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                                 UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                          WASHINGTON, D.C. 20549-1004

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

                                   FORM 10-Q

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

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

  FOR THE PERIOD ENDED MARCH 31, 2000

                                       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 0-12945

                FIRST CAPITAL INSTITUTIONAL REAL ESTATE, LTD.-2
             (EXACT NAME OF REGISTRANT AS SPECIFIED IN ITS CHARTER)

               FLORIDA                                  59-2313852
   (STATE OR OTHER JURISDICTION OF                  (I.R.S. EMPLOYER
   INCORPORATION OR ORGANIZATION)                  IDENTIFICATION NO.)

     TWO NORTH RIVERSIDE PLAZA,
             SUITE 700,
          CHICAGO, ILLINOIS                            60606-2607
   (ADDRESS OF PRINCIPAL EXECUTIVE                     (ZIP CODE)
              OFFICES)

                                 (312) 207-0020
              (REGISTRANT'S TELEPHONE NUMBER, INCLUDING AREA CODE)

                                 NOT APPLICABLE
   (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 [_]

DOCUMENTS INCORPORATED BY REFERENCE:

The First Amended and Restated Certificate and Agreement of Limited Partnership
filed as Exhibit A to the Partnership's Prospectus dated October 19, 1983,
included in the Partnership's Registration Statement on Form S-11, is
incorporated herein by reference in Part I of this report.

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BALANCE SHEETS
(All dollars rounded to nearest 00s)

<TABLE>
<CAPTION>
                            March 31,
                              2000     December 31,
                           (Unaudited)     1999
---------------------------------------------------
<S>                        <C>         <C>
ASSETS
Cash and cash equivalents  $3,138,600   $3,017,500
Investments in debt
 securities                 2,844,900    2,943,000
Rents receivable               27,800       27,800
Other assets                    8,000        8,000
---------------------------------------------------
                           $6,019,300   $5,996,300
---------------------------------------------------
LIABILITIES AND PARTNERS' CAPITAL
Liabilities:
 Accounts payable and
  accrued expenses         $  114,300   $  140,500
 Due to Affiliates                200        3,200
 Other liabilities              1,300        1,300
---------------------------------------------------
                              115,800      145,000
---------------------------------------------------
Partners' capital:
 General Partner               76,700       76,200
 Limited Partners (84,886
  Units issued and
  outstanding)              5,826,800    5,775,100
---------------------------------------------------
                            5,903,500    5,851,300
---------------------------------------------------
                           $6,019,300   $5,996,300
---------------------------------------------------
</TABLE>

STATEMENTS OF PARTNERS' CAPITAL
For the quarter ended March 31, 2000 (Unaudited)
and the year ended December 31, 1999

<TABLE>
<CAPTION>
                                                 General  Limited
                                                 Partner  Partners    Total
------------------------------------------------------------------------------
<S>                                              <C>     <C>        <C>
Partners' capital, January 1, 1999               $73,300 $5,486,200 $5,559,500
Net income for the year ended December 31, 1999    2,900    288,900    291,800
------------------------------------------------------------------------------
Partners' capital, December 31, 1999              76,200  5,775,100  5,851,300
Net income for the quarter ended
 March 31, 2000                                      500     51,700     52,200
------------------------------------------------------------------------------
Partners' capital, March 31, 2000                $76,700 $5,826,800 $5,903,500
------------------------------------------------------------------------------
</TABLE>
    The accompanying notes are an integral part of the financial statements
2
<PAGE>

STATEMENTS OF INCOME AND EXPENSES
For the quarters ended March 31, 2000 and 1999
(Unaudited)
(All dollars rounded to nearest 00s
except per Unit amounts)

<TABLE>
<CAPTION>
                                                            2000     1999
----------------------------------------------------------------------------
<S>                                                        <C>     <C>
Income:
 Interest                                                  $92,700 $165,300
----------------------------------------------------------------------------
Expenses:
 Property operating:
  Affiliates                                                            200
  Nonaffiliates                                                       5,800
 Real estate taxes                                                   (1,300)
 Repairs and maintenance                                               (300)
 General and administrative:
  Affiliates                                                 2,900    8,800
  Nonaffiliates                                             37,600  (13,000)
----------------------------------------------------------------------------
                                                            40,500      200
----------------------------------------------------------------------------
Net income                                                 $52,200 $165,100
----------------------------------------------------------------------------
Net income allocated to General Partner                    $   500 $  1,700
----------------------------------------------------------------------------
Net income allocated to Limited Partners                   $51,700 $163,400
----------------------------------------------------------------------------
Net income allocated to Limited Partners per Unit (84,886
 Units outstanding)                                        $  0.61 $   1.92
----------------------------------------------------------------------------
</TABLE>


