FORM 10-Q
                       SECURITIES AND EXCHANGE COMMISSION
                             WASHINGTON, D.C. 20549

                   Quarterly Report Under Section 13 or 15(d)
                     of the Securities exchange Act of 1934

                  For the Quarterly Period Ended June 30, 1998

                         Commission File Number 0-16815

                        NHP RETIREMENT HOUSING PARTNERS I
                               LIMITED PARTNERSHIP
                        (A Delaware Limited Partnership)
             (Exact name of registrant as specified in its charter)


             DELAWARE                                52-1453513
   (State of other jurisdiction of      (I.R.S. Employer Identification No.)
    incorporation or organization)


                         14160 DALLAS PARKWAY, SUITE 300
                                DALLAS, TX 75240
                    (Address of principal executive offices)
                                   (Zip Code)


                                 (972) 770-5600
              (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 _____


<PAGE>

PART I - FINANCIAL INFORMATION

ITEM 1 - FINANCIAL STATEMENTS

              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                              A Limited Partnership
                        Statements of Financial Position
<TABLE>
<CAPTION>

                                                                        June 30, 1998             December 31, 1997
                                                                        -------------             -----------------

                                     ASSETS
                                     ------

<S>                                                                   <C>                        <C>               
Cash and cash equivalents                                             $       5,752,688          $        4,495,733
Other receivables                                                                10,350                      31,892
Pension notes issuance costs                                                    882,446                   1,009,842
Organization and offering costs                                                 190,438                     215,326
Prepaid expenses                                                                130,713                     300,654
Rental property:
     Land                                                                     6,820,468                   6,820,468
     Building, net of accumulated depreciation of
       $16,330,464 in 1998 and $15,456,154 in 1997                           42,158,054                  42,670,005
Other assets                                                                     40,674                      41,920
                                                                      -----------------          ------------------

Total assets                                                          $      55,985,831          $       55,585,840
                                                                      =================          ==================


                        LIABILITIES AND PARTNERS' DEFICIT

Liabilities:
     Accounts payable                                                 $         330,278          $          320,796
     Interest payable                                                        25,407,121                  23,730,407
     Pension notes                                                           42,672,000                  42,672,000
     Other liabilities                                                        1,022,042                     882,625
                                                                      -----------------          ------------------

                                                                             69,431,441                  67,605,828
                                                                      -----------------          ------------------
Partners' deficit:
     General Partner-NHP/RHGP-I Limited
        Partnership                                                          (1,654,968)                 (1,596,670)
     Assignor Limited Partner-NHP RHP-I
        Assignor Corporation-42,691 investment
        units outstanding                                                   (11,790,642)                (10,423,318)
                                                                      -----------------          ------------------

Total partners' deficit                                                     (13,445,610)                (12,019,988)
                                                                      -----------------          ------------------

Total liabilities and partners' deficit                               $       55,985,831         $       55,585,840
                                                                      ==================         ==================
</TABLE>

                       See notes to financial statements.
                                       1
<PAGE>

              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                              A Limited Partnership
                             Statement of Operations
                    For the Three Months Ended June 30, 1998
<TABLE>
<CAPTION>

                                                                                 Three months ended June 30,
                                                                                 1998                    1997
                                                                                 ----                    ----

<S>                                                                      <C>                     <C>              
REVENUE:
     Rental income                                                       $       4,031,647       $       3,752,769
     Interest income                                                                39,653                  20,142
     Other income                                                                   72,230                  48,607
                                                                         -----------------       -----------------

                                                                                 4,143,530               3,821,518
                                                                         -----------------       -----------------

COSTS AND EXPENSES:
     Salaries, related benefits and overhead reimbursements                      1,021,388               1,016,044
     Management fees, dietary fees and other services                              384,177                 378,963
     Administrative and marketing                                                  147,428                 153,257
     Utilities                                                                     219,955                 200,131
     Maintenance                                                                   131,993                 132,885
     Resident services, other than salaries                                         75,792                  72,747
     Food services, other than salaries                                            404,555                 395,780
     Depreciation                                                                  440,253                 415,549
     Taxes and insurance                                                           291,474                 276,631
                                                                         -----------------       -----------------

