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 September 30, 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)

                               September 30, 2000
<TABLE>
<CAPTION>

Assets

<S>                                                           <C>             <C>
   Cash and cash equivalents                                               $    928
   Receivables and deposits                                                   1,162
   Due from affiliates                                                          510
   Other assets                                                               1,377
   Investment property:
       Land                                                   $ 6,357
       Buildings and related personal property                 71,839
                                                               78,196
       Less accumulated depreciation                          (39,562)       38,634
                                                                           $ 42,611

Liabilities and Partners' Deficit
Liabilities

   Accounts payable                                                        $    269
   Tenant security deposit liabilities                                          223
   Accrued property taxes                                                       195
   Other liabilities                                                            491
   Mortgage note payable                                                     50,818

Partners' Deficit:
   General partner                                             $(1,265)
   Limited partners (566 units issued and outstanding)          (8,120)      (9,385)
                                                                           $ 42,611

                   See Accompanying Notes to Financial Statements
</TABLE>


b)

                   RIVERSIDE PARK ASSOCIATES LIMITED PARTNERSHIP

                            STATEMENTS OF OPERATIONS

                                   (Unaudited)

                          (in thousands, except unit data)

<TABLE>
<CAPTION>

                                             Three Months Ended       Nine Months Ended
                                                September 30,           September 30,
                                              2000        1999         2000           1999
Revenues:
<S>                                        <C>         <C>         <C>           <C>
  Rental income                            $    3,131  $   2,811   $    9,084    $    8,169
  Other income                                    702        253        1,610           728
      Total revenues                            3,833      3,064       10,694         8,897

Expenses:
  Operating                                     1,391      1,067        3,840         3,092
  General and administrative                      221         95          434           280
  Depreciation                                    833        754        2,423         2,128
  Interest expense                                981        987        3,224         2,961
  Property taxes                                  195        199          603           596
      Total expenses                            3,621      3,102       10,524         9,057

Income (loss) before extraordinary item           212        (38)         170          (160)
Extraordinary loss on early
  extinguishment of debt                           --         --         (313)           --

Net income (loss)                          $      212  $     (38)  $     (143)   $     (160)

Net income (loss) allocated to general
  partner (3%)                             $        6  $      (1)  $       (4)   $       (5)
Net income (loss) allocated to
  limited partners (97%)                          206        (37)        (139)         (155)

                                           $      212  $     (38)  $     (143)   $     (160)
Per limited partnership unit:
  Income (loss) before extraordinary
   item                                    $   363.96  $  (65.37)  $   291.52    $  (273.85)
  Extraordinary loss on early
   extinguishment of debt                          --         --      (537.10)           --

Net income (loss)                          $   363.96  $  (65.37)  $  (245.58)   $  (273.85)

Distribution per limited partnership
  unit                                     $10,256.18  $      --   $11,609.54    $       --

                   See Accompanying Notes to Financial Statements

</TABLE>

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                --           (50)      (6,571)      (6,621)

Net loss for the nine months
   ended September 30, 2000             --            (4)        (139)        (143)

Partners' deficit at

   September 30, 2000                  566       $(1,265)     $(8,120)     $(9,385)

                   See Accompanying Notes to Financial Statements

</TABLE>

d)
                   RIVERSIDE PARK ASSOCIATES LIMITED PARTNERSHIP

                            STATEMENTS OF CASH FLOWS

                                   (Unaudited)

                                   (in thousands)
<TABLE>
<CAPTION>

                                                                 Nine Months Ended
                                                                   September 30,

                                                                  2000        1999
Cash flows from operating activities:

<S>                                                              <C>         <C>
  Net loss                                                       $ (143)     $ (160)
  Adjustments to reconcile net loss to net cash provided
   by operating activities:
    Depreciation                                                   2,423       2,128
    Amortization of loan costs                                       181         258
    Extraordinary loss on early extinguishment of debt               313          --
    Change in accounts:
      Receivables and deposits                                      (802)       (188)
      Other assets                                                  (492)        (95)
      Accounts payable                                               131         (37)
      Tenant security deposit liabilities                             (8)         21
      Accrued property taxes                                         195         206
      Other liabilities                                               13        (202)
       Net cash provided by operating activities                   1,811       1,931

