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

                                   Form 10-QSB

(Mark One)
[X] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
    ACT OF 1934

                 For the quarterly period ended September 30, 2003


[ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
    ACT OF 1934


                For the transition period from _________to _________

                         Commission file number 0-15740


                  RIVERSIDE PARK ASSOCIATES LIMITED PARTNERSHIP
             (Exact Name of Registrant as Specified in Its Charter)



         Delaware                                           04-2924048
(State or other jurisdiction of                          (I.R.S. Employer
 incorporation or organization)                         Identification No.)

                          55 Beattie Place, PO Box 1089
                        Greenville, South Carolina 29602
                    (Address of principal executive offices)

                                 (864) 239-1000
                           (Issuer's telephone number)


                         PART I - FINANCIAL INFORMATION

ITEM 1.     FINANCIAL STATEMENTS



                   RIVERSIDE PARK ASSOCIATES LIMITED PARTNERSHIP

                                  BALANCE SHEET
                                   (Unaudited)
                        (in thousands, except unit data)

                               September 30, 2003

<TABLE>
<CAPTION>


Assets
<S>                                                                         <C>
   Cash and cash equivalents                                                $ 1,001
   Receivables and deposits                                                     227
   Other assets                                                                 964
   Investment property:
       Land                                                   $ 6,357
       Buildings and related personal property                 78,667
                                                               85,024
       Less accumulated depreciation                          (49,809)       35,215
                                                                           $ 37,407
Liabilities and Partners' Deficit
Liabilities
   Accounts payable                                                          $ 162
   Tenant security deposit liabilities                                          244
   Accrued property taxes                                                       217
   Other liabilities                                                            623
   Due to affiliate (Note B)                                                    274
   Mortgage notes payable                                                    56,332

Partners' Deficit:
   General partner                                            $ (1,458)
   Limited partners (566 units issued and outstanding)         (18,987)     (20,445)
                                                                           $ 37,407


                   See Accompanying Notes to Financial Statements
</TABLE>

<PAGE>


                   RIVERSIDE PARK ASSOCIATES LIMITED PARTNERSHIP

                            STATEMENTS OF OPERATIONS
                                   (Unaudited)
                      (in thousands, except per unit data)



<TABLE>
<CAPTION>

                                             Three Months Ended       Nine Months Ended
                                                September 30,           September 30,
                                              2003        2002        2003        2002
Revenues:
<S>                                        <C>         <C>         <C>         <C>
  Rental income                            $    3,176  $    3,111  $   9,444   $    9,578
  Other income                                    403         402      1,237        1,213
  Casualty gain (Note C)                           30          --         30           --
      Total revenues                            3,609       3,513     10,711       10,791

Expenses:
  Operating                                     1,240         984      3,690        3,189
  General and administrative                      124         116        376          366
  Depreciation                                    951         895      2,844        2,665
  Interest                                      1,059       1,038      3,216        2,940
  Property taxes                                  198         207        625          628
      Total expenses                            3,572       3,240     10,751        9,788

Net income (loss)                          $       37  $      273  $     (40)  $    1,003

Net income (loss) allocated to
  general partner (3%)                     $        1  $        8  $      (1)  $       30
Net income (loss) allocated to
  limited partners (97%)                           36         265        (39)         973

                                           $       37  $      273  $     (40)  $    1,003

Net income (loss) per limited
  partnership unit                         $    63.60  $   468.20  $  (68.90)  $ 1,719.08
Distributions per limited
  partnership unit                         $       --  $14,510.60  $2,515.90   $14,510.60


                   See Accompanying Notes to Financial Statements
</TABLE>



<PAGE>




                   RIVERSIDE PARK ASSOCIATES LIMITED PARTNERSHIP

                    STATEMENT OF CHANGES IN PARTNERS' DEFICIT
                                   (Unaudited)
                        (in thousands, except unit data)

<TABLE>
<CAPTION>

                                     Limited
                                   Partnership     General      Limited
                                      Units        Partner      Partners      Total

<S>                                    <C>          <C>         <C>          <C>
Original capital contributions         566          $ --        $ 47,533     $ 47,533

Partners' deficit at
   December 31, 2002                   566         $(1,436)     $(17,524)    $(18,960)

Distributions to Partners               --             (21)       (1,424)      (1,445)

Net loss for the nine months
   ended September 30, 2003             --              (1)          (39)         (40)



Partners' deficit
   at September 30, 2003               566         $(1,458)    $ (18,987)    $(20,445)


