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, 2000

                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, 2000 and December 31, 1999

         Statements for the Periods ended September 30, 2000 and 1999:

           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

            SEPTEMBER 30, 2000 AND DECEMBER 31, 1999

                           (Unaudited)

                             ASSETS

                                                      2000            1999

CURRENT ASSETS:
  Cash and Cash Equivalents                      $   289,855     $   180,855
  Receivables                                              0          10,000
                                                  -----------     -----------
          Total Current Assets                       289,855         190,855
                                                  -----------     -----------
INVESTMENTS IN REAL ESTATE:
  Land                                             1,880,752       1,899,582
  Buildings and Equipment                          3,319,388       3,360,494
  Accumulated Depreciation                          (877,966)       (799,532)
                                                  -----------     -----------
      Net Investments in Real Estate               4,322,174       4,460,544
                                                  -----------     -----------
          Total Assets                           $ 4,612,029     $ 4,651,399
                                                  ===========     ===========


                           LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.           $    19,914     $     8,229
  Distributions Payable                               90,818          90,724
  Unearned Rent                                        7,059               0
                                                  -----------     -----------
      Total Current Liabilities                      117,791          98,953
                                                  -----------     -----------
PARTNERS' CAPITAL (DEFICIT):
  General Partners                                   (33,156)        (32,575)
  Limited Partners, $1,000 Unit value;
   7,500 Units authorized and issued;
   7,080 outstanding                               4,527,394       4,585,021
                                                  -----------     -----------
      Total Partners' Capital                      4,494,238       4,552,446
                                                  -----------     -----------
        Total Liabilities and Partners' Capital  $ 4,612,029     $ 4,651,399
                                                  ===========     ===========


 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
                              9/30/00        9/30/99   9/30/00      9/30/99

INCOME:
   Rent                      $131,965       $ 86,257   $402,555     $251,619
   Investment Income            4,144         25,755      9,988       80,280
                              --------       --------   --------     --------
        Total Income          136,109        112,012    412,543      331,899
                              --------       --------   --------     --------

EXPENSES:
   Partnership Administration -
     Affiliates                29,019         23,751     78,612       74,164
   Partnership Administration
     and Property Management -
     Unrelated Parties          3,088          2,187     14,307       13,766
   Depreciation                26,316         14,742     79,461       41,318
                              --------       --------   --------     --------
        Total Expenses         58,423         40,680    172,380      129,248
                              --------       --------   --------     --------

OPERATING INCOME               77,686         71,332    240,163      202,651

GAIN ON SALE OF REAL ESTATE         0              0      5,189            0
                              --------       --------   --------     --------
NET INCOME                   $ 77,686       $ 71,332   $245,352     $202,651
                              ========       ========   ========     ========

NET INCOME ALLOCATED:
   General Partners          $    777       $    713   $  2,454     $  2,026
   Limited Partners            76,909         70,619    242,898      200,625
                              --------       --------   --------     --------
                             $ 77,686       $ 71,332   $245,352     $202,651
                              ========       ========   ========     ========

NET INCOME PER
 LIMITED PARTNERSHIP UNIT
 (7,080 weighted average
 Units outstanding in 2000
 and 1999)                   $  10.86       $   9.98   $  34.31     $  28.34
                              ========       ========   ========     ========


 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)

                                                      2000            1999

CASH FLOWS FROM OPERATING ACTIVITIES:
   Net   Income                                   $   245,352     $   202,651

   Adjustments to Reconcile Net Income to Net Cash
   Provided by Operating Activities:
     Depreciation                                      79,461          41,318
     Gain on Sale of Real Estate                       (5,189)              0
     Decrease in Receivables                           10,000          12,721
     Increase in Payable to
        AEI Fund Management, Inc.                      11,685             112
     Increase in Unearned Rent                          7,059               0
                                                   -----------     -----------
        Total Adjustments                             103,016          54,151
                                                   -----------     -----------
        Net Cash Provided By
        Operating Activities                          348,368         256,802
                                                   -----------     -----------