Cash flows from investing activities:

  Property improvements and replacements                          (1,544)     (1,122)
  Net withdrawals from restricted escrows                             92         641
       Net cash used in investing activities                      (1,452)       (481)

Cash flows from financing activities:

  Due from affiliate                                                (510)         --
  Payments on mortgage note payable                                 (563)       (496)
  Repayment of mortgage note payable                             (44,442)         --
  Proceeds from mortgage note payable                             51,000          --
  Loan costs paid                                                   (827)         --
  Prepayment penalties paid                                         (472)         --
  Distribution to partners                                        (6,621)         --
       Net cash used in financing activities                      (2,435)       (496)

Net (decrease) increase in cash and cash equivalents              (2,076)        954

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

Cash and cash equivalents at end of period                       $ 928       $ 3,032

Supplemental disclosure of cash flow information:

  Cash paid for interest                                        $ 2,998      $ 2,704


                   See Accompanying Notes to Financial Statements
</TABLE>

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 and nine
month periods ended  September  30, 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 has had
or 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 nine  months  ended
September 30, 2000 and 1999:

                                                                  2000      1999
                                                                  (in thousands)

 Property management fees (included in operating expenses)        $418      $354
 Reimbursement for services of affiliates and investor
   service fees (included in general and administrative
   expenses and investment properties)                             391       248
 Refinance fee (included in loan costs)                            510        --
 Due from affiliates                                               510        --
 Loan costs                                                         45        --

During the nine months ended September 30, 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  $418,000 and $354,000 for the nine months ended
September 30, 2000 and 1999, respectively.

An  affiliate  of NHP  received  reimbursements  of  accountable  administrative
expenses  amounting to  approximately  $391,000 and $248,000 for the nine months
ended September 30, 2000 and 1999, respectively.

For acting as agent in connection  with the  refinancing  of the  property,  the
General Partner was paid a commission of approximately  $510,000 during the nine
months ended  September 30, 2000.  This amount is included in  capitalized  loan
costs which are included in "Other Assets" on the balance sheet at September 30,
2000.

At September 30, 2000, the  Partnership was owed $510,000 from affiliates of the
General  Partner.  This amount was received  from the  affiliates of the General
Partner subsequent to September 30, 2000.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates  currently own 342.98 limited partnership
units in the Partnership  representing  approximately  60.60% of the outstanding
units.  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 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, which would include without limitation, voting on certain amendments to
the Partnership  Agreement and voting to remove the General Partner. As a result
of its ownership of approximately 60.60% 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 - Extraordinary Loss on Early Extinguishment of Debt

On June 29, 2000,  the  Partnership  refinanced  its mortgage  note payable with
Reilly Mortgage Group, Inc. The refinancing  replaced  mortgage  indebtedness of
approximately  $44,442,000 with a new mortgage of $51,000,000.  The mortgage was
refinanced  at a rate of 7.64%  compared  to the prior rate of 30 day LIBOR plus
2.75% (9.44% at June 30, 2000).  Payments of  approximately  $415,000 are due on
the first day of each month until the loan matures on July 1, 2020 at which time
the loan  will be fully  amortized.  Capitalized  loan  costs  incurred  for the
refinancing were  approximately  $827,000.  Under the terms of the previous loan
agreement,  the  Partnership  was going to be required to pay a repayment fee to
the lender of $470,000 upon maturity,  prepayment or after acceleration,  and as
such, the Partnership was accruing this amount over the life of the loan. At the
time the loan was repaid the Partnership had accrued approximately $345,000. The
difference  between the  accrual  and the fee paid of $470,000 or  approximately
$125,000,  additional  prepayment  penalties  of  approximately  $2,000  and the
write-off of unamortized  loan costs of  approximately  $186,000  resulted in an
extraordinary loss on early extinguishment of debt of approximately $313,000.

Note E - Distributions

During  the  nine  months  ended  September  30,  2000  the   Partnership   paid
distributions  of  approximately  $6,621,000  (approximately  $6,571,000  to the
limited partners or $11,609.54 per limited  partnership unit) consisting of cash
from operations of  approximately  $1,654,000  (approximately  $1,604,000 to the
limited  partners  or  $2,833.92  per  limited  partnership  unit) and cash from
refinance proceeds all paid to the limited partners of approximately  $4,967,000
(approximately  $8,775.62 per limited  partnership  unit). No distributions were
declared or paid during the nine months ended September 30, 1999.