                   See Accompanying Notes to Financial Statements
</TABLE>

<PAGE>

                   RIVERSIDE PARK ASSOCIATES LIMITED PARTNERSHIP

                            STATEMENTS OF CASH FLOWS
                                   (Unaudited)
                                 (in thousands)

<TABLE>
<CAPTION>

                                                                 Nine Months Ended
                                                                   September 30,
                                                                   2003       2002
Cash flows from operating activities:
<S>                                                              <C>         <C>
  Net (loss) income                                              $ (40)      $ 1,003
  Adjustments to reconcile net (loss) income to net cash
   provided by operating activities:
    Depreciation                                                   2,844       2,665
    Amortization of loan costs                                        36          31
    Casualty gain                                                    (30)         --
    Change in accounts:
      Receivables and deposits                                        51         (90)
      Other assets                                                   (76)        (66)
      Accounts payable                                               (74)       (132)
      Tenant security deposit liabilities                             12         (58)
      Accrued property taxes                                         217         212
      Other liabilities                                             (245)        255
      Due to affiliate                                                17          --
       Net cash provided by operating activities                   2,712       3,820
Cash flows from investing activities:
  Property improvements and replacements                          (1,172)     (1,691)
  Net withdrawals from (deposits to) restricted escrows              916      (1,708)
  Insurance proceeds received                                         43          --
       Net cash used in investing activities                        (213)     (3,399)
Cash flows from financing activities:
  Payments on mortgage notes payable                              (1,224)       (931)
  Proceeds from mortgage note payable                                 --       9,500
  Loan costs paid                                                     --        (127)
  Advances from affiliate                                            407       1,899
  Payments on advances from affiliate                               (150)     (1,899)
  Distributions to partners                                       (1,445)     (8,300)
       Net cash (used in) provided by financing activities        (2,412)        142

Net increase in cash and cash equivalents                             87         563

Cash and cash equivalents at beginning of period                     914         249

Cash and cash equivalents at end of period                      $ 1,001       $ 812
Supplemental disclosure of cash flow information:
  Cash paid for interest                                        $ 3,188      $ 2,863

At December  31,  2002,  September  30, 2002 and  December  31,  2001,  property
improvements   and   replacements   and  accounts   payable  were   adjusted  by
approximately  $639,000,  $139,000 and  $1,078,000,  respectively,  for non-cash
activity.

                   See Accompanying Notes to Financial Statements
</TABLE>



<PAGE>




                   RIVERSIDE PARK ASSOCIATES LIMITED PARTNERSHIP

                          NOTES TO FINANCIAL STATEMENTS
                                   (Unaudited)


Note A - Basis of Presentation

The  accompanying  unaudited  financial  statements of Riverside Park Associates
Limited  Partnership (the  "Partnership" or "Registrant")  have been prepared in
accordance with generally accepted  accounting  principles for interim financial
information  and  with the  instructions  to Form  10-QSB  and  Item  310(b)  of
Regulation  S-B.  Accordingly,  they do not include all of the  information  and
footnotes  required by generally  accepted  accounting  principles  for complete
financial  statements.  The  general  partner  of the  Partnership  is  Winthrop
Financial  Associates,  A Limited  Partnership (the "General Partner" or "WFA").
NHP Management  Company  ("NHP"),  the associate  general partner of the General
Partner  and  an  affiliate  of  Apartment  Investment  and  Management  Company
("AIMCO"),  a publicly  traded real estate  investment  trust,  has the right to
cause the General Partner to take such action as it deems advisable with respect
to the  Partnership.  In the opinion of the  General  Partner,  all  adjustments
(consisting  of  normal  recurring  accruals)  considered  necessary  for a fair
presentation have been included.  Operating results for the three and nine month
periods ended September 30, 2003 are not  necessarily  indicative of the results
that may be expected for the fiscal year ending  December 31, 2003.  For further
information, refer to the financial statements and footnotes thereto included in
the  Partnership's  Annual Report on Form 10-KSB for the year ended December 31,
2002.

Note B - Transactions with Affiliated Parties

The  Partnership has no employees and is dependent on NHP and its affiliates for
the management and administration of all Partnership activities. The Partnership
Agreement  provides for certain  payments to affiliates  for services based on a
percentage of revenue and an annual  partnership and investor  service fee which
is  subject  to a 6% annual  increase.  For 2003,  the  annual  partnership  and
investor service fee is approximately $264,000.

Affiliates  of NHP are  entitled  to  receive  4% of  gross  receipts  from  the
Partnership's   property  as  compensation  for  providing  property  management
services.  The Partnership  paid to such affiliates  approximately  $421,000 and
$426,000 for the nine months ended  September  30, 2003 and 2002,  respectively,
which is included in operating expenses.