                                                                                 3,117,015               3,041,987
                                                                         -----------------       -----------------

INCOME FROM RENTAL OPERATIONS                                                    1,026,515                 779,531
                                                                         -----------------       -----------------

COSTS AND EXPENSES:
     Interest expense - pension notes                                            1,582,983               1,509,069
     Amortization of pension notes issuance costs                                   63,698                  63,698
     Amortization of organization and offering costs                                12,444                  12,444
     Other expenses                                                                 57,244                  82,639
                                                                         -----------------       -----------------

                                                                                 1,716,369               1,667,850
                                                                         -----------------       -----------------

NET (LOSS)                                                               $        (689,854)      $        (888,319)
                                                                         =================       =================

NET (LOSS) PER ASSIGNEE INTEREST                                         $             (16)      $             (21)
                                                                         =================       =================
</TABLE>



<PAGE>

              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                              A Limited Partnership
                             Statement of Operations
                     For the Six Months Ended June 30, 1998
<TABLE>
<CAPTION>

                                                                                  Six months ended June 30,
                                                                                 1998                    1997
                                                                                 ----                    ----

<S>                                                                      <C>                     <C>              
REVENUE:
     Rental income                                                       $       8,055,696       $       7,527,334
     Interest income                                                                67,942                  44,562
     Other income                                                                  134,927                  90,379
                                                                         -----------------       -----------------

                                                                                 8,258,565               7,662,275
                                                                         -----------------       -----------------

COSTS AND EXPENSES:
     Salaries, related benefits and overhead reimbursements                      2,029,080               2,019,387
     Management fees, dietary fees and other services                              762,865                 752,498
     Administrative and marketing                                                  294,461                 282,230
     Utilities                                                                     475,809                 456,476
     Maintenance                                                                   247,566                 248,290
     Resident services, other than salaries                                        135,957                 144,136
     Food services, other than salaries                                            798,481                 781,462
     Depreciation                                                                  874,310                 831,097
     Taxes and insurance                                                           587,898                 556,428
                                                                         -----------------       -----------------

                                                                                 6,206,427               6,072,004
                                                                         -----------------       -----------------

INCOME FROM RENTAL OPERATIONS                                                    2,052,138               1,590,271
                                                                         -----------------       -----------------

COSTS AND EXPENSES:
     Interest expense - pension notes                                            3,165,966               3,018,137
     Amortization of pension notes issuance costs                                  127,396                 127,396
     Amortization of organization and offering costs                                24,888                  24,888
     Other expenses                                                                129,117                 210,119
                                                                         -----------------       -----------------

                                                                                 3,447,367               3,380,540
                                                                         -----------------       -----------------

NET (LOSS)                                                               $      (1,395,229)      $      (1,790,269)
                                                                         =================       =================

NET (LOSS) PER ASSIGNEE INTEREST                                         $             (33)      $             (42)
                                                                         =================       =================
</TABLE>


<PAGE>

              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                              A Limited Partnership
                         Statement of Partners' Deficit
                     For the Six Months Ended June 30, 1998


<TABLE>
<CAPTION>

                                                   GENERAL PARTNER              ASSIGNOR 
                                                 CAPITAL REALTY GROUP           LIMITED
                                                 SENIOR HOUSING, INC.           PARTNER                TOTAL
                                                 --------------------           -------                -----


<S>                                                <C>                      <C>                   <C>              
Partners' deficit
   at December 31, 1997                            $       (1,596,670)      $  (10,423,318)       $    (12,019,988)

Distributions                                                 (30,393)                   0                 (30,393)

Net Loss - Six months
   ended June 30, 1998                                        (27,905)          (1,367,324)             (1,395,229)
                                                   ------------------           ----------              ----------

Partners' deficit
   at June 30, 1998                                $       (1,654,968)      $  (11,790,642)       $    (13,445,610)
                                                   ==================           ==========              ==========

