FORM 10-QSB---QUARTERLY OR TRANSITIONAL REPORT UNDER SECTION 13 OR 15(d) OF
                       THE SECURITIES EXCHANGE ACT OF 1934

                        Quarterly or Transitional Report

                      U.S. 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 March 31, 2000


[ ] 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 small business issuer 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)

Check  whether the issuer (1) filed all reports  required to be filed by Section
13 or 15(d) of the  Exchange  Act  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___

                         PART I - FINANCIAL INFORMATION

ITEM 1.     FINANCIAL STATEMENTS

a)

                   RIVERSIDE PARK ASSOCIATES LIMITED PARTNERSHIP

                                  BALANCE SHEET

                                   (Unaudited)

                          (in thousands, except unit data)

                                 March 31, 2000

Assets

   Cash and cash equivalents                                            $ 3,154
   Receivables and deposits                                                 592
   Restricted escrows                                                       183
   Other assets                                                             376
   Investment property:
       Land                                                 $ 6,357
       Buildings and related personal property               70,528
                                                             76,885

       Less accumulated depreciation                        (37,925)     38,960
                                                                       $ 43,265

Liabilities and Partners' Deficit
Liabilities

   Accounts payable                                                      $   17
   Tenant security deposit liabilities                                      233
   Accrued property taxes                                                   202
   Distribution payable                                                     790
   Other liabilities                                                        839
   Mortgage note payable                                                 44,632

Partners' Deficit:
   General partner                                           $(1,236)
   Limited partners (566 units issued and outstanding)       (2,212)     (3,448)
                                                                        $ 43,265

                   See Accompanying Notes to Financial Statements


<PAGE>




b)

                   RIVERSIDE PARK ASSOCIATES LIMITED PARTNERSHIP

                            STATEMENTS OF OPERATIONS

                                   (Unaudited)

                          (in thousands, except unit data)

                                                 Three Months Ended
                                                      March 31,
                                                   2000        1999
Revenues:
   Rental income                               $   2,952    $  2,654
   Other income                                      379         226
       Total revenues                              3,331       2,880

Expenses:
   Operating                                       1,192       1,042
   General and administrative                         83          79
   Depreciation                                      786         687
   Interest expense                                1,099       1,017
   Property taxes                                    208         199
       Total expenses                              3,368       3,024

Net loss                                       $     (37)   $   (144)

Net loss allocated to general partner (3%)     $      (1)   $     (4)

Net loss allocated to limited partners (97%)         (36)       (140)
                                               $     (37)   $   (144)
Net loss per limited partnership unit          $  (63.60)   $(247.35)
Distributions per limited partnership unit     $1,353.36    $     --

                   See Accompanying Notes to Financial Statements


<PAGE>


c)

                   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, 1999                   566       $(1,211)    $ (1,410)    $ (2,621)

Distribution to partners                --           (24)        (766)        (790)

Net loss for the three months
   ended March 31, 2000                 --            (1)         (36)         (37)

Partners' deficit
   at March 31, 2000                   566      $ (1,236)    $ (2,212)    $ (3,448)


                   See Accompanying Notes to Financial Statements
</TABLE>

d)
                   RIVERSIDE PARK ASSOCIATES LIMITED PARTNERSHIP

                            STATEMENTS OF CASH FLOWS

                                   (Unaudited)

                                   (in thousands)

                                                          Three Months Ended
                                                               March 31,
                                                           2000         1999
Cash flows from operating activities:

  Net loss                                               $    (37)     $  (144)
  Adjustments to reconcile net loss to net cash
  provided by operating activities:
    Depreciation                                              786          687
    Amortization of loan costs                                 86           86
    Change in accounts:
        Receivables and deposits                             (232)        (179)
        Other assets                                          (37)         (72)
        Accounts payable                                     (121)        (198)
        Tenant security deposit liabilities                     2            2
        Accrued property taxes                                202          199
        Other liabilities                                      16         (150)
           Net cash provided by operating activities          665          231

Cash flows used in investing activities:

    Property improvements and replacements                   (233)        (200)
    Net (deposits to) withdrawals from restricted             (91)         671
      escrows