Affiliates  of  NHP  were  eligible  to  receive  reimbursement  of  accountable
administrative expenses amounting to approximately $439,000 and $530,000 for the
nine months ended September 30, 2003 and 2002, respectively,  which are included
in general and  administrative  expenses and  investment  property.  Included in
these amounts are fees related to construction  management  services provided by
an affiliate of NHP of  approximately  $100,000 and $201,000 for the nine months
ended September 30, 2003 and 2002,  respectively.  The  construction  management
service fees are  calculated  based on a percentage of current  additions to the
investment property.  At September 30, 2003,  approximately  $16,000 was owed to
affiliates for unpaid reimbursements and is included in due to affiliates on the
accompanying balance sheet.

In  accordance  with the  Partnership  Agreement,  NHP  loaned  the  Partnership
approximately $407,000 and $1,899,000 during the nine months ended September 30,
2003, and 2002, respectively,  to cover property taxes and capital improvements,
respectively.  Interest is charged at the prime rate plus 2% (6.00% at September
30, 2003). Interest expense was approximately $1,000 for each of the nine months
ended   September  30,  2003  and  2002.  The   Partnership   made  payments  of
approximately  $150,000 and $1,899,000 on the loans during the nine months ended
September 30, 2003 and 2002, respectively, from operations and proceeds from the
financing of a second mortgage,  respectively. At September 30, 2003, the amount
of loans and accrued  interest  outstanding  was  approximately  $258,000 and is
included in due to affiliates on the accompanying balance sheet.

The  Partnership  insures its  property up to certain  limits  through  coverage
provided by AIMCO which is  generally  self-insured  for a portion of losses and
liabilities  related to workers  compensation,  property  casualty  and  vehicle
liability.  The Partnership  insures its property above the AIMCO limits through
insurance policies obtained by AIMCO from insurers unaffiliated with NHP. During
the nine months ended  September 30, 2003 and 2002, the  Partnership was charged
by AIMCO and its affiliates  approximately $167,000 and $202,000,  respectively,
for insurance coverage and fees associated with policy claims administration.

Note C - Casualty Event

In January  2003,  Riverside  Park  Apartments  experienced  storm damage to two
units. The property incurred damages of approximately  $59,000.  During the nine
months ended September 30, 2003, the  Partnership  recognized a casualty gain of
approximately  $30,000  as a result of the  receipt  of  insurance  proceeds  of
approximately  $43,000,  offset by the  write-off of the  undepreciated  damaged
assets of approximately $13,000.

Note D - Legal Proceedings

On August 8, 2003 AIMCO  Properties L.P., an affiliate of NHP, was served with a
Complaint in the United States  District  Court,  District of Columbia  alleging
that AIMCO  Properties  L.P.  willfully  violated the Fair Labor  Standards  Act
(FLSA) by failing to pay  maintenance  workers  overtime for all hours worked in
excess of forty per week.  The Complaint is styled as a Collective  Action under
the FLSA and seeks to certify state subclasses in California,  Maryland, and the
District of Columbia. Specifically, the plaintiffs contend that AIMCO Properties
L.P. failed to compensate  maintenance  workers for time that they were required
to be "on-call".  Additionally,  the Complaint  alleges  AIMCO  Properties  L.P.
failed to comply with the FLSA in compensating maintenance workers for time that
they worked in responding to a call while "on-call". The Complaint also attempts
to certify a subclass for salaried service  directors who are challenging  their
classification  as  exempt  from the  overtime  provisions  of the  FLSA.  AIMCO
Properties  L.P. has filed an answer to the  Complaint  denying the  substantive
allegations. Although the outcome of any litigation is uncertain, in the opinion
of NHP the claims will not result in any material liability to the Partnership.

The  Partnership  is unaware  of any other  pending  or  outstanding  litigation
matters involving it or its investment property that are not of a routine nature
arising in the ordinary course of business.


<PAGE>



ITEM 2.     MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATION

The matters discussed in this report contain certain forward-looking statements,
including, without limitation, statements regarding future financial performance
and the effect of government  regulations.  Actual results may differ materially
from those described in the forward-looking statements and will be affected by a
variety of risks and factors including,  without limitation:  national and local
economic  conditions;  the terms of  governmental  regulations  that  affect the
Registrant and interpretations of those regulations; the competitive environment
in which the Registrant operates;  financing risks, including the risk that cash
flows from operations may be insufficient to meet required payments of principal
and interest;  real estate risks, including variations of real estate values and
the general  economic  climate in local markets and  competition  for tenants in
such markets;  litigation,  including  costs  associated  with  prosecuting  and
defending  claims  and  any  adverse   outcomes,   and  possible   environmental
liabilities.   Readers  should  carefully  review  the  Registrant's   financial
statements and the notes thereto,  as well as the risk factors  described in the
documents  the  Registrant  files  from  time to time  with the  Securities  and
Exchange Commission.