Percentage interest
   at June 30, 1998                                         2%                         98%                   100%
                                                            ==                         ===                   ====
</TABLE>




<PAGE>


              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                              A Limited Partnership
                            Statements of Cash Flows

<TABLE>
<CAPTION>

                                                                                    Six months ended June 30,
                                                                                 1998                     1997
                                                                                 ----                     ----


<S>                                                                        <C>                       <C>             
Cash flows from operating activities:
     Rent collections                                                      $      8,077,238          $      7,540,144
     Interest received                                                               67,942                    45,762
     Other income                                                                   134,927                    90,379
     Salary and related benefits                                                 (2,040,950)               (2,025,702)
     Management fees, dietary fees
       and other services                                                          (770,054)                 (754,917)
     Other operating expenses paid                                               (2,330,144)               (2,469,683)
     Interest paid                                                               (1,489,252)               (1,489,253)
                                                                           ----------------          ----------------

     Net cash provided by
       operating activities                                                       1,649,707                   936,730
                                                                           ----------------          ----------------

Cash flows from investing activities:
     Capital Expenditures                                                          (362,359)                 (207,574)
                                                                           ----------------          -----------------

     Net cash used in investing activities                                         (362,359)                 (207,574)
                                                                           ----------------          ----------------

Cash flows from financing activities:
     Distributions                                                                  (30,393)                  (30,393)
                                                                           ----------------          ----------------

     Net cash used in financing activities                                          (30,393)                  (30,393)
                                                                           ----------------          ----------------

Net increase in cash and
     cash equivalents                                                             1,256,955                   698,763

Cash and cash equivalents
     at beginning of period                                                       4,495,733                 4,017,181
                                                                           ----------------          ----------------

Cash and cash equivalents
     at end of period                                                      $      5,752,688          $      4,715,944
                                                                           ================          ================
</TABLE>


<PAGE>


              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                              A Limited Partnership
                            Statements of Cash Flows

                                   (Continued)

<TABLE>
<CAPTION>


                                                                                    Six months Ended June 30,
                                                                                1998                        1997
                                                                                ----                        ----

RECONCILIATION OF NET LOSS TO NET CASH
     PROVIDED BY OPERATING ACTIVITIES:
<S>                                                                       <C>                          <C>              
Net loss                                                                  $     (1,395,229)            $     (1,790,269)

Adjustments to reconcile net loss to net cash
   used in operating activities:
       Depreciation                                                                874,310                      831,097
       Amortization of organization
         and offering costs                                                         24,888                       24,888
       Amortization of pension notes
         issuance costs                                                            127,396                      127,396

Changes in operating assets and liabilities:
       Interest receivable                                                               0                        1,200
       Other assets and receivables                                                 22,788                       16,454
       Prepaid expenses                                                            169,941                       78,184
       Accounts payable                                                              9,482                       40,032
       Interest payable                                                          1,676,714                    1,528,884
       Other liabilities                                                           139,417                       78,864
                                                                          ----------------             ----------------

           Total adjustments                                                     3,044,936                    2,726,999
                                                                          ----------------             ----------------

Net cash provided by
  operating activities                                                    $      1,649,707             $        936,730
                                                                          ================             ================
</TABLE>


<PAGE>

              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                              A Limited Partnership
                          Notes to Financial Statements


(1)    ACCOUNTING POLICIES

       Nature of Business

       NHP Retirement Housing Partners I Limited Partnership (the "Partnership")
       is a  limited  partnership  organized  under  the  laws of the  State  of
       Delaware on March 10, 1986. The Partnership was formed for the purpose of
       raising  capital by issuing both Pension  Notes  ("Notes") to  tax-exempt
       investors  and selling  additional  partnership  interests in the form of
       Assignee  Interests  ("Interests")  to  taxable  individuals.   Interests
       represent  assignments  of  the  limited  partnership  interests  of  the
       Partnership  issued to the Assignor Limited  Partner,  NHP RHP-I Assignor
       Corporation.  The proceeds from the sale of the Notes and Interests  have
       been  invested  in  residential  rental  properties  for  retirement  age
       occupants.

