<PAGE>

                                  UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                              Washington, DC 20549

                                    Form 10-Q


     /x/ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
                              EXCHANGE ACT OF 1934

                For the quarterly period ended September 30, 2000


     / / 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 (I.R.S. Employer
              of incorporation or organization) Identification No)

                      417 Fifth Avenue, New York, NY 10016
               (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   / /

APPLICABLE ONLY TO CORPORATE ISSUERS:

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 October 31, 2000.




<PAGE>



                                     PART I

                              FINANCIAL INFORMATION
<TABLE>
<CAPTION>
<S>                             <C>
Item 1. Financial Statements (Unaudited)

                                Condensed Consolidated Balance Sheets as of September 30, 2000 and December 31, 1999

                                Condensed Consolidated Statements of Income for the Three and Nine Months Ended September 30, 2000
                                and 1999

                                Condensed Consolidated  Statements of Shareholders' Equity for the Nine Months Ended September 30,
                                2000 and 1999

                                Condensed Consolidated Statements of Cash Flows for the Nine Months Ended
                                September 30, 2000 and 1999

                                Notes to Condensed Consolidated Financial Statements

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

Item 3. Quantitative and Qualitative Disclosure of Market Risk
</TABLE>

<PAGE>
                       PHILIPS INTERNATIONAL REALTY CORP.
                      CONDENSED CONSOLIDATED BALANCE SHEETS
<TABLE>
<CAPTION>


                                                                                    September 30,          December 31,
                                                                                         2000                  1999
                                                                                      --------------          -------------
                                                                                     (Unaudited)             (Note 1)
                                                                                       (Note 6)
<S>                                                                                   <C>                     <C>
                          ASSETS

Rental properties - net                                                                $ 212,435,124          $ 261,630,620
Investments in and advances to real estate joint ventures                                  3,762,603             25,134,060
Cash and cash equivalents                                                                 38,602,639              3,183,142
Accounts receivable                                                                        8,423,014              7,445,972
Deferred charges and prepaid expenses                                                      5,836,915              4,934,190
Other assets                                                                               1,255,211              4,222,373
                                                                                      --------------          -------------

Total Assets                                                                           $ 270,315,506          $ 306,550,357
                                                                                       =============          =============

             LIABILITIES AND SHAREHOLDERS' EQUITY

Liabilities:
      Mortgages and notes payable                                                      $ 147,253,319          $ 181,955,221
      Accounts payable and accrued expenses                                                4,469,047              2,980,303
      Dividends payable                                                                            -              2,771,031
      Other liabilities                                                                    1,988,771              1,897,998
                                                                                      --------------          -------------
Total Liabilities                                                                        153,711,137            189,604,553
                                                                                      --------------          -------------
Minority interests in Operating Partnership                                               29,268,492             30,091,696
                                                                                      --------------          -------------
Shareholders' Equity
      Preferred Stock, $.01 par value; 30,000,000 shares authorized;
            no shares issued and outstanding                                                                           -  -
      Common Stock, $.01 par value; 150,000,000 shares authorized;
            7,340,474 shares issued and outstanding                                           73,405                 73,405
      Additional paid in capital                                                          92,668,007             92,668,007
      Cumulative distributions in excess of net income                                    (4,854,493)            (5,183,136)
                                                                                      --------------          -------------
                                                                                          87,886,919             87,558,276
      Stock purchase loans receivable                                                       (551,042)              (704,168)
                                                                                      --------------          -------------
Total Shareholders' Equity                                                                87,335,877             86,854,108
                                                                                      --------------          -------------
Total Liabilities and Shareholders' Equity                                             $ 270,315,506          $ 306,550,357
                                                                                       =============          =============
</TABLE>


                            See accompanying notes.
<PAGE>
                       PHILIPS INTERNATIONAL REALTY CORP.
                   CONDENSED CONSOLIDATED STATEMENTS OF INCOME
                                   (Unaudited)
<TABLE>
<CAPTION>