The  Partnership's  sole  investment  property is an apartment  complex known as
Riverside Park Apartments located in Fairfax County, Virginia. Average occupancy
for the  nine  months  ended  September  30,  2003  and  2002  was 96% and  95%,
respectively.

Results of Operations

The  Partnership's  net  income  (loss)  for the  three  and nine  months  ended
September 30, 2003 was  approximately  $37,000 and ($40,000),  respectively,  as
compared to net income of approximately  $273,000 and $1,003,000,  respectively,
for the three and nine months  ended  September  30,  2002.  The decrease in net
income for the three  months ended  September  30, 2003 is due to an increase in
total expenses,  partially offset by an increase in total revenues. The decrease
in net income for the nine months ended September 30, 2003 is due to an increase
in total expenses and a decrease in total revenues.

Total revenues increased for the three months ended September 30, 2003 due to an
increase in rental income and the  recognition  of a casualty gain (as discussed
below).  Rental income increased primarily due to an increase in occupancy and a
decrease in  concessions,  partially  offset by a decrease in the average rental
rate at the Partnership's  investment property. Total revenues decreased for the
nine  months  ended  September  30,  2003 due to a  decrease  in rental  income,
partially  offset an increase in other income and the  recognition of a casualty
gain.  The decrease in rental income is due to a decrease in the average  rental
rate,  partially offset by the increase in occupancy and reduced  concessions at
the  Partnership's  investment  property.  Other income  increased  for the nine
months  ended   September  30,  2003  primarily  due  to  increases  in  utility
reimbursements, lease cancellation fees, and corporate housing income, partially
offset by the  receipt of  insurance  proceeds  in 2002 and a  decrease  in late
charges.  Other income remained  relatively  constant for the three months ended
September 30, 2003.

In January  2003,  Riverside  Park  Apartments  experienced  storm damage to two
units. The property incurred damages of approximately  $59,000.  During the nine
months ended September 30, 2003, the  Partnership  recognized a casualty gain of
approximately  $30,000  as a result of the  receipt  of  insurance  proceeds  of
approximately  $43,000,  offset by the  write-off of the  undepreciated  damaged
assets of approximately $13,000.

The  increase  in total  expenses  for  both the  three  and nine  months  ended
September 30, 2003 is due to increases in operating,  depreciation  and interest
expenses.   Property  tax  and  general  and  administrative  expenses  remained
relatively  constant for the comparable  periods.  Operating  expenses increased
primarily due to increases in utility,  contract  maintenance,  advertising  and
payroll  related  expenses.  The  increase  in  depreciation  expense  is due to
property  improvements  and  replacements  placed into  service  during the past
twelve  months.  The  increase  in  interest  expense  is a result of the second
mortgage  obtained on the Partnership's  investment  property during 2002, which
resulted  in a larger debt  balance  (as  discussed  in  "Liquidity  and Capital
Resources"),  partially offset by scheduled  principal  payments  resulting in a
lower carrying balance of the first mortgage encumbering the property.

Included in general and  administrative  expenses  for the three and nine months
ended September 30, 2003 and 2002 are management  reimbursements  to NHP and its
affiliates allowed under the Partnership  Agreement,  and the annual partnership
and  investor  service  fee as  allowed  under  the  Partnership  Agreement.  In
addition,  costs  associated with the quarterly and annual  communications  with
investors  and  regulatory  agencies,  and  the  annual  audit  required  by the
Partnership Agreement are also included in general and administrative expenses.

As part of the ongoing business plan of the Partnership, NHP monitors the rental
market  environment  of its  investment  property to assess the  feasibility  of
increasing rents,  maintaining or increasing occupancy levels and protecting the
Partnership  from  increases in expenses.  As part of this plan, NHP attempts to
protect  the  Partnership  from the  burden of  inflation-related  increases  in
expenses by increasing  rents and  maintaining a high overall  occupancy  level.
However,  NHP may use rental  concessions  and rental rate  reductions to offset
softening market conditions, accordingly, there is no guarantee that NHP will be
able to sustain such a plan.