       Basis of Presentation

       The  accompanying  unaudited  interim  financial  statements  reflect all
       adjustments which are, in the opinion of management, necessary to present
       a fair statement of the financial condition and results of operations for
       the interim periods presented.

       While the General  Partner  believes that the  disclosures  presented are
       adequate to make the  information  not  misleading,  it is suggested that
       these  financial  statements  be read in  conjunction  with the financial
       statements  and the notes  included in the  Partnership's  Annual Reports
       filed in Forms 10-K for the year ended December 31, 1997.


(2)  TRANSACTIONS WITH THE GENERAL PARTNER AND AFFILIATES OF THE GENERAL PARTNER

       Until January 23, 1995, the sole general  partner of the  Partnership was
       NHP/RHGP-1  Limited  Partnership  (NHP/RHGP-1).  On  December  19,  1991,
       NHP/RHGP-1  executed  an amended and  restated  purchase  agreement  with
       Capital  Realty  Group  Properties,  Inc.  (CRGP) for the transfer of the
       General Partner's interest in the Partnership, subject to the approval of
       holders of Interests ("Assignee  Holders.") CRGP's rights and obligations
       under the purchase agreement were subsequently assigned to Capital Realty
       Group Senior Housing,  Inc. (CRGSH).  Pursuant to a Consent  Solicitation
       dated  October 25, 1994,  Assignee  Holders  holding more than 64% of the
       equity  interests in the  Partnership  approved the election of CRGSH, as
       the replacement general partner of the Partnership. Effective January 23,
       1995,  CRGSH has become the new sole general  partner of the  Partnership
       and NHP/RHGP-I has withdrawn as general partner.

       On June 10, 1998,  the sole owner of the General  Partner,  Capital Group
       Corporation,  sold all of its shares of CRGSH common stock to  Retirement
       Associates,  Inc. ("Associates") for $855,000. The source of the funds is
       a  Promissory  Note for  $855,000  with a five year term and  bearing  an
       interest  rate  of  10%  per  annum.  The  interest  will  accrue  on the
       Promissory  Note and be payable at the maturity of the  Promissory  Note.
       Associates is the maker of the Note and Capital Realty Group  Corporation
       is the payee.  Mr. Robert Lankford is


<PAGE>

       the President of Associates and has had prior business relationships with
       Messrs. Beck and Stroud, the former principals of CRGSH.


       Effective July 24, 1998, Capital Senior Living Properties,  Inc., a Texas
       corporation,  entered into a contract to  determine  the  feasibility  of
       purchasing  four of the  five  properties  of the  Partnership.  The four
       properties are The Atrium at Carmichael,  Crosswood Oaks, The Heatherwood
       and The Veranda Club.  After the sale, The  Amberleigh  would then be the
       only property  remaining in the NHP portfolio.  The appraised fair market
       value of the four properties is $40,650,000. The appraisal was done by an
       independent third-party appraiser.

       Personnel working at the Property sites and certain home office personnel
       who perform  services for the Partnership are employees of Capital Senior
       Living,  Inc.  (CSL),  formerly an  affiliate of CRGSH.  The  Partnership
       reimburses  CSL  for  the  salaries,   related  benefits,   and  overhead
       reimbursements  of  such  personnel  as  reflected  in  the  accompanying
       financial   statements.    Salary,    related   benefits   and   overhead
       reimbursements  reimbursed and expensed by the Partnership to CSL for the
       second fiscal quarter ended June 30, 1998 and 1997,  were  $1,021,388 and
       $1,016,045,  respectively.   Management  fees,  dietary  fees  and  other
       services reimbursed and expensed by the Partnership to CSL for the second
       fiscal quarter ended June 30, 1998 and 1997,  were $384,178 and $378,962,
       respectively.

       Distributions  of $30,393 were made to the General Partner during the six
       months ended June 30, 1998.

