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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 SEPTEMBER 30, 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 0-12538

                FIRST CAPITAL INSTITUTIONAL REAL ESTATE, LTD.-1
             (EXACT NAME OF REGISTRANT AS SPECIFIED IN ITS CHARTER)

                FLORIDA                                59-2197264
    (STATE OR OTHER JURISDICTION OF       (I.R.S. EMPLOYER IDENTIFICATION NO.)
     INCORPORATION OR ORGANIZATION)

       TWO NORTH RIVERSIDE PLAZA,                        60606-2607
               SUITE 600,                              (ZIP CODE)
           CHICAGO, ILLINOIS
    (ADDRESS OF PRINCIPAL EXECUTIVE
                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 definitive Prospectus dated October 25, 1982,
included in the Registrant's Registration Statement on Form S-11 (Registration
No. 2-79092), is incorporated herein by reference in Part I of this report.

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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 has sold its remaining property investments and is
working toward resolution of post closing property sale matters.

OPERATIONS
Net income increased by $15,100 and $33,200 for the quarter and nine months
ended September 30, 2000 when compared to the quarter and nine months ended
September 30, 1999, respectively. The increases were primarily due to an
increase in interest earned on the Partnership's short-term investments, which
was due to an increase in interest rates earned and to a lesser extent, cash
available for investment. The increase for the nine-month period was partially
offset by an increase in general and administrative expenses, which was due to
a 1999 adjustment of estimated overhead expenses to actual. This adjustment
resulted in lower than expected general and administrative expenses for the
nine months ended September 30, 1999.

LIQUIDITY AND CAPITAL RESOURCES
The increase in the Partnership's cash position of $73,600 during the nine
months ended September 30, 2000 was primarily the result of net cash provided
by operating activities. The increase was partially offset by an increase in
investments in debt securities. Liquid assets, including cash, cash equivalents
and investments in debt securities, as of September 30, 2000 were comprised of
amounts reserved for the Lakewood environmental contingency (as hereafter
discussed) and Partnership liquidation expenses.

Net cash provided by operating activities increased by $37,100 for the nine
months ended September 30, 2000 when compared to the nine months ended
September 30, 1999. The increase was primarily due to the increase in net
income as previously discussed. The increase was also due to the timing of the
payment of certain Partnership expenses.

Net cash used for investing activities increased by $17,600 for the nine months
ended September 30, 2000 when compared to the nine months ended September 30,
1999. The increase was primarily due to the net increase in investments in debt
securities made during the 2000 period as compared to no change during the
comparable 1999 period. Investments in debt securities is a result of the
continued extension of the maturities of certain of the Partnership's short-
term investments in an effort to maximize the return on these amounts while
they are held for the Lakewood environmental contingency and Partnership
liquidation expenses. These investments are investment-grade and mature less
than one year from their date 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.

As described in Note 3 of Notes to Financial Statements, the Partnership is
awaiting resolution of an environmental matter at Lakewood. The Managing
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. As a result of this, it will be necessary for the Partnership to
remain in existence. When the environmental matter at Lakewood is
satisfactorily remediated, Limited Partners will receive a final liquidating
distribution of the remaining cash held by the Partnership, less amounts
reserved for administrative expenses and any amounts deemed necessary to
resolve, or provide for, any post closing matters.

2
<PAGE>

PART I. FINANCIAL INFORMATION

ITEM 1. FINANCIAL STATEMENTS
STATEMENTS OF PARTNERS' CAPITAL
For the Nine Months Ended September 30, 2000 (Unaudited)
and the Year Ended December 31, 1999
(All dollars rounded to nearest 00s)

<TABLE>
<CAPTION>
                                                 General   Limited
                                                 Partners  Partners    Total
-------------------------------------------------------------------------------
<S>                                              <C>      <C>        <C>
Partners' capital, January 1, 1999               $611,900 $3,167,600 $3,779,500
Net income for the year ended December 31, 1999     1,200    120,600    121,800
-------------------------------------------------------------------------------
Partners' capital, December 31, 1999              613,100  3,288,200  3,901,300
Net income for the nine months ended
 September 30, 2000                                 1,100    107,300    108,400
-------------------------------------------------------------------------------
Partners' capital, September 30, 2000            $614,200 $3,395,500 $4,009,700
-------------------------------------------------------------------------------
</TABLE>
BALANCE SHEETS
(All dollars rounded to nearest 00s)