CASH FLOWS FROM INVESTING ACTIVITIES:
   Investments in Real Estate                               0      (2,065,822)
   Proceeds from Sale of Real Estate                   64,098               0
                                                   -----------     -----------
        Net Cash Provided By (Used For)
        Investing Activities                           64,098      (2,065,822)
                                                   -----------     -----------

CASH FLOWS FROM FINANCING ACTIVITIES:
   Increase (Decrease) in Distributions Payable            94          (3,642)
   Distributions to Partners                         (303,560)       (560,379)
                                                   -----------     -----------
        Net Cash Used For
        Financing Activities                         (303,466)       (564,021)
                                                   -----------     -----------
NET INCREASE (DECREASE) IN CASH
   AND CASH EQUIVALENTS                               109,000      (2,373,041)

CASH AND CASH EQUIVALENTS, beginning of period        180,855       2,572,249
                                                   -----------     -----------
CASH AND CASH EQUIVALENTS, end of period          $   289,855     $   199,208
                                                   ===========     ===========

 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, 1998   $(28,931)   $4,945,659   $4,916,728    7,079.63

  Distributions                (5,604)     (554,775)    (560,379)

  Net Income                    2,026       200,625      202,651
                              ---------   ----------   ----------  ----------
BALANCE, September 30, 1999  $(32,509)   $4,591,509   $4,559,000    7,079.63
                              =========   ==========   ==========  ==========


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

  Distributions                (3,035)     (300,525)    (303,560)

  Net Income                    2,454       242,898      245,352
                              ---------   ----------   ----------  ----------
BALANCE, September 30, 2000  $(33,156)   $4,527,394   $4,494,238    7,079.63
                              =========   ==========   ==========  ==========


 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, 2000

                           (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

                       SEPTEMBER 30, 2000
                           (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, 2000
                           (Continued)

(3)  Investments in Real Estate -

     In  1998, the Partnership received $2,577,877 from the  sale
     of  property.   In March, 1999, the Partnership  distributed
     $252,525 of the net sale proceeds to the Limited and General
     Partners which represented a return of capital of $35.31 per
     Limited  Partnership Unit.  The majority  of  the  remaining
     proceeds were reinvested in additional properties.

     On  December  17,  1998,  the Partnership  purchased  a  60%
     interest  in  a parcel of land in Hudsonville, Michigan  for
     $198,600.  The land is leased to RTM Mid-America, Inc. (RTM)
     under a Lease Agreement with a primary term of 20 years  and
     annual rental payments of $16,881.  Simultaneously with  the
     purchase  of  the  land,  the  Partnership  entered  into  a
     Development  Financing Agreement under which the Partnership
     advanced  funds  to RTM for the construction  of  an  Arby's
     restaurant on the site.  The Partnership charged interest on
     the  advances  at  a variable rate.  On September  3,  1999,
     after the development was completed, the Lease Agreement was
     amended  to require annual rental payments of $42,456.   The
     Partnership's   share  of  the  total   acquisition   costs,
     including  the cost of the land was $666,755.  The remaining
     interest in the property was purchased by Net Lease Income &
     Growth  Fund 84-A Limited Partnership, an affiliate  of  the
     Partnership.

     On  September  28, 1999, the Partnership purchased  a  Marie
     Callender's  restaurant in Gresham, Oregon  for  $1,616,533.
     The  property is leased to Marie Callender Pie  Shops,  Inc.
     under a Lease Agreement with a primary term of 15 years  and
     annual rental payments of $152,000.

     On  April  25,  2000, the Partnership sold  5.3936%  of  its
     interest  in  the  Arby's restaurant to an  unrelated  third
     party.   The  Partnership  received  net  sale  proceeds  of
     $64,098  which resulted in a net gain of $5,189.   The  cost
     and  related  accumulated depreciation of the interest  sold
     was $59,937 and $1,028, respectively.

