<PAGE>

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

                                    FORM 10-Q

               QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF
                       THE SECURITIES EXCHANGE ACT OF 1934
                  For the quarterly period ended March 31, 2004

                                       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: 000-23463

                       PHILIPS INTERNATIONAL REALTY CORP.
             (Exact name of registrant as specified in its charter)


              Maryland                                 13-3963667
   (State or other jurisdiction of                    (IRS Employer
    Incorporation or Organization)                  Identification No.)

                295 Madison Avenue, 2nd Floor, New York, NY 10017
               (Address of principal executive offices - Zip Code)

                                 (212) 545-1100
              (Registrant's telephone number, including area code)


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 / /

Indicate by check mark whether the registrant is an accelerated filer (as
defined in Rule 12b-2 of the Exchange Act) Yes / / No /X/

Indicate the number of shares outstanding of each of the issuer's classes of
common stock as of the latest practicable date: 7,340,474 shares outstanding as
of April 30, 2004.

<PAGE>

                       PHILIPS INTERNATIONAL REALTY CORP.
                                    FORM 10-Q
                                      INDEX

<TABLE>
<CAPTION>
                                                                                                                         Page

Part I   FINANCIAL INFORMATION
<S>      <C>                                                                                                             <C>

         Item 1.  Financial Statements:

                  Consolidated Statements of Net Assets in Liquidation as of March 31, 2004 and December 31, 2003         3

                  Consolidated Statement of Changes in Net Assets in Liquidation for the                                  4
                  Three Months Ended March 31, 2004

                  Condensed Consolidated Statement of Income for the Three Months Ended March 31, 2003                    5

                  Condensed Consolidated Statement of Shareholders' Equity for the Three Months Ended March 31, 2003      6

                  Condensed Consolidated Statement of Cash Flows for the Three Months Ended March 31, 2003                7

                  Notes to Consolidated Financial Statements                                                              8

         Item 2.  Management's Discussion and Analysis of Financial Condition and Results of Operations                  13

         Item 3.  Quantitative and Qualitative Disclosures About Market Risk                                             13

         Item 4.  Controls and Procedures                                                                                13

Part II  OTHER INFORMATION

         Item 1.  Legal Proceedings                                                                                      14

         Item 2.  Changes in Securities, Use of Proceeds and Issuer Purchases of Equity Securities                       14

         Item 3.  Defaults Upon Senior Securities                                                                        14

         Item 4.  Submission of Matters to a Vote of Security Holders                                                    14

         Item 5.  Other Information                                                                                      14

         Item 6.  Exhibits and Reports on Form 8-K                                                                       14

                  Signatures                                                                                             15
</TABLE>


                                       2
<PAGE>

                                     PART I

                              FINANCIAL INFORMATION

Item 1.  Financial Statements

                       PHILIPS INTERNATIONAL REALTY CORP.
                           (IN PROCESS OF LIQUIDATION)
              CONSOLIDATED STATEMENTS OF NET ASSETS IN LIQUIDATION




<TABLE>
<CAPTION>
                                                                              March 31,
                                                                                 2004              December 31,
                                                                             (Unaudited)               2003
                                                                             -----------           ------------
<S>                                                                          <C>                   <C>

ASSETS (LIQUIDATION BASIS)
Cash and cash equivalents                                                     $1,899,702            $5,823,934
Accounts receivable, net of allowance of $50,000                                  77,170                92,174
Prepaid expenses                                                                  36,020                49,967
Other assets                                                                   2,310,915             2,867,943
                                                                              ----------            ----------
                                                                               4,323,807             8,834,018
                                                                              ----------            ----------

LIABILITIES (LIQUIDATION BASIS)
Accounts payable and accrued expenses                                         (1,229,745)           (1,440,521)
Distributions payable on common stock                                                  -            (3,670,237)
Accrual for liquidation expenses                                                (280,000)             (885,000)
                                                                              ----------
                                                                              (1,509,745)           (5,995,758)
                                                                              ----------            ----------

MINORITY INTERESTS (LIQUIDATION BASIS)                                            (8,841)              (21,478)
                                                                              ----------            ----------

COMMITMENTS AND CONTINGENCIES

NET ASSETS IN LIQUIDATION                                                     $2,805,221            $2,816,782
                                                                              ==========            ==========
</TABLE>


                             See accompanying notes.


                                       3
<PAGE>

                       PHILIPS INTERNATIONAL REALTY CORP.
                           (IN PROCESS OF LIQUIDATION)
                      CONSOLIDATED STATEMENT OF CHANGES IN
                            NET ASSETS IN LIQUIDATION
                    For the Three Months Ended March 31, 2004

                                   (Unaudited)




   Net Assets in Liquidation, December 31, 2003                     $2,816,782
   Increases (decreases) during the period:
     Interest income                                                     2,347
     Amortization of prepaid insurance                                 (13,947)
     Minority interests                                                     39
                                                                    ----------

   Net Assets in Liquidation, March 31, 2004                        $2,805,221
                                                                    ==========


                             See accompanying notes.


                                       4
<PAGE>

                       PHILIPS INTERNATIONAL REALTY CORP.
                   CONDENSED CONSOLIDATED STATEMENT OF INCOME
                    For the Three Months Ended March 31, 2003

                                   (Unaudited)


<TABLE>
<CAPTION>
DISCONTINUED OPERATIONS
<S>                                                                                                       <C>

Revenues from rental property                                                                             $413,175
                                                                                                          --------

Expenses:
         Operating expenses                                                                                 58,959
         Real estate taxes                                                                                  34,276
         Management fees to affiliates                                                                      12,488
         General and administrative expenses                                                               208,669
                                                                                                          --------
                                                                                                           314,392
                                                                                                          --------

Operating income                                                                                            98,783

Minority interests in income before gain on sale of shopping center property                                  (385)

Other income (expense), net                                                                                 14,671
                                                                                                          --------

Income from discontinued operations before gain on sale of shopping center property                        113,069

Gain on sale of shopping center property (net of minority share of $454)                                   132,998
                                                                                                          --------

Net income from discontinued operations                                                                   $246,067
                                                                                                          ========

Basic and diluted net income per common share                                                             $   0.03
                                                                                                          ========
</TABLE>


                             See accompanying notes.


