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

                                    FORM 10-Q

[ X ]          QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF
                       THE SECURITIES EXCHANGE ACT OF 1934
                       For the period ended April 30, 2002

                                       OR

[   ]         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: 0-13260


                  DEAN WITTER REALTY INCOME PARTNERSHIP I, L.P.
                  ---------------------------------------------
         (Exact name of registrant as specified in governing instrument)


       Delaware                                      13-3174553
----------------------                    --------------------------------
(State of organization)                   (IRS Employer Identification No.)


      195 Broadway, New York, NY                       10007
---------------------------------------              ---------
(Address of principal executive offices)             (Zip Code)


Registrant's telephone number, including area code: (800) 829-8585
                                                    --------------


                1221 Avenue of the Americas, New York, NY 10020
--------------------------------------------------------------------------------
              Former name, former address and former fiscal year,
                         if changed since last report.


Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during
the preceding 12 months (or for such shorter period that the registrant was
required to file such reports), and (2) has been subject to such filing
requirements for the past 90 days.

Yes   X     No _____
    -----
<PAGE>


                         PART I - FINANCIAL INFORMATION
                         ------------------------------



Item 1.  Financial Statements

                  DEAN WITTER REALTY INCOME PARTNERSHIP I, L.P.

                                 BALANCE SHEETS



                                                      April 30,      October 31,
                                                        2002            2001
--------------------------------------------------------------------------------

                                     ASSETS

Cash and cash equivalents                            $  980,864     $1,668,178

Real estate held for sale                                     -      4,600,000

Other assets                                             84,426         41,045
-------------------------------------------------------------------------------

                                                     $1,065,290     $6,309,223
===============================================================================



                        LIABILITIES AND PARTNERS' CAPITAL


Accounts payable and other liabilities               $  212,822     $  245,839

Distribution payable to General Partners                114,295              -
-------------------------------------------------------------------------------

                                                        327,117        245,839
-------------------------------------------------------------------------------

Partners' capital (deficiency):
  General Partners                                   (4,377,985)    (4,280,486)
  Limited Partners ($1,000 per Unit,
    92,780 Units issued)                              5,116,158     10,343,870
-------------------------------------------------------------------------------

    Total partners' capital                             738,173      6,063,384
-------------------------------------------------------------------------------

                                                     $1,065,290     $6,309,223
===============================================================================



                 See accompanying notes to financial statements.
<PAGE>

                  DEAN WITTER REALTY INCOME PARTNERSHIP I, L.P.

                                INCOME STATEMENTS

               Three and six months ended April 30, 2002 and 2001



                                    Three months ended        Six months ended
                                         April 30                 April 30
                                    2002          2001        2002        2001
--------------------------------------------------------------------------------

Revenues:                        $145,666      $279,065    $378,207    $545,876
 Rental                            48,753             -      48,753           -
 Gain on sale of real estate       10,559        12,274      15,928      30,012
 Interest and other

--------------------------------------------------------------------------------

                                  204,978       291,339     442,888     575,888
--------------------------------------------------------------------------------

Expenses:
 Property operating               106,266        36,794     194,579      85,716
 Depreciation and amortization          -         2,753           -      60,951
General and administrative         15,676        35,602      31,595      66,451
--------------------------------------------------------------------------------

                                  121,942        75,149     226,174     213,118
--------------------------------------------------------------------------------

Net income                       $ 83,036      $216,190    $216,714    $362,770
================================================================================

Net income allocated to:
  Limited Partners               $ 79,608      $194,571    $199,918    $326,493
  General Partners                  3,428        21,619      16,796      36,277
--------------------------------------------------------------------------------

                                 $ 83,036      $216,190    $216,714    $362,770
================================================================================

Net income per Unit of

limited partnership interest     $   0.86      $   2.10    $   2.15   $   3.52
================================================================================




               See accompanying notes to financial statements.
<PAGE>

                  DEAN WITTER REALTY INCOME PARTNERSHIP I, L.P.

                         STATEMENT OF PARTNERS' CAPITAL

                         Six months ended April 30, 2002



                                          Limited        General
                                         Partners       Partners        Total
--------------------------------------------------------------------------------
Partners' capital (deficiency)
  at November 1, 2001                  $10,343,870    $(4,280,486)   $6,063,384

Net income                                 199,918         16,796       216,714
--------------------------------------------------------------------------------

Distribution                            (5,427,630)      (114,295)   (5,541,925)

Partners' capital (deficiency)
  at April 30, 2002                    $ 5,116,158    $(4,377,985)   $  738,173
================================================================================





                 See accompanying notes to financial statements.


<PAGE>

                  DEAN WITTER REALTY INCOME PARTNERSHIP I, L.P.