Liquidity and Capital Resources

At  September  30,  2003,  the  Partnership  had cash and  cash  equivalents  of
approximately  $1,001,000,  compared to approximately  $812,000 at September 30,
2002. The increase in cash and cash  equivalents of  approximately  $87,000 from
December  31,  2002  is due to  approximately  $2,712,000  of cash  provided  by
operating activities,  partially offset by approximately $2,412,000 of cash used
in financing  activities  and  approximately  $213,000 of cash used in investing
activities. Cash used in financing activities consisted of payments of principal
made  on  the  mortgages  encumbering  the  Partnership's  investment  property,
payments on advances from NHP and distributions to partners, partially offset by
an advance  from NHP.  Cash used in investing  activities  consisted of property
improvements and  replacements,  partially offset by net receipts from an escrow
account  maintained  by the  mortgage  lender and  insurance  proceeds  received
related to the casualty at Riverside Park  Apartments.  The Partnership  invests
its working capital in interest bearing accounts.

The sufficiency of existing  liquid assets to meet future  liquidity and capital
expenditure   requirements   is  directly   related  to  the  level  of  capital
expenditures required at the property to adequately maintain the physical assets
and other operating needs of the Partnership, and to comply with Federal, state,
and local  legal and  regulatory  requirements.  The  General  Partner  monitors
developments in the area of legal and regulatory  compliance and is studying new
federal laws,  including the  Sarbanes-Oxley Act of 2002. The Sarbanes-Oxley Act
of 2002  mandates  or suggests  additional  compliance  measures  with regard to
governance,  disclosure,  audit, and other areas. In light of these changes, the
Partnership  expects that it will incur higher  expenses  related to compliance,
including increased legal and audit fees. Capital  improvements  planned for the
Partnership's investment property are as follows.

During the nine months ended  September  30,  2003,  the  Partnership  completed
approximately  $533,000  of capital  improvements  at the  property,  consisting
primarily of air conditioning upgrades,  structural improvements,  swimming pool
upgrades,  parking area resurfacing,  water heater upgrades,  major landscaping,
interior   improvements,   appliance  and  floor  covering   replacements,   and
construction   related  to  the  storm  damage,  as  discussed  in  "Results  of
Operations".  These  improvements  were  funded  from  operations,   replacement
reserves  and  insurance  proceeds.   The  Partnership   evaluates  the  capital
improvement  needs of the  property  during  the year and  currently  expects to
complete an additional $52,000 in capital  improvements  during the remainder of
2003.  The  additional  capital  improvements  will  consist  primarily  of HVAC
upgrades and floor covering replacement.  Additional capital improvements may be
considered and will depend on the physical  condition of the property as well as
the anticipated cash flow generated by the property.

The additional  capital  expenditures will be incurred only if cash is available
from operations or from  Partnership  reserves.  To the extent that such capital
improvements are completed,  the Partnership's  distributable cash flow, if any,
may be adversely affected at least in the short term.

The  Partnership's  assets are thought to be sufficient for any near-term  needs
(exclusive  of capital  improvements)  of the  Partnership.  The first  mortgage
indebtedness encumbering Riverside Park Apartments of approximately  $47,122,000
is being  amortized  over 240 months  until the loan  matures on July 1, 2020 at
which time the loan is scheduled to be fully  amortized.  On August 2, 2002, the
Partnership  obtained a second  mortgage loan on its investment  property in the
amount of  $9,500,000.  The second  mortgage  carries a stated  interest rate of
6.50%.  Principal and interest  payments on the second mortgage of approximately
$75,000 are due monthly  until the loan matures in July 2020,  at which time the
loan is scheduled to be fully amortized.

The Partnership  distributed the following  amounts during the nine months ended
September 30, 2003 and 2002 (in thousands, except per unit data):

<TABLE>
<CAPTION>

                     Nine Months                       Nine Months
                        Ended         Per Limited         Ended         Per Limited
                    September 30,     Partnership     September 30,     Partnership
                         2003             Unit             2002             Unit
<S>                     <C>            <C>               <C>              <C>
Operations              $  347         $  595.41         $  180           $   307.42
Financing
Proceeds (1)            1,098           1,920.49          8,120            14,203.18
  Total                $1,445          $2,515.90         $8,300           $14,510.60
</TABLE>

(1) From proceeds from the second mortgage loan obtained in August 2002.

The  Partnership's  cash  available  for  distribution  is reviewed on a monthly
basis. Future cash distributions will depend on the levels of net cash generated
from operations,  the availability of cash reserves,  and the timing of the debt
maturities,  refinancing  and/or  property  sale.  There  can  be no  assurance,
however,  that the Partnership  will generate  sufficient  funds from operations
after required  capital  expenditures to permit any additional  distributions to
its partners during the remainder of 2003 or subsequent periods.