                                       5
<PAGE>

                       PHILIPS INTERNATIONAL REALTY CORP.
            CONDENSED CONSOLIDATED STATEMENT OF SHAREHOLDERS' EQUITY
                    For the Three Months Ended March 31, 2003

                                   (Unaudited)


<TABLE>
<CAPTION>
                                                                                                 Cumulative
                                                                            Additional        Distributions in          Total
                                           Common             Stock           Paid-in           Excess of Net       Shareholders'
                                           Shares            Amount           Capital              Income               Equity
                                           ------            ------         ----------        -----------------     -------------
<S>                                       <C>                <C>            <C>               <C>                    <C>
Balance, December 31, 2002                7,340,474          $73,405        $92,668,007         $(75,128,871)         $17,612,541
   Net income                                                                                        246,067              246,067
   Dividends on common stock                                                                      (3,670,237)          (3,670,237)
                                          ---------          -------        -----------         ------------          -----------
Balance, March 31, 2003                   7,340,474          $73,405        $92,668,007         $(78,553,041)         $14,188,371
                                          =========          =======        ===========         ============          ===========
</TABLE>


                             See accompanying notes.


                                       6
<PAGE>

                       PHILIPS INTERNATIONAL REALTY CORP.
                 CONDENSED CONSOLIDATED STATEMENT OF CASH FLOWS
                    For the Three Months Ended March 31, 2003

                                   (Unaudited)


<TABLE>

<S>                                                                 <C>
Cash flow used in operating activities                              $(169,503)
                                                                   ----------

Cash flow provided by investing activities:
     Proceeds from sale of shopping center property                 2,568,106
                                                                   ----------

Cash flow used in financing activities:
     Distributions to minority interests                              (12,598)
     Dividends paid on common stock                                (3,670,237)
                                                                   ----------
                                                                   (3,682,835)
                                                                   ----------

Net decrease in cash and cash equivalents                          (1,284,232)
                                                                   ----------

Cash and cash equivalents, beginning of period                      5,941,024
                                                                   ----------

Cash and cash equivalents, end of period                           $4,656,792
                                                                   ==========
</TABLE>


                             See accompanying notes.


                                       7
<PAGE>

                       PHILIPS INTERNATIONAL REALTY CORP.
                           (IN PROCESS OF LIQUIDATION)
                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS



1.  Business

Philips International Realty Corp. (the "Company") is a real estate investment
trust ("REIT") originally formed to continue and expand the shopping center
business of certain affiliated companies owned or controlled by Philip Pilevsky
(the "Philips Group"). The Philips Group had been engaged for many years in the
ownership, development and acquisition for redevelopment of neighborhood and
community shopping centers predominantly concentrated in the greater New York
and Miami metropolitan areas.

On October 13, 1999, the Board of Directors of the Company announced that it had
retained a financial advisor to assist the Company in examining strategic
alternatives to maximize shareholder value. The Board believed that the
Company's then current stock price did not reflect the underlying value of its
assets. Given the changing dynamics of the REIT market place and consistent with
its commitment to realize shareholder value for all investors, the Board
believed that it was prudent to explore the strategic alternatives for the
Company.

At a Special Meeting of Stockholders held on October 10, 2000, approximately 80%
of the Company's 7,340,474 common shares outstanding were voted, with 99.7% of
these votes cast, in favor of a plan of liquidation.

The plan of liquidation approved by stockholders generally provided for (i) the
disposition of the Company's real estate properties for cash, the assumption of
indebtedness and/or the redemption of certain equity interests in the Company,
(ii) payment or provision for the Company's liabilities, (iii) distribution of
the net cash proceeds, then estimated at $18.25 per share of common stock, to
stockholders in two or more liquidating distributions, and (iv) the wind-up of
operations and dissolution of the Company.

The Company completed the disposition of its real estate properties on December
12, 2003, and has distributed to date $17.75 per share in cash to its
stockholders. This has been achieved through a series of ten property sales
and/or redemption transactions, and eight liquidating distributions as more
fully described in Note 2 below.

2.  Plan of Liquidation

The following is a chronology of the events which have transpired to date
pursuant to the plan of liquidation approved by stockholders on October 10,
2000.

In November 2000, the Company completed the distribution of its interest in four
shopping center properties in Hialeah, Florida and the sale of its interest in
one redevelopment site (1517-25 Third Avenue, New York City) for total
consideration of approximately $123 million to former unit holders in the
Operating Partnership, including Philip Pilevsky, the Company's Chairman and
Chief Executive Officer, (collectively, the "Related Limited Partners") ("The
Hialeah Agreements"). The total consideration was comprised of $3.3 million in
cash, $85.3 million in mortgage debt assumption and $34.1 million in redemption
of the Related Limited Partners' entire equity interest in the Operating
Partnership (1,870,873 Units valued at $18.25 per Unit). These transactions
resulted in a gain of approximately $24.4 million, net of $9.3 million of
minority interest.

On December 4, 2000, certain affiliates of the Company disposed of interests in
eight properties aggregating approximately 1,178,000 square feet to Kimco Income
Operating Partnership, L.P. ("Kimco") for a total consideration of $137 million
pursuant to an Asset Contribution, Purchase and Sale Agreement dated as of April
28, 2000. The purchase price was comprised of approximately $71.1 million in
cash, $55.4 million in mortgage debt assumption and $10.5 million of equity
redemption (576,326 Operating Partnership Units valued at $18.25 per Unit). The
properties included four New York shopping centers (Forest Avenue Shoppers Town,
Meadowbrook Commons, Merrick Commons and Mill Basin Plaza), two Connecticut
shopping centers (Branhaven Plaza and Elm Plaza), one shopping center property
in New Jersey (Millside Plaza) and one shopping center property in Massachusetts
(Foxboro Plaza). The disposition of these properties resulted in a gain of
approximately $17.4 million net of $6.6 million in minority interest.

On June 14, 2001, the Company completed the sale of its redevelopment site
located in Lake Worth, Florida (the "Lake Worth Property") to the Related
Limited Partners, for approximately $7.6 million in cash, pursuant to an Amended
and Restated Purchase and Sale Agreement dated as of June 20, 2000 (the "Lake
Worth Agreement"). The sale of this property resulted in a gain of approximately
$.3 million.

