<PAGE>

                      SECURITIES AND EXCHANGE COMMISSION
                             Washington, DC 20549
                                  FORM 10-QSB
                  QUARTERLY REPORT UNDER SECTION 13 OR 15(d)
                    OF THE SECURITIES EXCHANGE ACT OF 1934


For the Quarter Ended June 30, 1998              Commission File Number 0-12210


                 PRESIDENTIAL ASSOCIATES I LIMITED PARTNERSHIP
                 ---------------------------------------------
      (exact name of small business issuer as specified in its charter)

               Maryland                                   04-2801764
               --------                                   ----------
  (State or other jurisdiction of           (I.R.S. Employer Identification No.)
   incorporation or organization)

     Five Cambridge Center, Cambridge, MA                    02142
     ------------------------------------                    -----
   (Address of principle executive offices)                (Zip Code)

Registrant's telephone number, including area code (617) 234-3000

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 [ ]


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PRESIDENTIAL ASSOCIATES I LIMITED PARTNERSHIP

PART 1 - FINANCIAL INFORMATION
ITEM 1. - FINANCIAL STATEMENTS
BALANCE SHEETS

--------------------------------------------------------------------------------
                                                        June 30,    December 31,
                                                          1998          1997
                                                      (Unaudited)     (Audited)
--------------------------------------------------------------------------------
          ASSETS

Assets
     Cash and cash equivalents                          $385,907      $249,420
     Due from Operating Partnership                       72,915        44,020
                                                        --------      --------

Total assets                                            $458,822      $293,440
                                                        ========      ========


          LIABILITIES AND PARTNERS' CAPITAL

Liabilities and partners' capital
     Partners' capital                                  $458,822      $293,440
                                                        --------      --------

Total liabilities and partners' capital                 $458,822      $293,440
                                                        ========      ========


                       See notes to financial statements

                                     -2-
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PRESIDENTIAL ASSOCIATES I LIMITED PARTNERSHIP

STATEMENTS OF OPERATIONS
(UNAUDITED)

-----------------------------------------------------------------------------
                                    For the Three Months   For the Six Months
                                       Ended June 30,        Ended June 30,
                                      1998       1997       1998        1997
                                    -----------------------------------------
  INCOME:
   Interest                         $  1,877   $  1,796   $  3,676   $  5,650
   Distribution from Operating 
   Partnership                       161,706    104,603    161,706    104,603
                                    --------   --------   --------   --------

                                     163,583    106,399    165,382    110,253
                                    --------   --------   --------   --------

EXPENSES:
   Other expenses                       --         --         --         --
                                    --------   --------   --------   --------

   Total operating expenses             --         --         --         --
                                    --------   --------   --------   --------

Net income                          $163,583   $106,399   $165,382   $110,253
                                    ========   ========   ========   ========

Net income per unit of limited
  partnership interest outstanding  
 (590 units issued and outstanding) $    275   $    179   $    278   $    185
                                    ========   ========   ========   ========


                       See notes to financial statements

                                     -3-

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PRESIDENTIAL ASSOCIATES I LIMITED PARTNERSHIP
STATEMENT OF CHANGES IN PARTNERS' CAPITAL

------------------------------------------------------------------------------
                                          Linnaeus-
                                          Phoenix
For the Six Months Ended      Winthrop    Associates    Investor      Total
June 30, 1998 and 1997        Financial   Limited       Limited       Partners'
(Unaudited)                   Co., Inc.   Partnership   Partners      Capital
------------------------------------------------------------------------------

Balance, December 31, 1997   $ (270,579)  $ (572,488)  $1,136,507   $  293,440

Net income                          827          827      163,728      165,382
                             ----------   ----------   ----------   ----------

Balance, June 30, 1998       $ (269,752)  $ (571,661)  $1,300,235   $  458,822
                             ==========   ==========   ==========   ==========

Balance, December 31, 1996   $ (270,361)  $ (572,270)  $1,176,091   $  333,460

Net income                          551          551      109,151      110,253

Distributions                    (1,524)      (1,524)    (301,756)    (304,804)

Contributions                      --           --          3,191        3,191
                             ----------   ----------   ----------   ----------

Balance, June 30, 1997       $ (271,334)  $ (573,243)  $  986,677   $  142,100
                             ==========   ==========   ==========   ==========


                       See notes to financial statements

                                     -4-

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PRESIDENTIAL ASSOCIATES I LIMITED PARTNERSHIP
STATEMENTS OF CASH FLOWS

------------------------------------------------------------------------------
For the Six Months Ended
June 30, 1998 and 1997 (Unaudited)                         1998         1997
------------------------------------------------------------------------------

Cash flow from operating activities:
     Net income                                         $ 165,382    $ 110,253
     Adjustments to reconcile net income to
         net cash provided by operating activities:
           Increase in accounts payable                      --            312
           Increase in due from Operating Partnership     (28,895)     (21,377)
                                                        ---------    ---------