                                                                  Three Months Ended September 30,   Nine Months Ended September 30,
                                                                  --------------------------------   -------------------------------

                                                                      2000               1999            2000            1999
                                                                  ------------       ------------    ------------    ------------

<S>                                                               <C>                <C>             <C>             <C>
Revenues from rental property                                     $ 10,304,014       $ 11,922,312    $ 35,706,844    $ 30,481,373
                                                                  ------------       ------------    ------------    ------------

Expenses:
      Operating expenses                                             1,375,855          1,346,478       4,437,033       3,570,738
      Real estate taxes                                              1,575,513          1,779,984       5,159,848       4,627,267
      Management fees to affiliates                                    317,233            341,891       1,059,361         885,226
      Interest expense                                               2,978,312          2,844,238       9,472,121       6,590,717
      Depreciation and amortization                                  1,709,710          1,946,279       5,446,427       5,277,899
      General and administrative expenses                              804,162            733,777       2,376,054       2,065,586
                                                                  ------------       ------------    ------------    ------------
                                                                     8,760,785          8,992,647      27,950,844      23,017,433
                                                                  ------------       ------------    ------------    ------------
      Operating income                                               1,543,229          2,929,665       7,756,000       7,463,940

Equity in net income (loss) of real estate joint ventures              (14,338)           302,697          10,581       2,070,893

Minority interests in income before gain on sale of
 shopping center properties and extraordinary items
 of Operating Partnership                                             (523,007)          (756,602)     (2,129,728)     (2,016,184)

Other income (expense), net                                            547,352           (228,783)        688,070      (1,530,929)
                                                                  ------------       ------------    ------------    ------------
Income before gain on sale of shopping center properties and
 extraordinary items                                                 1,553,236          2,246,977       6,324,923       5,987,720

Gain on sale of shopping center properties (net of minority
 share of $400,518)                                                   1,189,472              0        1,189,472                 0
                                                                  ------------       ------------    ------------    ------------

Income before before extraordinary items                             2,742,708          2,246,977       7,514,395       5,987,720

Extraordinary items (net of minority share of $553,463)                      0                  0      (1,643,690)              0
                                                                  ------------       ------------    ------------    ------------
      Net income                                                  $  2,742,708       $  2,246,977    $  5,870,705    $  5,987,720
                                                                  ============       ============    ============    ============

Basic and diluted income (loss) per common share:
      Income before extraordinary items                                 $ 0.37             $ 0.31          $ 1.02          $ 0.82

      Extraordinary items                                                    -                  -           (0.22)              -
                                                                  ------------       ------------    ------------    ------------
      Net income                                                        $ 0.37             $ 0.31          $ 0.80          $ 0.82
                                                                  ============       ============    ============    ============
</TABLE>

                            See accompanying notes.

<PAGE>

                       PHILIPS INTERNATIONAL REALTY CORP.
            CONDENSED CONSOLIDATED STATEMENTS OF SHAREHOLDERS' EQUITY
             For the Nine Months Ended September 30, 2000 and 1999
                                   (Unaudited)
<TABLE>
<CAPTION>
                                                                                         Cumulative
                                                    Common                              Distributions
                                                    Stock                Additional      in Excess      Stock          Total
                                           -----------------------        Paid-In         of Net       Purchase     Shareholders'
                                              Shares      Amount         Capital          Income        Loans          Equity
                                              ------      ------         -------          ------        -----          ------
<S>                                         <C>           <C>         <C>             <C>            <C>           <C>
Balance, December 31, 1999                  7,340,474     $ 73,405    $ 92,668,007    $ (5,183,136)  $ (704,168)   $ 86,854,108
     Net income                                                                          5,870,705                    5,870,705
     Dividends declared on Common Stock                                                 (5,542,062)                  (5,542,062)
     Amortization of stock purchase loans                                                               153,126         153,126
                   --- ----                 ---------     --------    ------------    ------------   ----------    ------------
Balance, September 30, 2000                 7,340,474     $ 73,405    $ 92,668,007    $ (4,854,493)  $ (551,042)   $ 87,335,877
                                            =========     ========    ============    ============   ==========    ============
</TABLE>