The purchase price paid by the Related Limited Partners under the Lake Worth
Agreement will be adjusted, up or down, so that the aggregate value per Unit
received by them in connection with the distribution to the Related Limited
Partners of the Company's four shopping center properties located in Hialeah,
Florida and the sale to the Related Limited Partners in December 2000 of the
Company's redevelopment property located on Third Avenue in New York, New York
($18.25 per share), and the total per share value received by the Company's
stockholders in the liquidation, will be the same.

On August 31, 2001, the Company completed the sale of its North Star Shopping
Center in Alexandria, Minnesota for approximately $4.5 million pursuant to the
Sale and Purchase Agreement dated July 16, 2001 by Philips Shopping Center Fund
L.P., a Delaware limited partnership, as Seller, and Repco LLP, as successor to
Kordel, Inc., a Minnesota corporation, as Buyer. The sale resulted in a gain of
approximately $4,000.

On October 31, 2001, the Company completed the sale of its Highway 101 Shopping
Center in Port Angeles, Washington for approximately $4.5 million in cash,
pursuant to the Sale and Purchase Agreement dated June 14, 2001 by Philips
Shopping Center Fund L.P., a Delaware limited partnership, as Seller, and BDG
LLC, as successor to 3 Puyallup Associates, LLC, a Washington limited liability
company, as Buyer. This sale resulted in a gain of approximately $39,000.


                                       8
<PAGE>

On January 29, 2002, the Company announced that Kmart Corporation's ("Kmart")
Chapter 11 bankruptcy filing was likely to delay the sales of the Company's then
five remaining properties pursuant to the Company's plan of liquidation, and
might result in a reduction of the remaining projected liquidating distributions
of $3.00 per common share. Further, the Company reported that Kmart leased a
significant portion of the space in each of the Company's then five remaining
shopping center properties, of which four stores were currently operating and
one Kmart store in Reedley, California was closed. While operating in
bankruptcy, Kmart announced that it would seek immediate cancellation of leases
at closed locations. As a result of the uncertainty pertaining to the ultimate
status of the Kmart leases, the Company expected a delay in the completion of
its plan of liquidation. Also, the potential impact on the proceeds from sales
of the then remaining five properties could not then be evaluated.

On February 19, 2002, the Company announced that the New York Stock Exchange
(the "NYSE") had advised the Company that it may be subject to NYSE trading
suspension and delisting if the Company's average market capitalization fell
below $15 million ($2.05 per common share) over a 30-day trading period.

On March 13, 2002, the Company announced that its four properties with operating
Kmart stores (Sacramento, CA, Atwater, CA, McHenry, IL and Hopkinsville, KY)
were not affected by Kmart's recent announcement of store closings. Kmart had
been operating under the protection of Chapter 11 of the Bankruptcy Code, and
the Court approved the cancellation of the Kmart lease at the Company's then
fifth remaining property, located in Reedley, California, in January. Although
none of the Company's remaining Kmart stores were targeted for closure at such
time, there could be no assurance that Kmart would not seek to cancel additional
leases while it was in bankruptcy. Further, the Company objected to Kmart's
request for an extension of the 60-day period in which the debtor must assume or
reject the Company's leases under the Bankruptcy Code. Kmart was seeking an
extension on all remaining leases through July 2003, and the Courts generally
grant such significant extensions. As to the Company's Kmart leases, the Court
approved an agreement with Kmart whereby all leases which had not been assumed
or rejected on or before September 30, 2002 would be subject to certain
protections from October 1, 2002 through January 15, 2003 which, among other
things, precluded store closings during this period. In addition, the Court set
March 31, 2003 as the deadline for Kmart to assume or reject the Company's
leases without prejudice to Kmart's right to seek further extension.

On April 16, 2002, the Company completed the sale of its McHenry Commons
shopping center property in McHenry, Illinois for approximately $3.9 million in
cash, pursuant to a Sale and Purchase Agreement dated November 29, 2001 by and
between Philips Shopping Center Fund, L.P., a Delaware limited partnership, as
Seller, and GK Development, Inc., an Illinois corporation, and Star Realty
Investors, LLC, an Illinois limited liability company, jointly and severally as
Purchaser. This sale resulted in a gain of approximately $102,000.

On October 3, 2002, the Company completed the sale of its Kmart Shopping Center
in Sacramento, California for approximately $5.9 million in cash, pursuant to a
Purchase and Sale Agreement dated September 24, 2002 by and between Philips
Shopping Center Fund, L.P., a Delaware limited partnership, as Seller, and M&A
Gabaee L.P., a California limited partnership, Mirasa L.L.C., a California
limited liability company, and Corsair L.L.C., a Nevada limited liability
company, jointly and severally as Buyer. This transaction resulted in a gain of
approximately $118,000.

On October 8, 2002, the Company announced that it expected the New York Stock
Exchange would commence action to suspend trading and apply to delist the
Company's shares of common stock on the NYSE concurrent with payment of the
fifth liquidating distribution scheduled to be paid on October 22, 2002. If the
Company's shares ceased to be traded on the NYSE, the Company indicated it
believed that an alternative trading venue may be available; however, there
could be no assurance that such an alternative market would develop. If the
Company was delisted from the NYSE, the Company further noted that it had no
current intention to seek listing of its common shares on any other securities
exchange or on NASDAQ.

On October 28, 2002, the Company reported that the NYSE had delivered notice to
the Company and issued a press release to advise that it had determined the
common stock of the Company, trading symbol PHR, should be removed from the list
of companies traded on the NYSE. This decision was reached in view of the fact
that the Company had fallen below the NYSE's continued listing standards as its
average global market capitalization over a consecutive 30 day period was less
than $15,000,000. Furthermore, the NYSE noted that the Company has been
operating pursuant to a plan of liquidation approved by its shareholders on
October 10, 2000 and has made four liquidating distributions totaling $15.25 as
of such date, with a fifth liquidating distribution of $0.50 to be paid on
October 22, 2002. The NYSE indicated it intended to (and did, in fact) suspend
trading in the Company's common stock prior to the opening on October 23, 2002
in connection with this distribution. Action by the NYSE with the Securities and
Exchange Commission delisting the Company's shares followed the completion of
applicable procedures. The Company did not request a review of this NYSE
determination. Upon completion of all prescribed delisting procedures, the
Company automatically became a Section 12(g) reporting company, pursuant to the
Securities and Exchange Act, and was no longer a Section 12(b) reporting
company.