Net cash provided by operating activities                 136,487       89,188
                                                        ---------    ---------

Cash flows from financing activities:
     Partner distribution                                    --       (304,804)
     Contributions                                           --          3,191
                                                        ---------    ---------

Net cash used in financing activities                        --       (301,613)
                                                        ---------    ---------

Net increase (decrease) in cash and cash equivalents      136,487     (212,425)
                                                        ---------    ---------

Cash and cash equivalents at beginning of period          249,420      319,440
                                                        ---------    ---------

Cash and cash equivalents at end of period              $ 385,907    $ 107,015
                                                        =========    =========


                       See notes to financial statements

                                     -5-

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PRESIDENTIAL ASSOCIATES I LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
June 30, 1998
(Unaudited)

1.   ACCOUNTING AND FINANCIAL REPORTING POLICIES

The condensed financial statements included herein have been prepared by the
Partnership, without audit, pursuant to the rules and regulations of the
Securities and Exchange Commission. The Partnership's accounting and financial
reporting policies are in conformity with generally accepted accounting
principles and include all adjustments in interim periods considered necessary
for a fair presentation of the results of operations. Certain information and
footnote disclosures normally included in financial statements prepared in
accordance with generally accepted accounting principles have been condensed
or omitted pursuant to such rules and regulations. It is suggested that these
financial statements be read in conjunction with the financial statements and
the notes thereto included in the Partnership's Annual Report on Form 10-KSB
for the year ended December 31, 1997.

The accompanying financial statements reflect the Partnership's results of
operations for an interim period and are not necessarily indicative of the
results of operations for the year ending December 31, 1998.

2.   INVESTMENT IN OPERATING PARTNERSHIP

The Partnership accounts for its investment in Presidential Towers, Ltd. (the
"Operating Partnership") using the equity method of accounting. Under the
equity method of accounting, the initial investment is recorded at cost,
increased or decreased by the Partnership's share of income or losses, and
decreased by distributions. Equity in the loss of the Operating Partnership is
no longer recognized once the investment balance reaches zero.

The loss from the Operating Partnership, not recognized since the investment
balance reached zero, will be offset against the Partnership's share of future
income from the Operating Partnership.

                                     -6-
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PRESIDENTIAL ASSOCIATES I LIMITED PARTNERSHIP
ITEM 2 - MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATION

This Item should be read in conjunction with the financial statements and
other items contained elsewhere in the report.

Liquidity and Capital Resources

The Partnership's primary source of liquidity is distributions from
Presidential Towers Ltd., an Illinois limited partnership (the "Operating
Partnership"). The Partnership is responsible for paying various
administrative costs associated with monitoring the Partnership's investment
in the Operating Partnership, and paying various professional fees associated
with the affairs of the Partnership.

During the six months ended June 30, 1998 and June 30, 1997, the Operating
Partnership made distributions to the Partnership of $161,706 and $104,603,
respectively. In addition, the Partnership is entitled to receive an annual
distribution from the Operating Partnership as a reimbursement of the
Partnership's administrative expenses and professional fees up to an annual
maximum of $30,000.

The Partnership's liquidity based on cash and cash equivalents increased to
$385,907 at June 30, 1998 as compared to $249,420 at December 31, 1997, due
primarily to the distribution received from the Operating Partnership. In August
1998, the Partnership made a distribution of $250,000 to its partners. Future
distributions to limited partners are contingent upon the receipt by the
Partnership of distributions from the Operating Partnership.

Results of Operations

Operating results increased by $55,129 for the six months ended June 30, 1998
as compared to the six months ended June 30, 1997, due to an increase in
distributions from the Operating Partnership in 1998. All expenses of the
Partnership incurred to date in 1998 will be reimbursed by the Operating
Partnership.


                                     -7-
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PRESIDENTIAL ASSOCIATES I LIMITED PARTNERSHIP

PART II - OTHER INFORMATION

Item 6.  Exhibit and reports on Form 8-K

         a)   Exhibits
              Exhibit 27, Financial Data Schedule B filed as an Exhibit 
               to this report

         b)   Reports on Form 8-K

No report on Form 8-K was required to be filed during the period


                                     -8-
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PRESIDENTIAL ASSOCIATES I LIMITED PARTNERSHIP


                                  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.


                           PRESIDENTIAL ASSOCIATES I
                           LIMITED PARTNERSHIP
                           (Partnership)

                           By: Winthrop Financial Co., Inc.
                               One of its General Partners


Date: July 31, 1998        By: /s/ Edward V. Williams
                               ------------------------------
                               Edward V. Williams
                               Chief Financial Officer

Date: July 31, 1998        By: /s/ Michael L. Ashner
                               ------------------------------
                               Michael L. Ashner
                               Chief Executive Officer


                                     -9-