STATEMENTS OF CASH FLOWS
For the quarters ended March 31, 2000 and 1999
(Unaudited)
(All dollars rounded to nearest 00s)

<TABLE>
<CAPTION>
                                                             2000         1999
-----------------------------------------------------------------------------------
<S>                                                       <C>         <C>
Cash flows from operating activities:
 Net income                                               $   52,200  $    165,100
 Adjustments to reconcile net income to net cash
  provided by operating activities:
  Changes in assets and liabilities:
   (Increase) in other assets                                               (4,100)
   (Decrease) in accounts payable and accrued expenses       (26,200)      (77,100)
   (Decrease) in due to Affiliates                            (3,000)
   (Decrease) in state income tax payable                                  (75,300)
-----------------------------------------------------------------------------------
    Net cash provided by operating activities                 23,000         8,600
-----------------------------------------------------------------------------------
Cash flows from investing activities:
 Decrease (increase) in investments in debt securities        98,100      (250,900)
-----------------------------------------------------------------------------------
    Net cash provided by (used for) investing activities      98,100      (250,900)
-----------------------------------------------------------------------------------
Cash flows from financing activities:
 Distributions paid to Partners                                        (13,361,200)
-----------------------------------------------------------------------------------
    Net cash (used for) financing activities                      --   (13,361,200)
-----------------------------------------------------------------------------------
Net increase (decrease) in cash and cash equivalents         121,100   (13,603,500)
Cash and cash equivalents at the beginning of the period   3,017,500    19,078,600
-----------------------------------------------------------------------------------
Cash and cash equivalents at the end of the period        $3,138,600  $  5,475,100
-----------------------------------------------------------------------------------
</TABLE>
    The accompanying notes are an integral part of the financial statements
                                                                               3
<PAGE>

NOTES TO FINANCIAL STATEMENTS
(Unaudited)
March 31, 2000

1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES:

DEFINITION OF SPECIAL TERMS:
Capitalized terms used in this report have the same meaning as those terms have
in the Partnership's Registration Statement filed with the Securities and
Exchange Commission on Form S-11. Definitions of these terms are contained in
Article III of the First Amended and Restated Certificate and Agreement of
Limited Partnership, which is included in the Registration Statement and
incorporated herein by reference.

ACCOUNTING POLICIES:
The Partnership has disposed of its real estate properties. Upon resolution of
the environmental matter disclosed in Note 3 and other post closing matters
related to the sale of the Partnership's properties, the Partnership will make
a liquidating distribution to Partners and dissolve.

The financial statements have been prepared in accordance with accounting
principles generally accepted in the United States ("GAAP"). The Partnership
utilizes the accrual method of accounting. Under this method, revenues are
recorded when earned and expenses are recorded when incurred.

Preparation of the Partnership's financial statements in conformity with GAAP
requires management to make estimates and assumptions that affect the reported
amounts of assets and liabilities and disclosure of contingent assets and
liabilities at the date of the financial statements and the reported amounts of
revenues and expenses during the reporting period. Actual results could differ
from those estimates.

The financial information included in these financial statements is unaudited;
however, in management's opinion, all adjustments (consisting of only normal,
recurring accruals) necessary for a fair presentation of the results of
operations for the periods included have been made. Results of operations for
the three months ended March 31, 2000 are not necessarily indicative of the
operating results for the year ending December 31, 2000.

The Partnership has one reportable segment as the Partnership is in the
disposition phase of its life cycle, wherein it is seeking to resolve post-
closing matters related to the properties sold by the Partnership.

Cash equivalents are considered all highly liquid investments with maturities
of three months or less when purchased.

Investments in debt securities are comprised of obligations of the United
States government and are classified as held-to-maturity. These investments are
carried at their amortized cost basis in the financial statements, which
approximated fair value. All of these securities had maturities of less than
one year when purchased.

Reference is made to the Partnership's Annual Report for the year ended
December 31, 1999 for a description of other accounting policies and additional
details of the Partnership's financial condition, results of operations,
changes in Partners' capital and changes in cash balances for the year then
ended. The details provided in the notes thereto have not changed except as a
result of normal transactions in the interim or as otherwise disclosed herein.