On January 24, 2003, Kmart filed a plan of reorganization and related disclosure
statement with the bankruptcy court. Confirmation hearings were scheduled for
April 14 and 15, 2003. Assuming the court approved the disclosure statement and
the plan was confirmed, Kmart's filings indicated it would emerge from Chapter
11 on or about April 30, 2003. In connection therewith, Kmart filed a motion
dated February 5, 2003 with the court seeking to extend the deadline by which it
must assume or reject certain "go-forward" leases of real property from March
31, 2003 to the effective date of a plan reorganization, but no later than May
31, 2003. The Company did not object to this motion as it pertained to its
leases with Kmart at its Atwater, California and Hopkinsville, Kentucky shopping
centers.

On February 28, 2003, the Company completed the sale of its shopping center
property in Reedley, California for approximately $2.6 million in cash, pursuant
to a Purchase and Sale Agreement dated January 29, 2003 by and between Philips
Shopping Center Fund, L.P., a Delaware limited partnership, as Seller, and D&L
Lowe L.P., a California limited partnership, as Buyer. This transaction resulted
in a gain of approximately $133,000.


                                       9
<PAGE>

On April 22, 2003, Kmart announced that the bankruptcy court had approved its
plan of reorganization. Kmart subsequently emerged from Chapter 11 on May 6,
2003. The Company's leases with Kmart at its Atwater, California and
Hopkinsville, Kentucky shopping centers were assumed in connection with this
restructuring.

On August 26, 2003, the Company completed the sale of its shopping center on
Bellevue Road in Atwater, California for the price of $6.0 million in cash,
pursuant to a Purchase and Sale Agreement dated June 23, 2003 by and between
Philips Shopping Center Fund, L.P., a Delaware limited partnership, as Seller,
and Nationwide Properties, LLC, a California limited liability company, as
Buyer. This transaction resulted in a gain of approximately $549,000.

On December 12, 2003, the Company completed the sale of its shopping center on
Fort Campbell Boulevard in Hopkinsville, Kentucky for the price of $2.875
million in cash, pursuant to a Purchase and Sale Agreement dated December 4,
2003 by and between Philips Shopping Center Fund, L.P., a Delaware limited
partnership, as Seller, and Kmart Express LLC, a Michigan limited liability
company, as Buyer. This transaction resulted in a loss of approximately $44,000.
With the completion of such sale, the Company ceased all active business
operations and now exists solely to complete its liquidation.

The Board of Directors of the Company authorized liquidating distributions
generally following each of the foregoing asset dispositions as follows:

                                                        Per Share
            Date Paid                                      Amount
            ---------                                   ---------

            December 22, 2000                              $13.00
            July 9, 2001                                     1.00
            September 24, 2001                               0.75
            November 19, 2001                                0.50
            October 22, 2002                                 0.50
            March 18, 2003                                   0.50
            September 16, 2003                               1.00
            January 6, 2004                                  0.50
                                                           ------
                                                           $17.75
                                                           ======

The Board of Directors of the Company is currently seeking (i) final resolution
of a certain class action filed against the Company and its directors in
connection with the plan of liquidation, and (ii) recovery of approximately
$2.05 million expended by the Company in defense of this action pursuant to the
terms of its directors and officers' insurance policy. (See Note 5.) Upon
completion of such matters, the Board of Directors currently intends to declare
a ninth liquidating distribution and then may act to dissolve the corporation,
transferring the Company's then residual miscellaneous assets, liabilities and
contingent obligations, if any, into a liquidating trust. As any such assets are
realized, liabilities paid and contingencies resolved, future liquidating
distributions would be made from the trust at such times and in such amounts as
the trustee deems appropriate. There can be no assurances, however, pending
further research into the economic, tax and governance issues associated with
dissolution of the corporation and creation of a liquidating trust, whether the
wind-down of the Company's operations will proceed in this manner. The Company
may not form such liquidating trust and may simply continue in its current form
until such time as its liquidation is complete.

3.  Significant Accounting Policies

Basis of Presentation

The Company adopted the liquidation basis of accounting as of December 31, 2003.
The liquidation basis of accounting is appropriate when liquidation appears
imminent, a company can no longer be classified as a going concern, and the net
realizable values of a company's assets are reasonably determinable. Under this
method of accounting, assets and liabilities are stated at their estimated
realizable value (on an undiscounted basis) and estimated costs of liquidating
the Company are provided to the extent reasonably determinable.

In adopting the liquidation basis of accounting, the Company has accrued what it
believes are reasonable estimates of costs to liquidate its assets. The actual
costs to liquidate the Company may differ significantly depending on a number of
factors, including the length of time it takes to realize its remaining assets.
Estimated costs to liquidate the Company are reflected in the Consolidated
Statements of Net Assets in Liquidation as "Accrual for liquidation expenses."

It is not presently determinable whether, upon completion of the liquidation,
the net assets available for distribution to shareholders will differ materially
from the amount shown in the accompanying financial statements as "Net Assets in
Liquidation."

Interim Financial Statements

The accompanying consolidated financial statements include the accounts of the
Company and its subsidiaries, all of which are wholly-owned. All significant
intercompany accounts and balances have been eliminated in consolidation. The
information furnished is unaudited and reflects all adjustments which are, in
the opinion of management, necessary to reflect a fair presentation of the
results for the interim periods presented, and all such adjustments are of a
normal recurring nature. These consolidated financial statements should be read
in conjunction with the financial statements included in the Company's Annual
Report on Form 10-K for the year ended December 31, 2003.


                                       10
<PAGE>

Segment Information

The Company's shopping center properties had historically been anchored by
discount stores, supermarkets, drugstores and other retailers offering day to
day shopping necessities. Management considered the operating, investing and
financing activities of its properties to comprise a single business segment and
evaluated real estate performance and allocated resources based upon net income.

The Company's results of operations were significantly dependant on the overall
health of the retail industry. The Company's tenant base was comprised almost
exclusively of merchants in the retail industry. The retail industry is subject
to external factors such as inflation, consumer confidence, unemployment rates
and consumer tastes and preferences. A decline in the retail industry could have
reduced merchant sales, which could have adversely affected the operating
results of the Company.