<TABLE>
<CAPTION>
                                           September 30,
                                               2000      December 31,
                                            (Unaudited)      1999
---------------------------------------------------------------------
<S>                                        <C>           <C>
ASSETS
Cash and cash equivalents                   $  294,400    $  220,800
Investment in debt securities                3,745,400     3,727,800
Other assets                                     6,900         6,700
---------------------------------------------------------------------
                                            $4,046,700    $3,955,300
---------------------------------------------------------------------
LIABILITIES AND PARTNERS' CAPITAL
Liabilities:
 Accounts payable and accrued expenses      $   33,600    $   48,500
 Due to Affiliates                                 900         3,000
 Other liabilities                               2,500         2,500
---------------------------------------------------------------------
                                                37,000        54,000
---------------------------------------------------------------------
Partners' capital:
 General Partners                              614,200       613,100
 Limited Partners (60,000 Units issued and
  outstanding)                               3,395,500     3,288,200
---------------------------------------------------------------------
                                             4,009,700     3,901,300
---------------------------------------------------------------------
                                            $4,046,700    $3,955,300
---------------------------------------------------------------------
</TABLE>
    The accompanying notes are an integral part of the financial statements
                                                                               3
<PAGE>

STATEMENTS OF INCOME AND EXPENSES
For the Quarters Ended September 30, 2000 and 1999
(Unaudited)
(All dollars rounded to nearest 00s
except per Unit amounts)

<TABLE>
<CAPTION>
                                                            2000    1999
--------------------------------------------------------------------------
<S>                                                        <C>     <C>
Income:
 Interest                                                  $63,100 $49,100
--------------------------------------------------------------------------
                                                            63,100  49,100
--------------------------------------------------------------------------
Expenses:
 General and administrative:
  Affiliates                                                 1,400   5,000
  Nonaffiliates                                             22,800  20,300
--------------------------------------------------------------------------
                                                            24,200  25,300
--------------------------------------------------------------------------
Net income                                                 $38,900 $23,800
--------------------------------------------------------------------------
Net income allocated to General Partners                   $   400 $   300
--------------------------------------------------------------------------
Net income allocated to Limited Partners                   $38,500 $23,500
--------------------------------------------------------------------------
Net income allocated to Limited Partners per Unit (60,000
 Units outstanding)                                        $  0.64 $  0.39
--------------------------------------------------------------------------
</TABLE>

STATEMENTS OF INCOME AND EXPENSES
For the Nine Months Ended September 30, 2000 and 1999
(Unaudited)
(All dollars rounded to nearest 00s
except per Unit amounts)

<TABLE>
<CAPTION>
                                                             2000     1999
----------------------------------------------------------------------------
<S>                                                        <C>      <C>
Income:
 Interest                                                  $187,400 $138,200
----------------------------------------------------------------------------
                                                            187,400  138,200
----------------------------------------------------------------------------
Expenses:
 General and administrative:
  Affiliates                                                  6,600   14,200
  Nonaffiliates                                              71,700   48,500
----------------------------------------------------------------------------
                                                             78,300   62,700
----------------------------------------------------------------------------
Income before state income tax expense                      109,100   75,500
 State income tax expense                                       700      300
----------------------------------------------------------------------------
Net income                                                 $108,400 $ 75,200
----------------------------------------------------------------------------
Net income allocated to General Partners                   $  1,100 $    800
----------------------------------------------------------------------------
Net income allocated to Limited Partners                   $107,300 $ 74,400
----------------------------------------------------------------------------
Net income allocated to Limited Partners per Unit (60,000
 Units outstanding)                                        $   1.79 $   1.24
----------------------------------------------------------------------------
</TABLE>
STATEMENTS OF CASH FLOWS
For the Nine Months Ended September 30, 2000 and 1999
(Unaudited)
(All dollars rounded to nearest 00s)

<TABLE>
<CAPTION>
                                                            2000       1999
-------------------------------------------------------------------------------
<S>                                                       <C>       <C>
Cash flows from operating activities:
 Net income                                               $108,400  $   75,200
 Adjustments to reconcile net income to net cash provided
  by operating activities:
  Changes in assets and liabilities:
   (Increase) in other assets                                 (200)
   (Decrease) in accounts payable and accrued expenses     (14,900)    (14,500)
   (Decrease) in due to Affiliates                          (2,100)     (1,500)
   (Decrease) in other liabilities                                      (5,100)
-------------------------------------------------------------------------------
    Net cash provided by operating activities               91,200      54,100
-------------------------------------------------------------------------------
Cash flows from investing activities:
 (Increase) in investments in debt securities, net         (17,600)
-------------------------------------------------------------------------------
    Net cash (used for) investing activities               (17,600)         --
-------------------------------------------------------------------------------
Cash flows from financing activities:
-------------------------------------------------------------------------------
    Net cash provided by financing activities                   --          --
-------------------------------------------------------------------------------
Net increase in cash and cash equivalents                   73,600      54,100
-------------------------------------------------------------------------------
Cash and cash equivalents at the beginning of the period   220,800   3,846,100
-------------------------------------------------------------------------------
Cash and cash equivalents at the end of the period        $294,400  $3,900,200
-------------------------------------------------------------------------------
</TABLE>
    The accompanying notes are an integral part of the financial statements
4
<PAGE>

NOTES TO FINANCIAL STATEMENTS
(Unaudited)
September 30, 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 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 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 quarter and nine months ended September 30, 2000 are not necessarily
indicative of the operating results for the year ending December 31, 2000.