(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 nine months ended September 30, 2000 and 1999, the
Partnership  recognized rental income of $402,555  and  $251,619,
respectively.   During the same periods, the  Partnership  earned
investment income of $9,988 and $80,280, respectively.  In  2000,
rental  income  increased mainly as a result of  additional  rent
received from two property acquisitions in 1999.  The increase in
rental  income  was partially offset by a decrease in  investment
income  earned on the net sale proceeds prior to the purchase  of
the additional properties.

        During the nine months ended September 30, 2000 and 1999,
the  Partnership  paid  Partnership  administration  expenses  to
affiliated  parties of $78,612 and $74,164, 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  $14,307 and $13,766, 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, 2000, 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  nine months ended September  30,  2000,  the
Partnership's  cash balances increased $109,000 as  a  result  of
cash  generated  from the sale of a property and the  Partnership
distributed  less  cash  to  Partners  than  it  generated   from
operating  activities.  Net cash provided by operating activities
increased  from $256,802 in 1999 to $348,368 in 2000  due  to  an
increase  in  income  in 2000 and net timing differences  in  the
collection  of  payments  from the lessees  and  the  payment  of
expenses.

        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, 2000, the Partnership generated cash flow from  the
sale  of  real  estate of $64,098.  During the nine months  ended
September 30, 1999, the Partnership expended $2,065,822 to invest
in  real  properties (inclusive of acquisition expenses)  as  the
Partnership reinvested cash generated from property sales.


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

       In 1998, the Partnership received $2,577,877 from the sale
of   property.   In  March,  1999,  the  Partnership  distributed
$252,525  of  the  net sale proceeds to the Limited  and  General
Partners  which  represented a return of capital  of  $35.31  per
Limited Partnership Unit.  The majority of the remaining proceeds
were reinvested in additional properties.

        On  December  17, 1998, the Partnership purchased  a  60%
interest  in  a  parcel  of  land in  Hudsonville,  Michigan  for
$198,600.   The  land  is leased to RTM Mid-America,  Inc.  (RTM)
under  a  Lease  Agreement with a primary term of  20  years  and
annual  rental  payments  of $16,881.   Simultaneously  with  the
purchase  of the land, the Partnership entered into a Development
Financing Agreement under which the Partnership advanced funds to
RTM  for  the construction of an Arby's restaurant on  the  site.
The  Partnership charged interest on the advances at  a  variable
rate.  On September 3, 1999, after the development was completed,
the Lease Agreement was amended to require annual rental payments
of  $42,456.   The  Partnership's share of the total  acquisition
costs,  including  the  cost  of  the  land  was  $666,755.   The
remaining  interest in the property was purchased  by  Net  Lease
Income  &  Growth Fund 84-A Limited Partnership, an affiliate  of
the Partnership.

        On  September 28, 1999, the Partnership purchased a Marie
Callender's  restaurant in Gresham, Oregon for  $1,616,533.   The
property  is  leased to Marie Callender Pie Shops, Inc.  under  a
Lease Agreement with a primary term of 15 years and annual rental
payments of $152,000.

        On  April 25, 2000, the Partnership sold 5.3936%  of  its
interest  in  the Arby's restaurant to an unrelated third  party.
The  Partnership  received  net sale proceeds  of  $64,098  which
resulted  in  a  net  gain  of  $5,189.   The  cost  and  related
accumulated  depreciation of the interest sold  was  $59,937  and
$1,028, respectively.

       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.  In  the  first  nine
months  of 1999, distributions were higher when compared  to  the
same period in 2000, due to the distribution of sale proceeds  in
March, 1999.

        The  Partnership may purchase 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.

        On  October 1, 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.



                   PART II - OTHER INFORMATION
                           (Continued)

ITEM 5.OTHER INFORMATION

      None.

ITEM 6.EXHIBITS AND REPORTS ON FORM 8-K

       a. Exhibits -
                                    Description

                 27    Financial Data Schedule  for  period
                       ended September 30, 2000.

       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:  October 29, 2000      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)