<TABLE>
<CAPTION>
                                                                                         Cumulative
                                                    Common                              Distributions
                                                    Stock                Additional      in Excess       Stock          Total
                                           -----------------------        Paid-In         of Net       Purchase     Shareholders'
                                              Shares      Amount         Capital          Income        Loans          Equity
                                              ------      ------         -------          ------        -----          ------
<S>                                         <C>           <C>         <C>             <C>            <C>           <C>

Balance, December 31, 1998                  7,340,474     $ 73,405    $ 92,668,007    $ (2,435,222)  $ (908,334)   $ 89,397,856
     Net income                                                                          5,987,720                    5,987,720
     Dividends declared on Common Stock                                                 (8,313,093)                  (8,313,093)
     Amortization of stock purchase loans                                                               153,126         153,126
                   --- ----                 ---------     --------    ------------    ------------   ----------    ------------
Balance, September 30, 1999                 7,340,474     $ 73,405    $ 92,668,007    $ (4,760,595)  $ (755,208)   $ 87,225,609
                                            =========     ========    ============    ============   ==========    ============
</TABLE>
                            See accompanying notes.
<PAGE>

                       PHILIPS INTERNATIONAL REALTY CORP.
                CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS
                    For the Nine Months Ended September 30,
                                  (Unaudited)
<TABLE>
<CAPTION>

                                                                                    2000                  1999
                                                                                    ----                  ----

<S>                                                                             <C>                  <C>
Cash flow provided by operating activities:                                     $ 12,692,767         $ 12,137,917
                                                                                ------------         ------------

Cash flow from investing activities:
      Proceeds from sale of shopping center properties                            50,353,769                    -
      Acquisitions of land, buildings and improvements                            (6,052,769)         (39,503,813)
      Investments in and advances to real estate joint ventures                     (220,651)          (8,709,523)
      Return of investment in real estate joint venture                            7,862,240                    -
      Collection (purchase) of secured  mortgage note receivable                   2,350,000           (1,750,000)
                                                                                ------------         ------------
      Net cash provided by (used in) investing activities                         54,292,589          (49,963,336)
                                                                                ------------         ------------
Cash flow from financing activities:

      Repayment of mortgage notes payable and related costs                      (59,183,423)          (3,800,000)
      Principal amortization of mortgage notes payable                              (606,349)            (771,338)
      Proceeds from debt financing                                                39,336,993           47,024,718
      Dividends paid on Common Stock                                              (8,313,093)          (8,019,474)
      Distributions to minority interests                                         (2,799,987)          (2,701,092)
                                                                                ------------         ------------
Net cash provided by (used in) financing activities                              (31,565,859)          31,732,814
                                                                                ------------         ------------
Net increase (decrease) in cash and cash equivalents                              35,419,497           (6,092,605)
Cash and cash equivalents, beginning of period                                     3,183,142            9,116,070
                                                                                ------------         ------------
Cash and cash equivalents, end of period                                        $ 38,602,639         $  3,023,465
                                                                                ============         ============

Noncash investing & financing activities:

      Acquisition of real estate accounted for at the time of purchase
            on the equity method.                                               $ 13,754,786         $ 19,461,901
                                                                                ============         ============
      Assumption of debt by purchaser of properties                             $ 16,297,880                    -
                                                                                ============

      Dividends declared and paid in succeeding period                                   $ -          $ 2,771,031
                                                                                ============         ============
</TABLE>

                            See accompanying notes.
<PAGE>


                       PHILIPS INTERNATIONAL REALTY CORP.

              NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS


1. Interim Financial Statements

         The accompanying Condensed Consolidated Financial Statements include
the accounts of the Company and its subsidiaries, all of which are wholly-owned,
and the Operating Partnership. 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
Condensed 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, 1999.