                            STATEMENTS OF CASH FLOWS

                    Six months ended April 30, 2002 and 2001


<TABLE>
<CAPTION>
                                                                                    2002                2001
--------------------------------------------------------------------------------------------------------------------
<S>                                                                             <C>                  <C>


Cash flows from operating activities:

  Net income                                                                   $   216,714           $   362,770
  Adjustments to reconcile net income to net cash
    provided by operating activities:
      Gain on sale of real estate                                                  (48,753)                    -
      Depreciation and amortization                                                      -                60,951
      Increase in other assets                                                     (43,381)              (38,993)
      Decrease in accounts payable and other liabilities                           (33,017)              (42,288)
--------------------------------------------------------------------------------------------------------------------

          Net cash provided by operating activities                                 91,563               342,440
--------------------------------------------------------------------------------------------------------------------

Cash flows from investing activities:
  Proceeds from sale of real estate                                              4,648,753                     -
--------------------------------------------------------------------------------------------------------------------

Cash flows from financing activities:
  Distributions                                                                 (5,541,925)             (997,385)
  Increase in distribution payable to General Partners                             114,295                     -
--------------------------------------------------------------------------------------------------------------------

         Net cash used in financing activities                                  (5,427,630)             (997,385)
--------------------------------------------------------------------------------------------------------------------

Decrease in cash and cash equivalents                                             (687,314)             (654,945)

Cash and cash equivalents at beginning of period                                 1,668,178             2,118,062
--------------------------------------------------------------------------------------------------------------------

Cash and cash equivalents at end of period                                     $   980,864           $ 1,463,117



Supplemental disclosure of non-cash investing activities:
  Reclassification of real estate to real estate held for sale:
      Land
      Building and improvements                                                $         -           $ 2,312,300
      Accumulated depreciation                                                           -             7,489,594
                                                                                         -            (3,350,890)
--------------------------------------------------------------------------------------------------------------------

 Real estate held for sale                                                     $         -           $ 6,451,004
====================================================================================================================
</TABLE>



                 See accompanying notes to financial statements.


<PAGE>

                  DEAN WITTER REALTY INCOME PARTNERSHIP I, L.P.

                          Notes to Financial Statements


1.   The Partnership
     ---------------

Dean Witter Realty Income Partnership I, L.P. (the "Partnership") is a limited
partnership organized under the laws of the State of Delaware in 1983. The
Partnership's fiscal year ends on October 31.

As discussed in Note 2, the Partnership sold the North Lake Plaza Shopping
Center, its only remaining real estate investment, in March 2002. Pursuant to
the Partnership Agreement, the sale of the Partnership's last such investment
has effectuated the dissolution of the Partnership. Accordingly, the Partnership
plans to wind up its affairs, distribute the balance of the Partnership's cash
holdings and terminate before December 31, 2002.

The Partnership's records are maintained on the accrual basis of accounting for
financial reporting and tax purposes.

Net income per Unit of limited partnership interest amounts are calculated by
dividing net income allocated to the Limited Partners by the weighted average
number of Units outstanding.

In the opinion of management, the accompanying financial statements, which have
not been audited, include all adjustments necessary to present fairly the
results for the interim periods. Except for the gain from the sale of the North
Lake Plaza property in March 2002 and the reclassification of such property as
real estate held for sale in January 2001, such adjustments consist only of
normal recurring accruals.

These financial statements should be read in conjunction with the annual
financial statements and notes thereto included in the Partnership's annual
report on Form 10-K filed with the Securities and Exchange Commission for the
year ended October 31, 2001. Operating results of interim periods may not be
indicative of the operating results for the entire year.


<PAGE>
                  DEAN WITTER REALTY INCOME PARTNERSHIP I, L.P.

                          Notes to Financial Statements


2.  Sale of Real Estate
    -------------------

Pursuant to a Purchase and Sale Agreement dated as of January 18, 2002, the
Partnership entered into an agreement, as amended, to sell the land and building
which comprise the North Lake Plaza property, for a negotiated sale price of
$5.0 million, to Vlass Group LLC, an unaffiliated party.

The closing of the sale took place on March 27, 2002. At closing, the
Partnership received sale proceeds of approximately $4.65 million, net of
closing costs and other deductions. In April 2002, the Partnership distributed,
to Limited Partners only, a portion of the sale proceeds (see Note 4).

The net book value of the property at October 31, 2001 was $4.6 million. During
the second fiscal quarter of 2002, the Partnership recognized a gain on this
sale of approximately $49,000 which was allocated 100% to the Limited Partners.

3.   Related Party Transactions
     --------------------------

An affiliate of the Managing General Partner performs administrative functions,
processes certain investor transactions and prepares tax information for the
Partnership. For the six months ended April 30, 2002 and 2001, the Partnership
incurred approximately $10,000 and $16,000, respectively, for these services.
These amounts are included in general and administrative expenses.

At April 30, 2002, the Partnership's accounts payable and other liabilities
included approximately $10,000 due to the affiliate for the 2002 services it
performed for the Partnership and $14,000 of expenses the affiliate paid on
behalf of the Partnership.