           Net cash (used in) provided by investing
            activities                                       (324)         471

Cash flows used in financing activities:

    Payments on mortgage note payable                        (191)        (168)

Net increase in cash and cash equivalents                     150          534

Cash and cash equivalents at beginning of period            3,004        2,078

Cash and cash equivalents at end of period               $  3,154     $  2,612

Supplemental disclosure of cash flow information:

  Cash paid for interest                                 $    990     $    908
Supplemental disclosure of non-cash activity:
  Distribution payable                                   $    790     $     --

                   See Accompanying Notes to Financial Statements


<PAGE>



e)
                   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. In the opinion of Winthrop Financial Associates, A Limited
Partnership (the "General Partner") the general partner of the Partnership,  all
adjustments (consisting of normal recurring accruals) considered necessary for a
fair  presentation  have been  included.  Operating  results for the three month
period ended March 31, 2000, are not necessarily  indicative of the results that
may be expected  for the fiscal  year  ending  December  31,  2000.  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,
1999.

Certain  reclassifications  have been made to the 1999 information to conform to
the 2000 presentation.

Note B - Transfer of Control

Pursuant  to a series  of  transactions  which  closed  on  October  1, 1998 and
February 26, 1999,  Insignia Financial Group, Inc. and Insignia Properties Trust
merged into Apartment  Investment and Management Company  ("AIMCO"),  a publicly
traded real estate investment trust, with AIMCO being the surviving  corporation
(the "Insignia  Merger").  As a result,  AIMCO acquired control of the associate
general  partner of the  General  Partner.  Pursuant  to the terms of the Second
Amended and Restated  Agreement of Limited  Partnership of the General  Partner,
the associate general partner has the right to cause the General Partner to take
such  action as it deems  necessary  in  connection  with the  operation  of the
Partnership.  The General  Partner does not believe that this  transaction  will
have a material effect on the affairs and operations of the Partnership.

On  February  26,  1999,  the  interest  of the  associate  general  partner was
transferred to NHP Management Company ("NHP"), an affiliate of AIMCO.

Note C - 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 of
$110,000 subject to a 6% annual increase.  The following  transactions  with NHP
and/or its affiliates  were incurred during each of the three months ended March
31, 2000 and 1999:

                                                                  1999      1998
                                                                  (in thousands)
 Property management fees (included in operating expenses)        $133      $115

 Reimbursement for services of affiliates and investor
  service fees (included in general and administrative
  expenses and investment properties)                               95        68

During the three  months ended March 31, 2000 and 1999,  affiliates  of NHP were
entitled  to  receive 4% of gross  receipts  from the  Partnership's  investment
property for providing  property  management  services.  The Partnership paid to
such affiliates  approximately  $133,000 and $115,000 for the three months ended
March 31, 2000 and 1999, respectively.

An  affiliate  of NHP  received  reimbursements  of  accountable  administrative
expenses  amounting  to  approximately  $95,000 and $68,000 for the three months
ended March 31, 2000 and 1999, respectively.

AIMCO and its affiliates  currently own 288.237 limited partnership units in the
Partnership representing approximately 50.92% of the outstanding units. A number
of these units were  acquired  pursuant to tender offers made by AIMCO or its or
the General  Partner's  affiliates.  It is possible that AIMCO or its affiliates
will  make  one  or  more  additional  offers  to  acquire   additional  limited
partnership  interests in the  Partnership  for cash or in exchange for units in
the operating partnership of AIMCO. Under the Partnership Agreement, unitholders
holding a majority of the Units are  entitled  to take action with  respect to a
variety of matters. As a result of its ownership of approximately  50.92% of the
outstanding units, AIMCO is in a position to influence all voting decisions with
respect to the Registrant. When voting on matters, AIMCO would in all likelihood
vote the Units it acquired in a manner  favorable to the interest of the General
Partner because of their affiliation with the General Partner.

Note D - Distributions

During  the  three  months  ended  March 31,  2000 the  Partnership  declared  a
distribution from operations of approximately $790,000  (approximately  $766,000
to the  limited  partners  or  $1,353.36  per  limited  partnership  unit).  The
distribution  was  accrued at March 31,  2000 and paid  subsequent  to March 31,
2000. No distributions were declared or paid during the three months ended March
31, 1999.