         The Condensed Consolidated Balance Sheet at December 31, 1999, has been
derived from the audited financial statements at that date but does not include
all of the information and footnote disclosure required by generally accepted
accounting principles for complete financial statements.

2. Income (Loss) per Common Share

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

         Basic and diluted net income per common share in the accompanying
Condensed Consolidated Statements of Income are based upon weighted average
numbers of 7,340,474 shares of Common Stock outstanding for the three and nine
months ended September 30, 2000 and 1999.

3. Dividends on Common Stock

         The Company declared dividends on its Common Stock for the nine months
ended September 30, 2000 and 1999 as follows:

                                                   Record     Date of   Amount
              Date of Declaration                   Date      Payment  Per Share
              -------------------                   ----      -------  ---------
                 2000
                 ----
                    3/15/00....................... 3/31/00     4/17/00   $.3775
                    6/15/00....................... 6/30/00     7/17/00   $.3775

                 1999
                 ----
                    3/15/99....................... 3/31/99     4/15/99   $.3775
                    6/15/99....................... 6/30/99     7/15/99   $.3775
                    9/15/99....................... 9/30/99    10/15/99   $.3775

         In lieu of the third quarter 2000 dividend and subsequent regular
quarterly dividends, two or more liquidating distributions will be made as soon
as practicable to stockholders pursuant to the plan of liquidation. (See
footnote 6).

4. Segment Information

         Management considers the Company's various operating, investing and
financing activities to comprise a single business segment and evaluates real
estate performance and allocates resources based on net income.

5. Investment Activity

         During July 1999, the Company acquired nine shopping center properties
(the "Properties") anchored by Kmart and comprising approximately 1.1 million
square feet of leasable space located in the states of Florida, California,
Washington, Minnesota, Illinois and Kentucky. Prior to these acquisitions, the
Company had purchased, through a series of unrelated transactions since July
1998, limited partnership interests in the Properties. The total amount invested
by the Company to acquire the Properties of approximately $49.5 million was
funded with borrowings under the Company's revolving line of credit. The
reporting of financial position and results of operations for the Company
pertaining to these Properties reflects a change from the equity to
consolidation method of accounting effective in July 1999.
<PAGE>

         At December 31, 1999, the Company had a $7.1 million joint-venture
investment in a proposed retail-residential redevelopment project. In February
2000, the joint venture sold this project and the Company's investment was
returned in full together with $.8 million representing a return on investment.
A shareholder and Unit holder of the Company was also an investor in this joint
venture.

         During the first quarter 2000, the Company acquired the minority
interests in, and began reporting on a consolidated basis the results of
operations for, two shopping center properties previously accounted for under
the equity method.

6.  Plan of Liquidation

         On April 28, 2000, the Company announced that it had executed various
contracts pertaining to certain asset sales and a plan of liquidation authorized
by a special committee of the independent members (the "Independent Committee")
of its Board of Directors on April 17, 2000. Specifically, the contracts
executed pertain to (i) the disposition of fifteen shopping centers comprising
the Company's New York area portfolio and certain other properties to the Kimco
Income Operating Partnership, L.P., a private limited partnership in which Kimco
Realty Corporation is a partner, for a total consideration of approximately $204
million (the "Kimco Transactions"), and (ii) the distribution of interests in
four shopping center properties in Hialeah, Florida, and the sale of the
Company's interests in two retail/residential redevelopment sites (having a
total value of approximately $131 million), to certain limited partners (the
"Unit Holders") in Philips International Realty, L.P. (the "Operating
Partnership") including Mr. Philip Pilevsky, the Company's Chairman and Chief
Executive Officer, in redemption of their entire interests in the Operating
Partnership (the "Unit Holders' Transaction").

         The Kimco Transactions contemplate the disposition of a total of
fifteen shopping centers in two transactions valued at approximately $67 million
and $137 million. The $67 million transaction (the "Prior Transaction"), which
comprised the sale of seven properties, closed on July 14, 2000. The $137
million transaction (the "Kimco Transaction") contemplates the purchase of the
Company's interests in eight properties as part of the Company's plan of
liquidation.