(3)    VALUATION OF RENTAL PROPERTY

       Generally  accepted  accounting  principles  require that the Partnership
       evaluate  whether it is probable that the estimated  undiscounted  future
       cash flows of its properties,  taken individually,  will be less than the
       respective net book value of the properties.  If such a shortfall  exists
       and is material, then a write-down is warranted. The Partnership performs
       such  evaluations on an on-going basis.  During the six months ended June
       30,  1998,  based  on the  Partnership's  evaluation  of each  respective
       property,  the Partnership did not believe that any additional write-down
       was warranted.


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

LIQUIDITY AND CAPITAL RESOURCES

The following  schedule  summarizes the occupancy  levels at the four properties
wholly owned by the Partnership and at Amberleigh in which the Partnership has a
99.9% partnership interest.

                                 Available         June 30             June 30
                                   Units             1998               1997
                                   -----             ----               ----

The Amberleigh                      271               97%                96%
The Atrium at Carmichael            153               99%                99%
Crosswood Oaks                      122               90%                88%
Heatherwood                         160               95%                86%
Veranda Club                        189               90%                93%

<PAGE>

Rent  collections for the six month period  increased to $8,077,238 in 1998 from
$7,540,144 in 1997, or 7.1%,  primarily from rental rate increases and increased
occupancies.  Salaries,  management  fees  and  other  operating  expenses  paid
likewise  decreased,  from  $5,250,302  in 1997 to  $5,141,148  in 1998 or 2.1%,
primarily from increased accounts payable and other liabilities.

Cash generated from rental  operations  prior to the payment of interest expense
was  sufficient  to pay  all of the  interest  on the  Pension  Notes  currently
payable,  which was $1,489,252 for the six month period ended June 30, 1998. Net
cash provided from operations, after the payment of interest expense, during the
six  months  ended  June  30,  1998  and  1997  was   $1,649,707  and  $936,730,
respectively.  Interest on the Pension  Notes is at a 13% rate per annum,  which
totaled  $3,165,966  and  $3,018,137  for the six months ended June 30, 1998 and
1997, respectively,  but is paid based on a 7% pay rate. The remaining 6% unpaid
portion continues to be accrued and is due at maturity. Total accrued and unpaid
interest  amounted to $25,407,121  and $23,730,407 at June 30, 1998 and December
31, 1997, respectively.

Capital  expenditures  increased  $154,785  from $207,574 in 1997 to $362,359 in
1998.  Capital  improvement  programs  implemented  at several of the properties
during 1995 continued during 1996, 1997 and 1998.

Cash and cash  equivalents  at June 30, 1998 and December  31, 1997  amounted to
$5,752,688 and $4,495,733, respectively.

If operations do not improve  significantly  in the long-term,  future funds may
not be available to meet operating requirements,  including the ultimate payment
of principal  and  deferred  interest on the Pension  Notes.  This cash need has
caused the General Partner to determine that it is not  financially  appropriate
to make distributions to Assignee Holders.  The General Partner anticipates that
distributions   will   continue  to  be  suspended   until   operating   results
significantly improve.

Although cash flow from  operations  improved in 1996 and 1997,  cash  generated
from  operations  over the several  years prior to 1994 had not been adequate to
meet  the  Partnership's  minimum  interest  payment  requirements.  The  annual
shortfall was approximately $59,000 during 1993, and averaged approximately $1.5
million  annually in the five-year  period prior to 1993. The shortfall has been
funded by Partnership's  cash reserves,  which  principally  resulted from funds
remaining from the initial offering of Partnership  Interests and Pension Notes,
after  the  acquisition  of  the  Partnership's  properties.  Since  1993,  cash
generated from operations has been sufficient to meet the Partnership's  minimum
interest payment  requirements.  If interest payments continue to be deferred at
the current rate of 6%, the total accrual for unpaid interest and principal will
approximate  $81 million at December 31, 2001,  the maturity date of the Pension
Notes,  which is far in excess of projected  cash reserves.  Accordingly,  there
will need to be very  significant  improvements  in cash flows  from  operations
and/or increases in the disposition  and/or refinancing values of the Properties
to fund both the accrued  interest and the face value of the Pension  Notes upon
their maturity.