Note E - Segment Reporting

Description  of the types of products  and  services  from which the  reportable
segment  derives its  revenues:  The  Partnership  has one  reportable  segment:
residential properties.  The Partnership's residential property segment consists
of one apartment  complex located in Fairfax County,  Virginia.  The Partnership
rents apartment  units to tenants for terms that are typically  twelve months or
less.

Measurement  of segment profit or loss: The  Partnership  evaluates  performance
based on segment profit (loss) before  depreciation.  The accounting policies of
the reportable  segment are the same as those of the Partnership as described in
the  Partnership's  Annual  Report on Form  10-KSB  for the  fiscal  year  ended
December 31, 1999.

Segment information for the three months ended March 31, 2000 and 1999, is shown
in the following tables. The "Other" column includes partnership  administration
related items and income and expense not allocated to the reportable segment.

<TABLE>
<CAPTION>

                    2000                       Residential     Other      Totals
                                                         (in thousands)
<S>                                              <C>           <C>        <C>
Rental income                                    $ 2,952       $ --       $ 2,952
Other income                                         379          --          379
Interest expense                                   1,099          --        1,099
Depreciation                                         786          --          786
General and administrative expense                    --          83           83
Segment profit (loss)                                 46         (83)         (37)
Total assets                                      41,195       2,070       43,265
Capital expenditures for investment
  property                                           233          --          233
</TABLE>

<TABLE>
<CAPTION>

                    1999                       Residential     Other      Totals
                                                         (in thousands)

<S>                                              <C>           <C>       <C>
Rental income                                    $ 2,654       $ --      $ 2,654
Other income                                         226           --        226
Interest expense                                   1,017           --      1,017
Depreciation                                         687           --        687
General and administrative expense                    --           79         79
Segment loss                                         (65)         (79)      (144)
Total assets                                      41,813        2,021     43,834
Capital expenditures for investment
  property                                           200          --         200
</TABLE>



<PAGE>



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

The  matters  discussed  in this Form  10-QSB  contain  certain  forward-looking
statements  and  involve  risks and  uncertainties  (including  changing  market
conditions,   competitive  and  regulatory   matters,   etc.)  detailed  in  the
disclosures  contained  in this  Form  10-QSB  and the  other  filings  with the
Securities and Exchange  Commission made by the  Partnership  from time to time.
The  discussion  of  the  Partnership's  business  and  results  of  operations,
including  forward-looking  statements pertaining to such matters, does not take
into  account  the  effects of any  changes to the  Partnership's  business  and
results of operations.  Accordingly, actual results could differ materially from
those  projected in the  forward-looking  statements  as a result of a number of
factors, including those identified herein.

The  Partnership's  sole  asset  is a 1,222  unit  apartment  complex  known  as
Riverside Park located in Fairfax  County,  Virginia.  The property is leased to
tenants  subject to leases of up to one year.  Average  occupancy  for the first
three  months of 2000 was 99%  compared to 96% for the  corresponding  period in
1999.  Occupancy increased primarily due to a more aggressive  marketing program
and a stronger local economy.

Results of Operations

The  Partnership's  net loss for the three  months  ended March 31, 2000 totaled
approximately  $37,000 as compared to a net loss of  approximately  $144,000 for
the corresponding  period of 1999. The decrease in net loss for the three months
ended March 31, 2000 is primarily attributable to an increase in total revenues,
partially  offset by an increase in total  expenses.  Total  revenues  increased
primarily due to an increases in rental income and other income. The increase in
rental  income is primarily  the result of an increase in occupancy  and average
rental  rates  at the  property.  Other  income  increased  primarily  due to an
increase in  corporate  housing  income,  utility  income and  interest  income,
partially offset by a decrease in laundry income.

The  increase in total  expenses is primarily  due to an increase in  operating,
depreciation, and interest expenses. The increase in operating expense is due to
an increase in employee  bonuses,  increased  advertising  expense and increased
insurance  expense,  partially offset by reduced business license expense due to
the timing of the receipt of the bill. The increase in  depreciation  expense is
primarily  attributable to fixed assets placed in service during the last twelve
months.  The increase in interest  expense is due to an increase in the variable
interest rate charged during the three months ended March 31, 2000.