As the result of the plan of liquidation, the Company's shopping center
operations had historically been presented as discontinued operations.

Use of Estimates

The preparation of financial statements in conformity with accounting principles
generally accepted in the United States requires management to make estimates
and assumptions that affect the amounts reported in the financial statements and
accompanying notes. Actual results could differ from these estimates.

Income Per Share

Basic income per share excludes the dilutive effects of any outstanding options
and warrants. Diluted income per share includes the dilutive (but not any
anti-dilutive) effect of outstanding options and warrants calculated under the
treasury stock method.

Basic and diluted net income per share in the accompanying Consolidated
Statement of Income is based upon 7,340,474 weighted average shares of common
stock outstanding for the three months ended March 31, 2003, and is computed by
dividing Net income from discontinued operations by the weighted average number
of shares outstanding for the period.

Minority Interests

The Company historically conducted substantially all of its business and held
its real estate interests through Philips International Realty, L.P., a Delaware
limited partnership (the "Operating Partnership"). This Operating Partnership
was owned 74.8% by the Company, as General Partner, and 25.2% by Unit holders,
as limited partners. The minority interests of these limited partners were
substantially eliminated in conjunction with the disposition of properties
pursuant to the plan of liquidation. (See Note 2.)

4.  Other Assets

Other assets in the accompanying Consolidated Statements of Net Assets in
Liquidation as of March 31, 2004, and December 31, 2003, were substantially
comprised of legal costs incurred in connection with the defense of a certain
class action (see Note 5). While it is probable that such defense costs will not
be fully recovered since the carrier is now seeking to disqualify a substantial
portion of the costs incurred as non-covered expenses under the policy, the
Company considers the carrier's assertions to be without merit, in contravention
of the policy's specifications and will take such action as may be necessary to
protect the interests of its shareholders. Other assets also include certain
transfer and real estate tax refunds pending, and amounts due in connection with
certain property sales.

5.  Commitments and Contingencies

Legal Proceedings

On October 2, 2000, a class action was filed in the United States District Court
for the Southern District of New York against the Company and its directors. The
complaint alleged a number of improprieties concerning the pending plan of
liquidation of the Company. The Company believes that the asserted claims are
without merit, and will defend against such claims vigorously. On November 9,
2000, the Court, ruling from the bench, denied the plaintiff's motion for a
preliminary injunction. This bench ruling was followed by a written order dated
November 30, 2000 wherein the Court concluded that the plaintiff had failed to
demonstrate either that it was likely to succeed on the merits of its case or
that there were sufficiently serious questions going to the merits of its case
to make it fair ground for litigation.

On February 5, 2002, the Court denied the plaintiff's motion for class action
certification. The plaintiff may elect to proceed with its claims on its own now
that class certification has been denied. The plaintiff also has asserted
derivative claims for alleged breaches of fiduciary duty by the directors of the
Company. The Company believes that such derivative claims are deficient for,
among other reasons, the grounds upon which class certification was denied. The
Company believes that all of the asserted claims are without merit, and will
defend against such claims vigorously.

On February 28, 2002, the Company announced that the plaintiff had sought
permission from the Court of Appeals for the Second Circuit to appeal the denial
of class certification discussed above. In order for plaintiff to have obtained
permission to appeal, it had to demonstrate that the denial of class
certification effectively terminated the litigation and that the District
Court's decision was an abuse of its discretion. The Company opposed plaintiff's
application. If the Court of Appeals granted plaintiff's request, plaintiff
would then have been able to appeal the District Court's denial of class
certification.

On May 28, 2002, the United States Court of Appeals for the Second Circuit
ordered that the plaintiff's petition to appeal the District Court's denial of
class certification also be denied.


                                       11
<PAGE>

The Company has incurred significant costs in connection with the defense of
this litigation, which it believes are covered under the Company's directors and
officer's insurance policy and included in Other assets in the accompanying
consolidated financial statements. While it is probable that such defense costs
will not be fully recovered since the carrier is now seeking to disqualify a
substantial portion of the costs incurred as non-covered expenses under the
policy, the Company considers the carrier's assertions to be without merit, in
contravention of the policy's specifications and will take such action as may be
necessary to protect the interests of its shareholders. (See Note 4.)

The Company has historically also been subject to various legal proceedings and
claims that arose in the ordinary course of business. These matters are
generally covered by insurance. Management believes that the final outcome of
such matters will not have a material adverse effect on the financial position
or liquidity of the Company.

Other Matters

On June 28, 2002, the Company entered into a settlement agreement with the New
York City Department of Finance ("NYCDOF") pursuant to which the Company paid
$903,943, including principal of $650,000 and interest of $253,943, in full
satisfaction of all real property transfer taxes, interest and penalties
assessed by the NYCDOF in May 2002 in connection with the Company's 1997
formation transactions and 1998 initial public stock offering. The shopping
center properties relating to the subject tax assessments have been previously
disposed in connection with the plan of liquidation. Accordingly, the principal
and interest components of the settlement payment were charged to gain (loss) on
sale of shopping center properties and Other income (expense), respectively, in
the accompanying Consolidated Statement of Operations for the year ended
December 31, 2002.

In March and August 2003, respectively, the NYCDOF and the New York State
Department of Taxation and Finance ("NYSDOF") issued preliminary Notices of Tax
Due with regard to the Company's December 2000 transfers of its New York
shopping center properties to Kimco. On March 5, 2004, the NYCDOF issued
Adjusted Notices of Tax Due with regard to such transfers. The NYCDOF is seeking
to impose interest charges only relating to the late filing of the subject
transfer tax returns. The Company does not expect to incur any material
liability in connection with the NYCDOF notices. The NYSDOF notices have been
resolved with no cost to the Company.

On June 5, 2003, the Company entered into a settlement agreement with the NYSDOF
pursuant to which the Company paid $147,963.28, in full satisfaction of all real
property transfer taxes assessed by the NYSDOF in connection with the Company's
1997 Formation Transactions and 1998 initial public offering.