2. RELATED PARTY TRANSACTIONS:

In accordance with the Partnership Agreement, subsequent to October 19, 1984,
the Termination of the Offering, the General Partner is entitled to 10% of Cash
Flow (as defined in the Partnership Agreement) as a Partnership Management Fee.
For the three months ended March 31, 2000 and 1999 the General Partner was not
paid a Partnership Management Fee.

Net Profits (exclusive of Net Profits from the sale or disposition of
Partnership properties) are allocated: first, to the General Partner, in an
amount equal to the greater of the General Partner's Partnership Management Fee
or 1% of such Net Profits; second, the balance, if any, to the Limited
Partners. Net Profits from the sale or disposition of a Partnership property
are allocated: first, prior to giving effect to any distributions of Sale
Proceeds from the transaction, to the General Partner and the Limited Partners
with negative balances in their capital accounts pro rata in proportion to such
respective negative balances, to the extent of the total of such negative
balances; second, to the General Partner, in an amount necessary to make the
balance in its capital account equal to the amount of Sale Proceeds to be
distributed to the General Partner with respect to the sale or disposition of
such property and third, the balance, if any, to the Limited Partners. Net
Losses (exclusive of Net Losses from the sale, disposition or provision for
value impairment of Partnership properties) are allocated 1% to the General
Partner and 99% to the Limited Partners. Net Losses from the sale, disposition
or provision for value impairment of Partnership properties are allocated:
first, prior to giving effect to any distributions of Sale Proceeds from the
transaction, to the extent that the balance in the General Partner's capital
account exceeds its Capital Investment or the balance in the capital accounts
of the Limited Partners exceeds the amount of their Capital Investment (the
"Excess Balances"), to the General Partner and the Limited Partners pro rata in
proportion to such Excess Balances until such Excess Balances are reduced to
zero; second, to the General Partner and the Limited Partners and among them
(in the ratio which balances) until the balance in their capital accounts shall
be reduced to zero; third, the balance, if any, 99% to the Limited Partners and
1% to the General Partner. Notwithstanding the foregoing, in all events there
shall be allocated to the General Partner not less than 1% of Net Profits and
Net Losses from the sale, disposition or provision for value impairment of a
Partnership property. For the three months ended March 31, 2000 and 1999 the
General Partner was allocated Net Profits of $500 and $1,700, respectively.

Fees and reimbursements paid and payable by the Partnership to Affiliates
during the quarter ended March 31, 2000 were as follows:

<TABLE>
<CAPTION>
                                      Paid  Payable
---------------------------------------------------
<S>                                  <C>    <C>
Reimbursement of expenses, at cost:
 --Accounting                        $2,700  None
 --Investor communications            3,100   200
---------------------------------------------------
                                     $5,800  $200
---------------------------------------------------
</TABLE>

3. ENVIRONMENTAL MATTER:

In 1996, the General Partner became aware of the existence of hazardous
substances in the soil and groundwater of Lakewood Square Shopping Center
("Lakewood"). In connection with the 1997 sale of Lakewood, the purchaser
assumed the obligation to remedy the hazardous substances in the manner
required by law, which includes, but is not limited to, payment of all costs in
connection with the remediation work. In addition, the purchaser provided the
Partnership with certain indemnification protection in relation to clean-up
costs and related expenses arising from the presence of these hazardous
substances. At the present time, the General Partner is unaware of any claims
or other matters referred to above against the Partnership. During 1998, the
purchaser submitted its corrective action plan to the California Regional Water
Qualify Board (the "Water Board"). The Plan provided for the recommended method
for clean up and the obtaining of regulatory approval upon completion. The
Water Board subsequently approved this plan subject to its review of
purchaser's pilot study (the "Pilot Study"). In February 2000, purchaser
reported that the results of the Pilot Study indicated that the plan may not
adequately address some of the contamination in the soil below Lakewood. In
response, in February 2000, purchaser presented an outline of its alternative
plan (the "Alternative Plan") to the Water Board. Purchaser is awaiting final
approval from the Water Board to begin implementation of the Alternative Plan.
The timing of the completion of the remediation process is contingent upon,
among other things, the Water Board's issuance of this approval. Accordingly,
there can be no assurance as to the timing of the completion of the remediation
process. The General Partner continues to monitor the documentation delivered
by the purchaser regarding the purchaser's activities to remedy the hazardous
substances at Lakewood.
4
<PAGE>

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

Reference is made to the Partnership's Annual Report for the year ended
December 31, 1999 for a discussion of the Partnership's business.