4.    Distribution
      ------------

On April 26, 2002, the Partnership distributed, 100% to the Limited Partners,
approximately $5.4 million ($58.50 per Unit). This

<PAGE>

distribution consisted of $4.4 million ($47.41 per Unit) from a portion of the
proceeds from the sale of the


                  DEAN WITTER REALTY INCOME PARTNERSHIP I, L.P.

                          Notes to Financial Statements

North Lake Plaza property and $1.0 million ($11.09 per Unit) from Partnership
cash reserves. The General Partners deferred their receipt of their share of the
cash reserves distribution ($114,295) to ensure that the Partnership would have
cash on hand to cover all liabilities that may arise while the Partnership winds
up its affairs.


<PAGE>
                 DEAN WITTER REALTY INCOME PARTNERSHIP I, L.P.


ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
         OF OPERATIONS
         -----------------------------------------------------------------------

Liquidity and Capital Resources
-------------------------------

As discussed in Note 2 to the financial statements, the Partnership sold the
North Lake Plaza shopping center, the Partnership's last remaining property, in
March 2002.

The Partnership Agreement provides that the Partnership shall dissolve upon the
sale of the Partnership's last investment, and that dissolution shall be
effective on the day on which the event occurs giving rise to the dissolution.
Accordingly, the Partnership dissolved pursuant to the terms of its Partnership
Agreement on March 27, 2002, the date on which the North Lake Plaza property was
sold. The Partnership plans to wind up its affairs, distribute its remaining
cash holdings, and terminate its existence by filing a certificate of
cancellation in the office of the Delaware Secretary of State before December
31, 2002.

During the period the Partnership owned North Lake Plaza during the six months
ended April 30, 2002, the shopping center generated positive cash flow from
operations. The Partnership added the cash generated by North Lake Plaza in 2002
to the Partnership's cash reserves.

As discussed in Note 4 to the financial statements, in April 2002, the
Partnership paid a cash distribution of $58.50 per Unit to Limited Partners
only. The Partnership believes that its remaining cash reserves are adequate for
its needs until it is terminated.

Operations
----------

The gain on sale of real estate resulted from the Partnership's sale of North
Lake Plaza on March 27, 2002.

The decreases in rental revenues in 2002 were primarily caused by the sale of
North Lake Plaza and increased vacancy of the property.

The increases in property operating expenses in 2002 compared to 2001 were
primarily due to the absence of the first quarter 2001 receipt of a

<PAGE>

real estate tax refund of

                  DEAN WITTER REALTY INCOME PARTNERSHIP I, L.P.

approximately $35,000, relating to the Arlington Business Center property (sold
October 1997) and the second quarter 2001 collection of a $65,000 receivable
which was previously written off by the Partnership. The 2002 savings in
property operating expenses caused by the sale of North Lake Plaza were offset
by increases in various property operating expenses during the period the
Partnership held the property during the six months ended April 30, 2002.

The decrease in depreciation and amortization expenses during the six month
period ended April 30, 2002 was due to the absence of depreciation expense on
the North Lake Plaza property recognized during the first quarter of 2001. The
Partnership stopped recording depreciation on this property on January 31, 2001
which is the date the Partnership reclassified North Lake Plaza as real estate
held for sale.

General and administrative expenses decreased in 2002 compared to 2001 primarily
due to expense reductions and the decreased level of activities.

There were no other individually significant factors which caused changes in the
Partnership's operating results for the three and six-month periods ended April
30, 2002 as compared to 2001.

Inflation
---------

Inflation has been consistently low during the periods presented in the
financial statements and, as a result, has not had a significant effect on the
operations of the Partnership or its property.


<PAGE>



                  DEAN WITTER REALTY INCOME PARTNERSHIP I, L.P.


PART II - OTHER INFORMATION
---------------------------

Item 6.  Exhibits & Reports on Form 8-K
------   ------------------------------

         (a)  Exhibits.
              Not Applicable

         (b)  Reports on Form 8-K
              The report on Form 8-K dated March 27, 2002
              disclosed the sale of the North Lake Plaza property, and included
              the Purchase and Sale Agreement dated January 18, 2002, and
              amendments thereto, between the Partnership (as Seller) and the
              Vlass Group LLC (as Buyer).


<PAGE>




                                   SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the
registrant has duly caused this report to be signed on its behalf by the
undersigned thereunto duly authorized.

                                   DEAN WITTER REALTY INCOME PARTNERSHIP I, L.P.

                              By:  Dean Witter Realty Income Properties I, Inc.
                                   Managing General Partner


Date:  June 13, 2002          By:  /S/ E. Davisson Hardman, Jr.
                                   -----------------------------
                                   E. Davisson Hardman, Jr.
                                   President


Date:  June 13, 2002          By:  /S/ Jeffrey D. Hahn
                                   -------------------------------
                                   Jeffrey D. Hahn
                                   Vice President
                                   Principal Financial and Accounting Officer