6.  Contract Rights Agreements

The Company had maintained a stock option plan pursuant to which a maximum
852,550 shares of the Company's Common Stock could be issued for qualified and
non-qualified options. Options granted under the Plan generally vested ratably
over a three-year term, expired ten years from the date of grant and were
exercisable at the market price on the date of grant, unless otherwise
determined by the Board in its sole discretion.

In conjunction with the Company's adoption of the plan of liquidation and the
disposal of substantially all of its shopping center properties, all options
outstanding at December 31, 2000 (705,500 shares at a weighted average exercise
price per share of $17.43) became fully vested and replaced one-for-one by a
contractual right (a "Contract Right") to receive a cash distribution on the
same basis and at the same time as liquidating distributions are made to
shareholders. The total amount to be paid on each Contract Right will equal the
total per share proceeds distributed to shareholders less the original stock
option exercise price. Contract Rights are retained after termination of
employment. The Company believes it has adequately accrued for amounts which may
become due and payable pursuant to such Contract Rights.


                                       12
<PAGE>

                                     PART I

                              FINANCIAL INFORMATION
                                   (Continued)

Item 2.  Management's Discussion and Analysis of Financial Condition and Results
         of Operations

The following discussion should be read in conjunction with the accompanying
consolidated financial statements and notes thereto, and the Company's Annual
Report on Form 10-K for the fiscal year ended December 31, 2003. These financial
statements include all adjustments which are, in the opinion of management,
necessary to reflect a fair presentation of the results for the interim periods
presented.

When used in this Quarterly Report on Form 10-Q, the words "may", "will",
"expect", "anticipate", "continue", "estimate", "project", "intend" and similar
expressions are intended to identify forward-looking statements regarding
events, conditions and financial trends that may affect the Company's future
plans of operations, business strategy, results of operations and financial
position. Such forward-looking statements are not guarantees of future
performance and are subject to risks and uncertainties. Actual results may
differ materially from those included within the forward-looking statements as a
result of various factors.

Results of Operations

The Company adopted the liquidation basis of accounting as of December 31, 2003.
Accordingly, comparison of the accompanying interim consolidated financial
statements for the period ended March 31, 2004, with the prior year financial
statements is not practical.

Liquidity and Capital Resources

The Company expects to invest temporarily available cash in short-term,
investment-grade interest bearing securities, such as securities of the United
States government or its agencies, high-grade commercial paper and bank
deposits.

The Company believes that its net cash reserves will be sufficient to (i) make
distributions necessary to enable the Company to continue to qualify as a REIT,
and (ii) to fund the wind-down of operations and dissolution of the Company.
There can be no assurances, however, whether the total distributions to
stockholders will differ materially from the amount shown in the accompanying
Consolidated Statements of Net Assets in Liquidation.

Off-Balance Sheet Arrangements

The Company has no off-balance sheet arrangements.

Contractual Obligations

         None.

Item 3.  Quantitative and Qualitative Disclosures About Market Risk

         None.

Item 4.  Controls and Procedures

Disclosure Controls and Procedures. The Company's management, with the
participation of the Company's chief executive officer/principal financial
officer, has evaluated the effectiveness of the Company's disclosure controls
and procedures (as such term is defined in Rules 13a-15(e) and 15d-15(e) under
the 1934 Act) as of the end of the period covered by this report. Based on such
evaluation, the Company's chief executive officer/chief financial officer has
concluded that, as of the end of such period, the Company's disclosure controls
and procedures are effective in recording, processing, summarizing and
reporting, on a timely basis, information required to be disclosed by the
Company in the reports that it files or submits under the Exchange Act.

Internal Control Over Financial Reporting. There have not been any changes in
the Company's internal control over financial reporting (as such term is defined
in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the fiscal
quarter to which this report relates that have materially affected, or are
reasonably likely to materially affect, the Company's internal control over
financial reporting.


                                       13

<PAGE>

                                     PART II

                                OTHER INFORMATION


Item 1.  Legal Proceedings

On October 2, 2000, a class action was filed in the United States District Court
for the Southern District of New York against the Company and its directors. The
complaint alleged a number of improprieties concerning the pending plan of
liquidation of the Company. The Company believes that the asserted claims are
without merit, and will defend against such claims vigorously. On November 9,
2000, the Court, ruling from the bench, denied the plaintiff's motion for a
preliminary injunction. This bench ruling was followed by a written order dated
November 30, 2000 wherein the Court concluded that the plaintiff had failed to
demonstrate either that it was likely to succeed on the merits of its case or
that there were sufficiently serious questions going to the merits of its case
to make it fair ground for litigation.

On February 19, 2002, the Company announced that on February 5, 2002, the Court
denied the plaintiff's motion for class action certification. The plaintiff may
elect to proceed with its claims on its own now that class certification has
been denied. The plaintiff also has asserted derivative claims for alleged
breaches of fiduciary duty by the directors of the Company. The Company believes
that such derivative claims are deficient for, among other reasons, the grounds
upon which class certification was denied. The Company believes that all of the
asserted claims are without merit, and will defend against such claims
vigorously.

On February 28, 2002, the Company announced that the plaintiff had sought
permission from the Court of Appeals for the Second Circuit to appeal the denial
of class certification discussed above. In order for plaintiff to have obtained
permission to appeal, it had to demonstrate that the denial of class
certification effectively terminated the litigation and that the District
Court's decision was an abuse of its discretion. The Company opposed plaintiff's
application. If the Court of Appeals granted plaintiff's request, plaintiff
would then have been able to appeal the District Court's denial of class
certification.

On May 28, 2002, the United States Court of Appeals for the Second Circuit
ordered that the plaintiff's petition to appeal the District Court's denial of
class certification also be denied.

The Company has incurred significant costs in connection with the defense of
this litigation, which it believes are covered under the Company's directors and
officer's insurance policy and included in Other assets in the accompanying
consolidated financial statements. While it is probable that such defense costs
will not be fully recovered since the carrier is now seeking to disqualify a
substantial portion of the costs incurred as non-covered expenses under the
policy, the Company considers the carrier's assertions to be without merit, in
contravention of the policy's specifications and will take such action as may be
necessary to protect the interests of its shareholders. (See Note 4.)

The Company has historically also been subject to various legal proceedings and
claims that arose in the ordinary course of business. These matters are
generally covered by insurance. Management believes that the final outcome of
such matters will not have a material adverse effect on the financial position
or liquidity of the Company.

