses in 2002.

        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 nine  months  ended
September 30, 2002 and 2001, the Partnership generated cash  flow
from  the  sale  of  real  estate of $3,124,111  and  $1,472,439,
respectively.  During the nine months ended September  30,  2001,
the  Partnership expended $1,043,381 to invest in real properties
(inclusive of acquisition expenses) as the Partnership reinvested
cash generated from property sales.

        Through December 31, 2001, the Partnership sold  its  80%
interest   in  the  Tractor  Supply  store,  in  seven   separate
transactions,  to  unrelated  third  parties.   The   Partnership
received total net sale proceeds of $1,168,207, which resulted in
a  net  gain of $451,162.  The total cost and related accumulated
depreciation  of  the interests sold was $837,058  and  $120,013,
respectively.  For the nine months ended September 30, 2001,  the
net gain was $324,013.

        Through  December 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 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
nine months ended September 30, 2001, the net gain was $14,115.

        Through September 30, 2002, the Partnership sold 77.6486%
of   the   Marie   Callender's  restaurant,   in   six   separate
transactions,  to  unrelated  third  parties.   The   Partnership
received total net sale proceeds of $1,426,820, which resulted in
a  net  gain of $235,064.  The total cost and related accumulated
depreciation  of the interests sold was $1,255,215  and  $63,459,
respectively.  For the nine months ended September 30,  2002  and
2001, the net gain was $120,602 and $83,797, respectively.

        Subsequent to September 30, 2002, the Partnership sold an
additional  9.8684%  of the Marie Callender's  restaurant  to  an
unrelated  third  party.   The  Partnership  received  net   sale
proceeds of approximately $178,000, which resulted in a net  gain
of approximately $29,000.

       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 advanced funds to  KRG  for
the  construction of a Johnny Carino's restaurant  on  the  site.
The  Partnership charged interest on the advances at  a  rate  of
10.5%.   On  September  26,  2001,  after  the  development   was
completed,  the  Lease Agreement was amended  to  require  annual
rental payments of $79,452.  The Partnership's share of the total
acquisition costs, including the cost of the land, was  $749,586.
The remaining interests in the property were purchased 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.


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

       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 May 14, 2001, the Partnership purchased a 20% interest
in  a Children's World daycare center in Plainfield, Illinois for
$294,542.    The  property  is  leased  to  ARAMARK   Educational
Resources, Inc. under a Lease Agreement with a primary term of 15
years  and  annual  rental payments of  $28,215.   The  remaining
interests in the property were purchased by AEI Income  &  Growth
Fund   XXII  Limited  Partnership  and  AEI  Private  Net   Lease
Millennium   Fund   Limited  Partnership,   affiliates   of   the
Partnership.

        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  cost  and related accumulated depreciation of the  interests
sold was $294,542 and $6,943, respectively.

       On  October  25,  2001, the Partnership  purchased  a  57%
interest   in   a  Children's  World  daycare  center   in   West
Bridgewater,  Massachusetts  for  $1,058,890.   The  property  is
leased  to  ARAMARK  Educational Resources, Inc.  under  a  Lease
Agreement  with  a  primary term of 15 years  and  annual  rental
payments of $99,481.  The remaining interest in the property  was
purchased by AEI Fund Management XVII, Inc., an affiliate of  the
Partnership.

       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.

       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.

        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.   The  net  sale  proceeds   will   be
approximately  $890,000  which will  result  in  a  net  gain  of
approximately $215,000.

       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.

        In June 2001, the Partnership distributed $151,515 of the
net  sale  proceeds  to  the Limited and General  Partners  which
represented a return of capital of $21.34 per Limited Partnership
Unit.   In  April,  June,  and September  2002,  the  Partnership
distributed  $808,081, $1,818,182 and $505,050 of  the  net  sale
proceeds to the Limited and General Partners which represented  a
return  of  capital  of $114.67, $258.00 and $71.67  per  Limited
Partnership Unit, respectively.  The remaining net sale  proceeds
will be distributed to the Partners in the future.


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

        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 2002, the Partnership did not redeem any units from
the  Limited  Partners.  In prior years, a  total  of  fifty-nine
Limited  Partners redeemed 523.37 Partnership Units for $345,913.
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 through  the  date  of
liquidation,  should be adequate to fund continuing distributions
and meet other Partnership 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

        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.  In order for the proposal to be approved,
a  majority  of the Voting Units must be voted in  favor  of  the
proposal.

        Of  the 6,820 Voting Units, 5,320 voted for the proposal,
25 voted against and 10 abstained.  As a result, the proposal was
approved.

ITEM 5.OTHER INFORMATION

      None.

ITEM 6.EXHIBITS AND REPORTS ON FORM 8-K

       (a)  Exhibits -
                             Description

10.1  Purchase and Sale Agreement dated July 12, 2002 between
      the  Partnership and Randall K. Gonzalez as Trustee for a  to
      be  formed  Texas L.P. relating to the property at 3459  Alta
      Mesa Blvd., Fort Worth, Texas.

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:  November 1, 2002      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)


                         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:  November 1, 2002         /s/ Robert P Johnson
                                     Robert P. Johnson, President
                                     Net Lease Management 85-A, Inc.
                                     Managing General Partner



                         CERTIFICATIONS


I, Mark E. Larson, 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: November 1, 2002         /s/ Mark E Larson
                                    Mark E. Larson, Chief Financial Officer
                                    Net Lease Management 85-A, Inc.
                                    Managing General Partner