Note F - 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 and nine months ended September 30, 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>

    Three Months ended September 30, 2000      Residential     Other      Totals
                                                         (in thousands)

<S>                                              <C>           <C>        <C>
Rental income                                    $ 3,131       $   --     $ 3,131
Other income                                         702           --         702
Interest expense                                     981           --         981
Depreciation                                         833           --         833
General and administrative expense                    --          221         221
Segment profit (loss)                                433         (221)        212
</TABLE>

<TABLE>
<CAPTION>

    Nine Months ended September 30, 2000       Residential     Other      Totals
                                                         (in thousands)

<S>                                              <C>           <C>        <C>
Rental income                                    $ 9,084       $ --       $ 9,084
Other income                                       1,610           --       1,610
Interest expense                                   3,224           --       3,224
Depreciation                                       2,423           --       2,423
General and administrative expense                    --          434         434
Extraordinary loss on early extinguishment
  of debt                                           (313)          --        (313)
Segment profit (loss)                                291         (434)       (143)
Total assets                                      42,611           --      42,611
Capital expenditures for investment
  property                                         1,544           --       1,544
</TABLE>

<TABLE>
<CAPTION>

    Three Months ended September 30, 1999      Residential     Other      Totals
                                                         (in thousands)

<S>                                             <C>           <C>        <C>
Rental income                                   $ 2,811       $ --       $ 2,811
Other income                                        253           --         253
Interest expense                                    987           --         987
Depreciation                                        754           --         754
General and administrative expense                   --           95          95
Segment profit (loss)                                44          (82)        (38)
</TABLE>

<TABLE>
<CAPTION>

    Nine Months ended September 30, 1999      Residential     Other      Totals
                                                         (in thousands)

<S>                                             <C>           <C>        <C>
Rental income                                   $ 8,169       $ --       $ 8,169
Other income                                        703           25         728
Interest expense                                  2,961           --       2,961
Depreciation                                      2,128           --       2,128
General and administrative expense                   --          280         280
Segment profit (loss)                                95         (255)       (160)
Total assets                                     43,625           --      43,625
Capital expenditures for investment
  property                                         1,122          --       1,122
</TABLE>

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 1,229  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 nine
months  ended  September  30,  2000 was 99%  compared to 97% for the nine months
ended September 30, 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 nine months ended September 30, 2000, totaled
approximately  $143,000 as compared to a net loss of approximately  $160,000 for
the nine months ended  September 30, 1999. The  Partnership  realized net income
for the three  months  ended  September  30,  2000,  of  approximately  $212,000
compared  to a net loss of  approximately  $38,000  for the three  months  ended
September 30, 1999.  The increase in net income and the decrease in net loss for
the three and nine months ended September 30, 2000 is primarily  attributable to
an  increase  in total  revenue  which  more than  offset an  increase  in total
expenses and an extraordinary loss on early  extinguishment of debt as discussed
below during the nine month period ended  September 30, 2000.  Income before the
extraordinary loss on early extinguishment of debt for the three and nine months
ended September 30, 2000 was approximately $212,000 and $170,000,  respectively,
as compared to a net loss of  approximately  $38,000 and  $160,000 for the three
and nine months ended September 30, 1999.

The increase in net income before the extraordinary  loss for the three and nine
months  ended  September  30,  2000 is  attributable  to an  increase  in  total
revenues,  partially  offset by an increase in total  expenses.  Total  revenues
increased due to 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,  which is a new program at the property,
utility  income and  reimbursements,  and  interest  income  due to higher  cash
balances in interest bearing accounts, partially offset by a decrease in laundry
income.