Statements contained in this Management's Discussion and Analysis of Financial
Condition and Results of Operations, which are not historical facts, may be
forward-looking statements. Such statements are subject to certain risks and
uncertainties, which could cause actual results to differ materially from those
projected. Readers are cautioned not to place undue reliance on these forward-
looking statements, which speak only as of the date hereof.

The Partnership has substantially completed the disposition phase of its life
cycle. The Partnership sold its remaining real property investments and is
currently working toward resolution of post closing property sale matters.

OPERATIONS
Net income decreased by $112,900 for the three months ended March 31, 2000 when
compared to the three months ended March 31, 1999. The decrease was primarily
due to a decrease in interest earned on the Partnership's short-term
investments, which was due to a decrease in the amount of cash available for
investment.

LIQUIDITY AND CAPITAL RESOURCES
The increase in the Partnership's cash position of $121,100 for the three
months ended March 31, 2000 was primarily the result of net maturities of
investments in debt securities together with cash provided by operating
activities. Liquid assets (including cash, cash equivalents and investments in
debt securities) of the Partnership as of March 31, 2000 were comprised of
amounts held for the Lakewood environmental matter (as hereafter discussed) and
Partnership liquidation expenses.

The increase of $14,400 in net cash provided by operating activities for the
three months ended March 31, 2000 when compared to the three months ended March
31, 1999 was primarily the result of the timing of the payment of Partnership
expenses.

Net cash (used for) provided by investing activities changed from $(250,900)
for the three months ended March 31, 1999 to $98,100 the three months ended
March 31, 2000. The change was primarily due to the net maturity of investments
in debt securities during the 2000 period, as opposed to net investment in debt
securities during the comparable 1999 period.

Investments in debt securities are a result of the continued extension of the
maturities of certain of the Partnership's short-term investments in an effort
to maximize the Partnership's return on these investments, while they are held
as working capital reserves. These investments are of investment grade and
mature less than one year from their dates of purchase.

The Partnership has no financial instruments for which there are significant
market risks. Due to the timing of the maturities and liquid nature of the
Partnership's investments in debt securities, the Partnership does not believe
that it has material market risk.

The decrease of $13,361,200 in net cash used for financing activities for the
three months ended March 31, 2000 when compared to the three months ended March
31, 1999 was due to the February 28, 1999 special distributions to Partners of
proceeds from the sales of Ellis Building and Holiday Office Park North and
South.

As described in Note 3 of Notes to Financial Statements, the Partnership is
awaiting resolution of an environmental matter at Lakewood. The General Partner
is continuing to monitor the documentation delivered by the purchaser of
Lakewood regarding the purchaser's activities to remedy the hazardous
substances at Lakewood. There can be no assurance as to the actual timeframe
for the remediation or that it will be completed without cost to the
Partnership. When the environmental matter is satisfactorily remediated and the
other post closing matters are resolved, the Partnership will pay a liquidating
distribution to Partners of the remaining assets held by the Partnership, less
amounts reserved for administrative expenses and any amounts deemed necessary
for contingencies and other post closing matters. In line with reduced cash
flow following the sale of its remaining properties, distributions to Partners
have been suspended until such time as a liquidating distribution may be made.

                                                                               5
<PAGE>

PART II OTHER INFORMATION

ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K:

(a) Exhibits: None

(b) Reports on Form 8-K

There were no reports on Form 8-K filed during the three months ended March 31,
2000.

6
<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.

                                     FIRST CAPITAL INSTITUTIONAL REAL ESTATE,
                                      LTD.-2

                                     By: FIRST CAPITAL FINANCIAL CORPORATION
                                         GENERAL PARTNER

                                              /s/ DOUGLAS CROCKER II
Date: May 12, 2000                   By: ______________________________________
                                                  DOUGLAS CROCKER II
                                         PRESIDENT AND CHIEF EXECUTIVE OFFICER

                                                /s/ NORMAN M. FIELD
Date: May 12, 2000                   By: ______________________________________
                                                    NORMAN M. FIELD
                                         VICE PRESIDENT--FINANCE AND TREASURER

                                                                               7