Item 2.  Changes in Securities, Use of Proceeds and Issuer Purchases of Equity
         Securities

         None.

Item 3.  Defaults Upon Senior Securities

         None.

Item 4.  Submission of Matters to a Vote of Security Holders

         None.

Item 5.  Other Information

         None.

Item 6.  Exhibits and Reports on Form 8-K

(a)      Exhibits

The exhibits required by this item are set forth on the Exhibit Index attached
hereto.

(b)      Report on Form 8-K

On January 7, 2004, the Company filed a Current Report on Form 8-K dated
December 12, 2003 to disclose (i) the sale of its shopping center property on
Fort Campbell Boulevard in Hopkinsville, Kentucky to Kmart Express LLC, a
Michigan limited liability company, for the price of $2.875 million, and (ii)
certain information concerning completion of its plan of liquidation and
expected total liquidating distributions to shareholders.

                                       14
<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.

                                        PHILIPS INTERNATIONAL REALTY CORP.

Date: May 13, 2004                      By: /s/ PHILIP PILEVSKY
                                            -------------------------------
                                            Philip Pilevsky
                                            Chairman of the Board and Chief
                                            Executive Officer


                                       15
<PAGE>

Exhibit Index

Exhibit
Number                              Exhibit Title
------                              -------------

2.1               Plan of Liquidation and Dissolution of the Company (filed as
                  Exhibit 2.1 to the Company's Current Report on Form 8-K dated
                  April 28, 2000, and incorporated herein by reference).

3.1               Amended and Restated Articles of Incorporation of the Company
                  (filed as Exhibit 3.1 to the Company's Current Report on Form
                  8-K dated December 31,1997, and incorporated herein by
                  reference).

3.2               Articles Supplementary of Series A Preferred Stock (filed as
                  Exhibit 3.2 to the Company's Form 8-K dated December 31, 1997
                  and incorporated herein by reference).

3.3               Articles Supplementary dated July 27, 1999, (filed as Exhibit
                  3.1 to the Company's Current Report on Form 8-K dated July 15,
                  1999, and incorporated herein by reference).

3.4               Third Amended and Restated By-Laws of the Company dated July
                  27, 1999, (filed as Exhibit 3.2 to the Company's Current
                  Report on Form 8-K dated July 15, 1999, and incorporated
                  herein by reference).

3.5               Form of Certificate of Common Stock (filed as Exhibit 3.4 to
                  the Company's Registration Statement on Form S-11,
                  Registration No. 333-47975, and incorporated herein by
                  reference).

4.1               Shareholder Rights Agreement, dated as of March 31, 1999,
                  between the Company and BankBoston, N.A. (filed as Exhibit 4.1
                  to the Company's Quarterly Report on Form 10-Q for the year
                  ended December 31, 1998, and incorporated herein by
                  reference).

4.2               Amendment No.  1, dated July 27, 1999, to Shareholder Rights
                  Agreement dated as of March 31, 1999, between the Company and
                  Bank Boston N.A., as Rights Agent (filed as Exhibit 4.1 to the
                  Company's Current Report on Form 8-K dated July 15, 1999, and
                  incorporated herein by reference).

4.3               Articles Supplementary for Series A Junior Participating
                  Preferred Stock (filed as Exhibit 4.2 to the Company's
                  Quarterly Report on Form 10-Q for the year ended December 31,
                  1998, and incorporated herein by reference).

10.1              Amended and Restated Agreement of Limited Partnership of the
                  Operating Partnership (filed as Exhibit 10.1 to the Company's
                  Registration Statement on Form S-11, Registration No.  333-
                  47975, and incorporated herein by reference).

10.2              First Amendment to the Amended and Restated Agreement of
                  Limited Partnership of the Operating Partnership (filed as
                  Exhibit 10.2 to the Company's Quarterly Report on Form 10-Q
                  for the year ended December 31, 1998, and incorporated herein
                  by reference).

10.3              Form of 1997 Stock Option and Long-Term Incentive Plan of the
                  Company (filed as Exhibit 10.2 to the Company's Registration
                  Statement on Form S-4, Registration No.  333-41431, and
                  incorporated herein by reference).

10.4              Contribution and Exchange Agreement, dated August 11, 1997,
                  among National Properties Investment Trust, the Board of
                  Trustees, the Company, the Operating Partnership and certain
                  contributing partnerships or limited liability companies
                  associated with a private real estate firm controlled by
                  Philip Pilevsky and certain partners and members thereof
                  (filed as Exhibit 10.6 to the Company's Registration Statement
                  on Form S-4, Registration No. 333-41431, and incorporated
                  herein by reference).


                                       16
<PAGE>

10.5              Amended and Restated Management Agreement, dated as of March
                  30, 1998, among the Company, the Operating Partnership and
                  Philips International Management Corp. (Filed as Exhibit 10-8
                  to the Company's Form 10-Q for the year ended December 31,
                  1997, and incorporated herein by reference).

10.6              Amended and Restated Non-Competition Agreement, dated as of
                  March 30, 1998, among the Company, the Operating Partnership,
                  Philip Pilevsky and Sheila Levine (filed as Exhibit 10.9 to
                  the Company's Form 10-Q for the year ended December 31, 1997,
                  and incorporated herein by reference).

10.7              Amendment No. 1 to Contribution and Exchange Agreement, dated
                  as of December 29, 1997 (filed as Exhibit 10.13 to the
                  Company's Form 8-K dated December 31, 1997, and incorporated
                  herein by reference).

10.8              Employment Agreement between the Company and Louis J. Petra
                  (filed as exhibit 10.1 to the Company's Current Report on Form
                  8-K dated December 31, 1997 and incorporated herein by
                  reference).

10.9              Employment Agreement between the Company and Sheila Levine
                  (filed as Exhibit 10.2 to the Company's Current Report on Form
                  8-K dated December 31, 1997 and incorporated herein by
                  reference).

10.10             Employment Agreement between the Company and Carl Kraus (filed
                  as Exhibit 10.1 to the Company's Current Report on Form 8-K
                  dated July 15, 1999 and Incorporated herein by reference).