<PAGE>

Other

In addition to its indirect  ownership of the general  partner  interests in the
Partnership,  AIMCO and its affiliates  owned 382.91 limited  partnership  units
(the "Units") in the Partnership representing 67.65% of the outstanding Units at
September  30,  2003. A number of these Units were  acquired  pursuant to tender
offers  made by  AIMCO  or its  affiliates.  It is  possible  that  AIMCO or its
affiliates will acquire  additional  Units in exchange for cash or a combination
of cash and units in AIMCO Properties, L.P., the operating partnership of AIMCO,
either through private  purchases or tender offers.  Pursuant to the Partnership
Agreement,  unitholders  holding a majority  of the Units are  entitled  to take
action with  respect to a variety of matters that  include,  but are not limited
to,  voting on certain  amendments  to the  Partnership  Agreement and voting to
remove  the  General  Partner.  As a result  of its  ownership  of 67.65% of the
outstanding  Units,  AIMCO and its  affiliates  are in a position to control all
voting decisions with respect to the Partnership. Although the associate general
partner of the General Partner owes fiduciary  duties to the limited partners of
the Partnership,  the associate general partner of the General Partner also owes
fiduciary duties to AIMCO, as its sole stockholder.  As a result,  the duties of
the associate general partner,  as managing general partner,  to the Partnership
and its limited partners may come into conflict with the duties of the associate
general partner to AIMCO, as its sole stockholder.

Critical Accounting Policies and Estimates

The financial  statements are prepared in accordance with accounting  principles
generally  accepted in the United States which require the  Partnership  to make
estimates and  assumptions.  The  Partnership  believes that of its  significant
accounting  policies,  the following may involve a higher degree of judgment and
complexity.

Impairment of Long-Lived Assets

Investment property is recorded at cost, less accumulated  depreciation,  unless
considered  impaired.  If events or  circumstances  indicate  that the  carrying
amount of the property may be impaired,  the Partnership will make an assessment
of  its  recoverability  by  estimating  the  undiscounted  future  cash  flows,
excluding interest charges, of the property.  If the carrying amount exceeds the
aggregate future cash flows, the Partnership  would recognize an impairment loss
to the extent the carrying amount exceeds the fair value of the property.

Real  property  investments  are  subject  to varying  degrees of risk.  Several
factors  may  adversely  affect  the  economic  performance  and  value  of  the
Partnership's  investment  property.  These factors include, but are not limited
to,  changes  in the  national,  regional  and  local  economic  climate;  local
conditions,  such as an oversupply of multifamily  properties;  competition from
other available  multifamily property owners and changes in market rental rates.
Any adverse changes in these factors could cause impairment of the Partnership's
assets.

Revenue Recognition

The Partnership generally leases apartment units for twelve-month terms or less.
Rental income  attributable to leases is recognized  monthly as it is earned and
the Partnership  fully reserves all balances  outstanding  over thirty days. The
Partnership will offer rental concessions during  particularly slow months or in
response to heavy  competition  from other  similar  complexes in the area.  Any
concessions  given at the inception of the lease are amortized  over the life of
the lease.

Item 3.     Controls and Procedures

(a) Disclosure Controls and Procedures.  The Partnership's management,  with the
participation of the principal executive officer and principal financial officer
of the associate  general partner,  who are the equivalent of the  Partnership's
principal executive officer and principal financial officer,  respectively,  has
evaluated  the  effectiveness  of  the  Partnership's  disclosure  controls  and
procedures (as such term is defined in Rules  13a-15(e) and 15d-15(e)  under the
Securities  Exchange Act of 1934, as amended (the "Exchange Act")) as of the end
of the period covered by this report.  Based on such  evaluation,  the principal
executive  officer and  principal  financial  officer of the  associate  general
partner, who are the equivalent of the Partnership's principal executive officer
and principal  financial officer,  respectively,  have concluded that, as of the
end of such period,  the  Partnership's  disclosure  controls and procedures are
effective.

(b) Internal Control Over Financial  Reporting.  There have not been any changes
in the Partnership's  internal control over financial reporting (as such term is
defined in Rules  13a-15(f)  and  15d-15(f)  under the Exchange  Act) during the
fiscal quarter to which this report relates that have  materially  affected,  or
are reasonably likely to materially affect,  the Partnership's  internal control
over financial reporting.