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

Investments in debt securities are comprised of obligations of the Untied
States government and are classified as held-to-maturity. These investments
were 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.

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.

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 March 31, 1983, the
Termination of the Offering, the General Partners are entitled to 10% of Cash
Flow (as defined in the Partnership Agreement) as their Subordinated
Partnership Management Fee, provided that Limited Partners first receive
specified non-cumulative annual rates of return on their Capital Investment.

In accordance with the Partnership Agreement, Net Profits (exclusive of
depreciation and Net Profits from the sale or disposition of Partnership
properties) are allocated: first, to the General Partners, in an amount equal
to the greater of the General Partners' Subordinated Partnership Management Fee
or 1% of such Net Profits; and second, the balance, if any, to the Limited
Partners. Net Profits from the sale or disposition of a Partnership property
are allocated: first, to the General Partners, in an amount equal to the
aggregate amount of depreciation previously allocated to them; second, to the
General Partners 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; third, to the General
Partners, in an amount necessary to make the aggregate amount of their capital
accounts equal to the greater of the Sale Proceeds to be distributed to the
General Partners with respect to the sale or disposition of such property or 1%
of such Net Profits; and fourth, the balance, if any, to the Limited Partners.
Net Losses (exclusive of depreciation and Net Losses from the sale, disposition
or provision for value impairment of Partnership properties) are allocated 1%
to the General Partners and 99% to the Limited Partners. All depreciation is
allocated 10% to the General Partners and 90% to the Limited Partners. Net
Losses from the sale, disposition or provision for value impairment of
Partnership properties are allocated: first, to the extent that the balance in
the General Partners' capital accounts exceeds their Capital Investment or the
balance in the capital accounts of the Limited Partners exceeds the amount of
their Capital Investment (collectively, the "Excess Balances"), to the General
Partners and the Limited Partners pro rata in proportion to such Excess
Balances until such Excess Balances are reduced to zero; second, to the General
Partners and the Limited Partners and among them (in the ratio which their
respective capital account balances bear to the aggregate of all capital
account 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 Partners. In all events there shall be allocated to the General
Partners not less than 1% of Net Profits and Net Losses from the sale,
disposition or provision for value impairment of a Partnership property. The
General Partners were not entitled to a Subordinated Partnership Management Fee
for the quarters and nine months ended September 30, 2000 and 1999. For the
quarter and nine months ended September 30, 2000, the General Partners were
allocated Net Profits of $400 and $1,100, respectively. For the quarter and
nine months ended September 30, 1999 the General Partners were allocated Net
Profits of $300 and $800, respectively.

                                                                               5
<PAGE>

Fees and reimbursements paid and payable by the Partnership to Affiliates
during the quarter and nine months ended September 30, 2000 were as follows:

<TABLE>
<CAPTION>
                                           Paid
                                    -------------------
                                    Quarter Nine Months Payable
---------------------------------------------------------------
<S>                                 <C>     <C>         <C>
Reimbursement of expenses, at cost
 --Accounting                        $ --     $3,400     $None
 --Investor communications            900      5,400       900
---------------------------------------------------------------
                                     $900     $8,800     $ 900
---------------------------------------------------------------
</TABLE>

3. ENVIRONMENTAL MATTER:

In 1996, the Managing General Partner became aware of the existence of
hazardous substances in the groundwater under 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 Managing General Partner is unaware of any
claims or other matters referred to above against the Partnership. As more
fully described in the Partnership's Annual Report on Form 10-K for the year
ended December 31, 1999, the purchaser provided the California Regional Water
Quality Control Board (the "Water Board") with its corrective action plan (the
"Plan") for the clean up of the site. The Water Board's recommended
modifications to the Plan have been implemented. Currently, the purchaser is
monitoring to determine the extent of the contamination of the groundwater at
the site. Upon determination of the groundwater concentrations, the purchaser
will submit a revised plan to the Water Board and request its approval. 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 Managing General Partner continues to monitor the documentation
delivered by the purchaser regarding the purchaser's activities to remedy the
hazardous substances at Lakewood.

6
<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 filed on Form 8-K for the three months ended September
30, 2000.

                                                                               7
<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.-1

                                     By: FIRST CAPITAL FINANCIAL CORPORATION
                                         MANAGING GENERAL PARTNER

                                                 /s/ DOUGLAS CROCKER II
Date: November 14, 2000              By: ______________________________________
                                                   DOUGLAS CROCKER II
                                         PRESIDENT AND CHIEF EXECUTIVE OFFICER

                                                  /s/ NORMAN M. FIELD
Date: November 14, 2000              By: ______________________________________
                                                    NORMAN M. FIELD
                                         VICE PRESIDENT--FINANCE AND TREASURER

8