10.11             Credit Agreement among the Operating Partnership and
                  Prudential Securities Credit Corporation (filed as Exhibit
                  10.18 to the Company's Report on Form 10-Q for the period
                  ended March 31, 1998 and incorporated herein by reference).

10.12             Purchase and Sale Agreement dated as of April 28, 2000, by and
                  among Munsey Park Associates, LLC, a New York limited
                  liability company, North Shore Triangle, LLC, a New York
                  limited liability company, Philips Yonkers, LLC, a New York
                  limited liability company, Philips Henry, LLC, a New York
                  limited liability company, Philips Shopping Center Fund, L.P.,
                  a Delaware limited partnership, and Philips Lake Mary
                  Associates, L.P., a Delaware limited partnership, and Kimco
                  Income Operating Partnership, L.P., a Delaware limited
                  partnership (filed as exhibit 10.1 to the Company's Current
                  Report on Form 8-K dated April 28, 2000, and incorporated
                  herein by reference).

10.13             Redemption Agreement dated as of April 27, 2000, by and among
                  the Operating Partnership and Philip Pilevsky (filed as
                  exhibit 10.2 to the Company's Current Report on Form 8-K dated
                  April 28, 2000, and incorporated herein by reference).

10.14             Asset Contribution, Purchase and Sale Agreement dated as of
                  April 28, 2000, by and among the Company, the Operating
                  Partnership, Certain Affiliated Parties signatory thereto, KIR
                  Acquisition, LLC, a Delaware limited liability company and
                  Kimco Income Operating Partnership, L.P., a Delaware limited
                  partnership (filed as exhibit 10.3 to the Company's Current
                  Report on Form 8-K dated April 28, 2000, and incorporated
                  herein by reference).


                                       17
<PAGE>

10.15             Amended and Restated Redemption Agreement dated as of April
                  27, 2000, by and among Philips International Realty, L.P., a
                  Delaware limited partnership, and Philip Pilevsky (filed as
                  exhibit 10.1 to the Company's Current Report on Form 8-K dated
                  April 28, 2000, and incorporated herein by reference).

10.16             Redemption Agreement dated as of April 28, 2000, by and among
                  Philips International Realty, L.P., a Delaware limited
                  partnership, and Allen Pilevsky (filed as exhibit 10.2 to the
                  Company's Current Report on Form 8-K dated April 28, 2000, and
                  incorporated herein by reference).

10.17             Redemption Agreement dated as of April 28, 2000, by and among
                  Philips International Realty, L.P., a Delaware limited
                  partnership, and Fred Pilevsky (filed as exhibit 10.3 to the
                  Company's Current Report on Form 8-K dated April 28, 2000, and
                  incorporated herein by reference).

10.18             Redemption Agreement dated as of April 28, 2000, by and among
                  Philips International Realty, L.P., a Delaware limited
                  partnership, and SL Florida LLC, a Delaware limited liability
                  company (filed as exhibit 10.4 to the Company's Current Report
                  on Form 8-K dated April 28, 2000, and incorporated herein by
                  reference).

10.19             First Amendment to Asset Contribution, Purchase and Sale
                  Agreement dated as of May 31, 2000, by and among Philips
                  International Realty, L.P., a Delaware limited partnership,
                  the Company, certain Affiliated Parties signatory thereto, KIR
                  Acquisition, LLC, a Delaware limited liability company, and
                  Kimco Income Operating Partnership, L.P., a Delaware limited
                  partnership (filed as exhibit 10.5 to the Company's Current
                  Report on Form 8-K dated April 28, 2000, and incorporated
                  herein by reference).

10.20             Second Amendment to Asset Contribution, Purchase and Sale
                  Agreement dated as of June 15, 2000, by and among Philips
                  International Realty, L.P., a Delaware limited partnership,
                  the Company, certain Affiliated Parties signatory thereto, KIR
                  Acquisition, LLC, a Delaware limited liability company, and
                  Kimco Income Operating Partnership, L.P., a Delaware limited
                  partnership (filed as exhibit 10.6 to the Company's Current
                  Report on Form 8-K dated April 28, 2000, and incorporated
                  herein by reference).

10.21             Third Amendment to Asset Contribution, Purchase and Sale
                  Agreement dated as of June 20, 2000, by and among Philips
                  International Realty, L.P., a Delaware limited partnership,
                  the Company, certain Affiliated Parties signatory thereto, KIR
                  Acquisition, LLC, a Delaware limited liability company, and
                  Kimco Income Operating Partnership, L.P., a Delaware limited
                  partnership (filed as exhibit 10.7 to the Company's Current
                  Report on Form 8-K dated April 28, 2000, and incorporated
                  herein by reference).

10.22             Amended and Restated Purchase and Sale Agreement dated as of
                  June 20, 2000, by 1517-25 Third, L.P., a New York limited
                  partnership, Philip Pilevsky, SL Florida LLC, a Delaware
                  limited liability company, Allen Pilevsky and Fred Pilevsky
                  (filed as exhibit 10.8 to the Company's Current Report on Form
                  8-K dated April 28, 2000, and incorporated herein by
                  reference).


                                       18
<PAGE>

10.23             Amended and Restated Purchase and Sale Agreement dated as of
                  June 20, 2000, by Philips International Realty, L.P., a
                  Delaware limited partnership, Philips Lake Worth Corp., a New
                  York corporation, and Philip Pilevsky (filed as exhibit 10.9
                  to the Company's Current Report on Form 8-K dated April 28,
                  2000, and incorporated herein by reference).

10.24             Amendment to Amended and Restated Purchase and Sale Agreement
                  dated as of April 4, 2001, by and between the Company, Philips
                  Lake Worth Corp., a New York corporation, and Philip Pilevsky
                  (filed as exhibit 10.24 to the Company's Quarterly Report on
                  Form 10-Q dated April 17, 2001, and incorporated herein by
                  reference).

31.1*             Certification of the Company's Chief Executive Officer and
                  principal financial officer, Philip Pilevsky, pursuant to
                  Section 302 of the Sarbanes-Oxley Act of 2002.

32.1*             Certification of the Company's Chief Executive Officer and
                  principal financial officer, Philip Pilevsky, pursuant to
                  Section 906 of the Sarbanes-Oxley Act of 2002.


--------
* filed herewith


                                       19