Included in general and administrative  expense for the three months ended March
31, 2000 and 1999 are  reimbursements  to the associate  general partner allowed
under  the  Partnership   Agreement   associated  with  its  management  of  the
Partnership.  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.

As part of the ongoing  business plan of the  Partnership,  the General  Partner
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, the
General  Partner  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, due to changing market conditions,  which
can  result in the use of rental  concessions  and rental  reductions  to offset
softening market conditions, there is no guarantee that the General Partner will
be able to sustain such a plan.

Liquidity and Capital Resources

At  March  31,  2000,  the  Partnership   held  cash  and  cash  equivalents  of
approximately $3,154,000 compared to approximately $2,612,000 at March 31, 1999.
The net increase in cash and cash equivalents of approximately $150,000 from the
Partnership's year ended December 31, 1999, is due to approximately  $665,000 of
net cash provided by operating  activities,  partially  offset by  approximately
$324,000 of net cash used in investing activities and approximately  $191,000 of
net  cash  used in  financing  activities.  Cash  used in  investing  activities
consisted  of property  improvements  and  replacements  and net deposits to the
escrow accounts maintained by mortgage lender. Cash used in financing activities
consisted  of  payments  made  on the  mortgage  encumbering  the  Partnership's
investment  property.  The Partnership invests its working capital reserves in a
money market account.

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.  Capital  improvements planned for
the Partnership's investment property are as follows.

During  the  three  months  ended  March  31,  2000,  the  Partnership  expended
approximately   $233,000  for  capital  improvements  and  replacements  at  its
investment property, consisting primarily of structural improvements,  appliance
replacements,  carpet and vinyl  replacements,  air conditioning  upgrades,  and
major landscaping.  These improvements were funded from operating cash flow. The
Partnership  has  budgeted,  but is not  limited  to,  capital  improvements  of
approximately  $3,587,000  for 2000 at the property  which consist of structural
improvements,  interior  decoration  improvements,  exterior building  painting,
parking  lot  improvements,  carpet  and vinyl  replacements,  air  conditioning
upgrades, and ground lighting improvements.

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  currently  thought  to be  sufficient  for  any
near-term needs  (exclusive of capital  improvements)  of the  Partnership.  The
mortgage  indebtedness of  approximately  $44,632,000 is being amortized over 25
years with a balloon  payment of  approximately  $43,664,000  due at maturity in
September  2001. The General  Partner will attempt to refinance  and/or sell the
property  prior to such maturity  date. If the property  cannot be refinanced or
sold for a sufficient  amount,  the  Partnership  will risk losing such property
through foreclosure.

During  the  three  months  ended  March 31,  2000 the  Partnership  declared  a
distribution from operations of approximately $790,000  (approximately  $766,000
to  the  limited  partners  or  $1,353.36  per  limited  partnership  unit.  The
distribution  was  accrued at March 31,  2000 and paid  subsequent  to March 31,
2000. No distributions were declared or paid during the three months ended March
31, 1999. The Partnership's  distribution policy is reviewed on an annual basis.
Future cash  distributions  will depend on the levels of net cash generated from
operations,  the availability of cash reserves, and timing of the debt maturity,
refinancing  and/or sale of the property.  There can be no  assurance,  however,
that the  Partnership  will  generate  sufficient  funds from  operations  after
required capital expenditures to permit distributions to its partners during the
remainder of 2000 or subsequent periods.


<PAGE>



                           PART II - OTHER INFORMATION

ITEM 6.     EXHIBITS AND REPORTS ON FORM 8-K

            a)    Exhibits:

                  Exhibit 27, Financial Data Schedule, is filed as an exhibit to
                  this report.

            b)    Reports on Form 8-K:

                  None filed during the quarter ended March 31, 2000.


<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/Martha L. Long
                                         Martha L. Long
                                         Senior Vice President and
                                         Controller

                               Date:     May 15, 2000