Obligations  to the  Pension  Note  holders  ("Noteholders")  must be met before
payments can be made to the Assignee Unit holders.  The accrued  interest on the
outstanding  debt  is  currently   approximately  $26  million  in  addition  to
outstanding principal of $42 million. As stated above, by December 31, 2001, the
interest  accruals plus  principal  will reach  approximately  $81 million.  The
General  Partner  believes  it is  critical  to find a way to stop the  interest
deferrals.  In order to  accomplish  this goal,  the  General  Partner  has been
evaluating various options to halt this deferred interest.  One of these options
is the sale of a substantial amount of the Partnership's  properties.  Effective
July 24, 1998,  Capital  Senior Living  Properties,  Inc., a Texas  corporation,
entered into a contract to determine the  feasibility of purchasing  four of the
five properties of the 


<PAGE>

Partnership  as stated  above.  The General  Partner  believes such a sale could
provide the  necessary  capital to pay on a current basis the full amount of the
interest accruals and that the remaining revenue plus adequate reserves would be
sufficient  to  pay  the  full  amount  of  current  interest  accruals  on  the
outstanding principal. The General Partner, however, emphasizes that there is no
guarantee,  even with taking these steps,  that after  payment of the  remaining
principal  and  interest,  it would  result in any return to the  Assignee  Unit
holders.

RESULTS OF OPERATIONS

The  Partnership's  net loss for the six  months  ended June 30,  1998  includes
rental operations from each of the Partnership's  properties.  The net loss also
includes   depreciation,   amortization   of  Pension  Notes   issuance   costs,
amortization  of  organization  and  offering  costs and  accrued  Pension  Note
interest expense which are noncash in nature.

The  Partnership's  net loss decreased from $1,790,269 to $1,395,229 for the six
month period ending June 30, 1997 and 1998, respectively.  Net loss per Interest
decreased from $42 to $33 for the 42,691 Interests, respectively. This decreased
loss was  principally  due to increased  rental income and  occupancies.  Rental
income  increased  to  $8,055,696  for the six months  ended June 30,  1998 from
$7,527,334 for the same period in 1997, or  approximately  7.0%,  primarily as a
result of rental rate  increases  and  increased  occupancies.  Rental  expenses
increased to $6,206,427 from $6,072,004 for the six month period ending June 30,
1998 and 1997, respectively, or 2.2%. Increased rental expense was primarily due
to  inflation  and  additional  depreciation  expense due to  increased  capital
expenditures.  Pension  Note  interest  expense  increased  from  $3,018,137  to
$3,165,966 for the six month periods ending June 30, 1997 and 1998 respectively.
Other expenses relating to Partnership administration decreased from $210,119 to
$129,117 for the six month periods ending June 30, 1997 and 1998, respectively.

For the three months ended June 30,1998 as compared  with the three months ended
June 30, 1997, the Partnership's revenue and expenses reflect the same variances
as discussed above.

As discussed previously,  the Partnership performs an on-going evaluation of the
individual  carrying  value  of  each of the  rental  properties.  Based  on the
Partnership's  evaluation  of these  carrying  values at June 30,  1998,  it was
determined that no additional  write-downs were warranted.  The Partnership will
continue to evaluate the properties in the future,  and  additional  write-downs
may be necessary.

ITEM 3.       QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK.

Not applicable


PART II

All items not applicable.

<PAGE>


SIGNATURES

Pursuant to the  requirements of Section 13 or 15(d) 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.

                         NHP Retirement Housing Partners I, Limited Partnership


                         by:      Capital Realty Group Senior Housing, Inc.
                                  General Partner



                                       By:/s/ Robert Lankford
                                          --------------------------------    
                                          Robert Lankford
                                          President


                                          Date:    August 14, 1998