The  increase in total  expenses is primarily  due to an increase in  operating,
depreciation,  interest and general and administrative expenses. The increase in
operating expense is due to an increase in corporate housing expenses,  employee
bonuses,  utility expenses,  and property management fees due to the increase in
rental revenue. The increase in depreciation  expense is primarily  attributable
to fixed assets placed in service during the last twelve months. The increase in
interest  expense  for the nine  months  ended  September  30, 2000 is due to an
increase in the variable  interest  rate charged on the  Partnership's  variable
rate mortgage  loan prior to the refinance on June 29, 2000 as discussed  below.
The increase in general and administrative expenses is due to an increase in the
cost of  services  included  in the  management  reimbursements  to the  General
Partner  as  allowed  under  the  Partnership   Agreement  and  an  increase  in
professional services necessary to operate the Partnership.  Included in general
and administrative expense for the nine months ended September 30, 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  September  30,  2000,  the  Partnership  held cash and cash  equivalents  of
approximately  $928,000,  compared to approximately  $3,032,000 at September 30,
1999. Cash and cash equivalents decreased approximately  $2,076,000 for the nine
months ended September 30, 2000 from the  Partnership's  year ended December 31,
1999.  This net decrease was comprised of  approximately  $2,435,000 of net cash
used in  financing  activities,  and  approximately  $1,452,000  of cash used in
investing  activities,  partially  offset by  approximately  $1,811,000  of cash
provided by operating  activities.  Cash used in financing  activities consisted
primarily  of  the  repayment  of the  mortgage  encumbering  the  Partnership's
investment  property,  distributions to the partners,  loan costs and prepayment
penalties  paid and payments of principle made on the mortgage  encumbering  the
Partnership's investment property, partially offset by the proceeds from the new
loan on the Partnership's investment property. Cash used in investing activities
consisted  primarily  of  property  improvements  and  replacements,  which  was
partially  offset by net withdrawals  from restricted  escrows.  The partnership
invests its working capital reserves in money market accounts.

On June 29, 2000,  the  Partnership  refinanced  its mortgage  note payable with
Reilly Mortgage Group, Inc. The refinancing  replaced  mortgage  indebtedness of
approximately  $44,442,000 with a new mortgage of $51,000,000.  The mortgage was
refinanced  at a rate of 7.64%  compared  to the prior rate of 30 day LIBOR plus
2.75% (9.44% at June 30, 2000).  Payments of  approximately  $415,000 are due on
the first day of each month until the loan matures on July 1, 2020 at which time
the loan  will be fully  amortized.  Capitalized  loan  costs  incurred  for the
refinancing were  approximately  $827,000.  Under the terms of the previous loan
agreement,  the  Partnership  was going to be required to pay a repayment fee to
the lender of $470,000 upon maturity,  prepayment or after acceleration,  and as
such, the Partnership was accruing this amount over the life of the loan. At the
time the loan was repaid the Partnership had accrued approximately $345,000. The
difference  between the  accrual  and the fee paid of $470,000 or  approximately
$125,000,  additional  prepayment  penalties  of  approximately  $2,000  and the
write-off of unamortized  loan costs of  approximately  $186,000  resulted in an
extraordinary loss on early extinguishment of debt of approximately $313,000.

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 nine months  ended  September  30,  2000,  the  Partnership  expended
approximately  $1,544,000  for  capital  improvements  and  replacements  at its
investment property, consisting primarily of structural improvements,  appliance
replacements,  floor covering replacements,  air conditioning upgrades, interior
decoration improvements, and parking area improvements.  These improvements were
funded from  Partnership  reserves and 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  $50,818,000 bears interest at a rate of
7.64% and is due to mature on July 1, 2020 at which time it is  scheduled  to be
fully amortized.

During  the  nine  months  ended  September  30,  2000  the   Partnership   paid
distributions  of  approximately  $6,621,000  (approximately  $6,571,000  to the
limited partners or $11,609.54 per limited  partnership unit) consisting of cash
from operations of  approximately  $1,654,000  (approximately  $1,604,000 to the
limited  partners  or  $2,833.92  per  limited  partnership  unit) and cash from
refinance proceeds all paid to the limited partners of approximately  $4,967,000
(approximately  $8,775.62 per limited  partnership  unit). No distributions were
declared  or  paid  during  the  nine  months  ended  September  30,  1999.  The
Partnership's  distribution policy is reviewed on a quarterly 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 further  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 September 30, 2000.

                                   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: November 13, 2000