<PAGE>


                           PART II - OTHER INFORMATION


ITEM 1.     LEGAL PROCEEDINGS

On August 8, 2003 AIMCO  Properties L.P., an affiliate of NHP, was served with a
Complaint in the United States  District  Court,  District of Columbia  alleging
that AIMCO  Properties  L.P.  willfully  violated the Fair Labor  Standards  Act
(FLSA) by failing to pay  maintenance  workers  overtime for all hours worked in
excess of forty per week.  The Complaint is styled as a Collective  Action under
the FLSA and seeks to certify state subclasses in California,  Maryland, and the
District of Columbia. Specifically, the plaintiffs contend that AIMCO Properties
L.P. failed to compensate  maintenance  workers for time that they were required
to be "on-call".  Additionally,  the Complaint  alleges  AIMCO  Properties  L.P.
failed to comply with the FLSA in compensating maintenance workers for time that
they worked in responding to a call while "on-call". The Complaint also attempts
to certify a subclass for salaried service  directors who are challenging  their
classification  as  exempt  from the  overtime  provisions  of the  FLSA.  AIMCO
Properties  L.P. has filed an answer to the  Complaint  denying the  substantive
allegations. Although the outcome of any litigation is uncertain, in the opinion
of NHP the claims will not result in any material liability to the Partnership.

ITEM 6.     EXHIBITS AND REPORTS ON FORM 8-K

            a) Exhibits:

               Exhibit 3.1 Riverside Park Associates Limited Partnership Amended
                    and Restated Limited Partnership  Agreement,  dated July 15,
                    1986;  incorporated  by  reference  to the  Exhibits  to the
                    Registrant's  Registration  Statement  on Form 10,  filed on
                    April  29,  1987.   (Commission   Partnership   file  number
                    0-15740).

               Exhibit 3.2 Certificate of Limited  Partnership of Riverside Park
                    Associates Limited Partnership,  filed with the Secretary of
                    State of Delaware May 14, 1986; incorporated by reference to
                    the exhibits to the Registrant's Annual Report filed on Form
                    10-K on March 30, 1988.

               Exhibit  3.3  Amendment  to  Amended  and  Restated   Partnership
                    Agreement of Riverside Park Associates  Limited  Partnership
                    dated  August 23,  1995;  incorporated  by  reference to the
                    Exhibits to the  Registrant's  Annual  Report  filed on Form
                    10-KSB, filed on March 31, 1998.

               Exhibit 31.1  Certification  of  equivalent  of  Chief  Executive
                    Officer   pursuant   to   Securities   Exchange   Act  Rules
                    13a-14(a)/15d-14(a),  as Adopted  Pursuant to Section 302 of
                    the Sarbanes-Oxley Act of 2002.

               Exhibit 31.2  Certification  of  equivalent  of  Chief  Financial
                    Officer   pursuant   to   Securities   Exchange   Act  Rules
                    13a-14(a)/15d-14(a),  as Adopted  Pursuant to Section 302 of
                    the Sarbanes-Oxley Act of 2002.

               Exhibit 32.1 Certification Pursuant to 18 U.S.C. Section 1350, as
                    Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of
                    2002.

            b) Reports on Form 8-K:

                  None filed during the quarter ended September 30, 2003.


<PAGE>


                                   SIGNATURES



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



                                   RIVERSIDE PARK ASSOCIATES LIMITED PARTNERSHIP


                                    By:   WINTHROP FINANCIAL ASSOCIATES,
                                          A LIMITED PARTNERSHIP,
                                          General Partner


                                    By:   NHP Management Company,
                                          Associate General Partner


                                    By:   /s/Patrick J. Foye
                                          Patrick J. Foye
                                          Executive Vice President

                                    By:   /s/Paul J. McAuliffe
                                          Paul J. McAuliffe
                                          Executive Vice President
                                          and Chief Financial Officer

                                    Date: November 12, 2003


<PAGE>


Exhibit 31.1


                                  CERTIFICATION


I, Patrick J. Foye, certify that:


1.    I have reviewed  this  quarterly  report on Form 10-QSB of Riverside  Park
      Associates Limited Partnership;

2.    Based on my knowledge,  this 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
      report;

3.    Based on my  knowledge,  the  financial  statements,  and other  financial
      information  included  in this  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 report;

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

      (a)   Designed such  disclosure  controls and  procedures,  or caused such
            disclosure   controls  and  procedures  to  be  designed  under  our
            supervision,  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 report is being prepared;

      (b)   Evaluated the effectiveness of the registrant's  disclosure controls
            and  procedures and presented in this report our  conclusions  about
            the effectiveness of the disclosure  controls and procedures,  as of
            the  end  of the  period  covered  by  this  report  based  on  such
            evaluation; and

      (c)   Disclosed  in this  report any change in the  registrant's  internal
            control  over   financial   reporting   that  occurred   during  the
            registrant's  most recent fiscal  quarter (the  registrant's  fourth
            fiscal  quarter in the case of an annual report) that has materially
            affected,   or  is  reasonably  likely  to  materially  affect,  the
            registrant's internal control over financial reporting; and

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

      (a)   All significant  deficiencies and material  weaknesses in the design
            or operation of internal control over financial  reporting which are
            reasonably  likely to adversely affect the  registrant's  ability to
            record, process, summarize and report financial information; and

      (b)   Any fraud,  whether or not  material,  that  involves  management or
            other  employees  who have a  significant  role in the  registrant's
            internal control over financial reporting.

Date:  November 12, 2003

                                /s/Patrick J. Foye
                                Patrick J. Foye
                                Executive   Vice  President  of  NHP  Management
                                Company,   equivalent  of  the  chief  executive
                                officer of the Partnership


<PAGE>


Exhibit 31.2


                                  CERTIFICATION


I, Paul J. McAuliffe, certify that:


1.    I have reviewed  this  quarterly  report on Form 10-QSB of Riverside  Park
      Associates Limited Partnership;

2.    Based on my knowledge,  this 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
      report;

3.    Based on my  knowledge,  the  financial  statements,  and other  financial
      information  included  in this  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 report;

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

      (a)   Designed such  disclosure  controls and  procedures,  or caused such
            disclosure   controls  and  procedures  to  be  designed  under  our
            supervision,  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 report is being prepared;

      (b)   Evaluated the effectiveness of the registrant's  disclosure controls
            and  procedures and presented in this report our  conclusions  about
            the effectiveness of the disclosure  controls and procedures,  as of
            the  end  of the  period  covered  by  this  report  based  on  such
            evaluation; and

      (c)   Disclosed  in this  report any change in the  registrant's  internal
            control  over   financial   reporting   that  occurred   during  the
            registrant's  most recent fiscal  quarter (the  registrant's  fourth
            fiscal  quarter in the case of an annual report) that has materially
            affected,   or  is  reasonably  likely  to  materially  affect,  the
            registrant's internal control over financial reporting; and

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

      (a)   All significant  deficiencies and material  weaknesses in the design
            or operation of internal control over financial  reporting which are
            reasonably  likely to adversely affect the  registrant's  ability to
            record, process, summarize and report financial information; and

      (b)   Any fraud,  whether or not  material,  that  involves  management or
            other  employees  who have a  significant  role in the  registrant's
            internal control over financial reporting.

Date:  November 12, 2003

                                    /s/Paul J. McAuliffe
                                    Paul J. McAuliffe
                                    Executive Vice President and Chief Financial
                                    Officer   of   NHP    Management    Company,
                                    equivalent of the chief financial officer of
                                    the Partnership

<PAGE>



Exhibit 32.1


                          Certification of CEO and CFO
                       Pursuant to 18 U.S.C. Section 1350,
                             As Adopted Pursuant to
                   Section 906 of the Sarbanes-Oxley Act of 2002



In  connection  with the  Quarterly  Report  on Form  10-QSB of  Riverside  Park
Associates  Limited  Partnership (the  "Partnership"),  for the quarterly period
ended September 30, 2003 as filed with the Securities and Exchange Commission on
the date hereof (the "Report"),  Patrick J. Foye, as the equivalent of the chief
executive officer of the Partnership,  and Paul J. McAuliffe,  as the equivalent
of the chief  financial  officer  of the  Partnership,  each  hereby  certifies,
pursuant to 18 U.S.C.  Section 1350,  as adopted  pursuant to Section 906 of the
Sarbanes-Oxley Act of 2002, that, to the best of his knowledge:

      (1)   The Report fully complies with the  requirements of Section 13(a) or
            15(d) of the Securities Exchange Act of 1934; and

      (2)   The  information  contained in the Report  fairly  presents,  in all
            material respects, the financial condition and results of operations
            of the Partnership.


                                           /s/Patrick J. Foye
                                    Name:  Patrick J. Foye
                                    Date:  November 12, 2003


                                           /s/Paul J. McAuliffe
                                    Name:  Paul J. McAuliffe
                                    Date:  November 12, 2003


This  certification is furnished with this Report pursuant to Section 906 of the
Sarbanes-Oxley  Act of 2002 and shall not be deemed filed by the Partnership for
purposes of Section 18 of the Securities Exchange Act of 1934, as amended.