         The Unit Holders' Transaction contemplates, in part, the distribution
of the Company's interests in the Hialeah shopping centers to the Unit Holders
in redemption of all their limited partnership interests in the Operating
Partnership. These limited partnership interests will be valued for the purposes
of this redemption at an amount approximately equal to the $18.25 per share
expected to be distributed to the Company's shareholders upon liquidation. In
the opinion of mangement, such valuation, when considered together with the
assumption of debt encumbering the properties, will comprise fair value to the
Company for the distributed assets.

         The plan of liquidation, which includes the Kimco Transaction and the
Unit Holders Transaction, was approved by the stockholders of the Company at a
special meeting on October 10, 2000.

7. Extraordinary Items

         The Condensed Consolidated Statement of Income for the nine month
period ending September 30, 2000, includes an extraordinary loss representing
prepayment penalties and related costs, and the write off of deferred financing
costs related to the repayment of certain mortgage loans, partially offset by an
extraordinary gain related to the repayment of a note payable at a discount.

8.  Disposition of Rental Properties

         On July 14, 2000, certain subsidiaries of Philips International Realty
Corp., a Maryland corporation (the "Company"), sold seven (7) properties located
in New York and Florida (the "Properties"), aggregating approximately 600,000
square feet, to Kimco Income Operating Partnership, L.P., a Delaware limited
partnership ("Kimco"), for a total consideration of $67.3 million (the "Purchase
Price"), pursuant to a 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 (the "Purchase and Sale Agreement"). The Purchase Price
was comprised of $51.0 million in cash and mortgage debt assumption of $16.3
million. The Properties included four (4) New York shopping centers (Walgreens
at Freeport, Munsey Park, Yonkers and Glen Cove) and three (3) in Florida (Key
Largo, Orlando and Lake Mary). The sale of these seven properties resulted in a
gain of $1.2 million, net of $.4 million of minority interest.

9. Subsequent Event

         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 such action vigorously. On
November 9, 2000, the Court, ruling from the bench, denied the plaintiff's
motion for a preliminary injunction.
<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 Condensed Consolidated Financial Statements and Notes thereto, and
the Company's Annual Report on Form 10-K for the fiscal year ended December 31,
1999. These unaudited 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, and all such adjustments are of a
normal recurring nature.

           On April 28, 2000, the Company announced it had executed various
contracts pertaining to certain asset sales and a plan of liquidation authorized
by a special committee of the independent members of its Board of Directors on
April 17, 2000. On October 10, 2000, the plan of liquidation was approved by the
stockholders of the Company at a special meeting. See Note 6 to the accompanying
Condensed Consolidated Financial Statements. Discussion regarding the Company's
investment and operating strategy, liquidity and capital resources and dividends
and other future plans throughout this report should be read giving appropriate
consideration to these pending transactions.

         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 following discussion compares the results of property operations of
the Company for the three and nine months ended September 30, 2000, and
September 30, 1999.

         During July 1999, the Company acquired nine shopping center properties
anchored by Kmart and comprising approximately 1.1 million square feet of
leasable space located in six states. Prior to these acquisitions, the Company
had purchased, through a series of unrelated transactions since July 1998,
limited partnership interests in these properties and reported its investment on
the equity method of accounting. During the first quarter 2000, the Company
acquired the minority interests in two additional shopping center properties
previously accounted for under the equity method of accounting. The accompanying
Condensed Consolidated Statements of Income for the three and nine months ended
September 30, 2000 report the operations of these eleven properties on a
consolidated basis. Consequently, the acquisition of these properties gives rise
to significant changes when comparing the Company's results of operations for
the three and nine months ended September 30, 2000, to the three and nine months
ended September 30, 1999.

         On July 14, 2000, the Company sold seven properties to "Kimco" (see
Note 8). The sale of these properties gives rise to significant changes when
comparing the Company's Results of Operations for the three and nine months
ended September 30, 2000, to the three and nine months ended September 30, 1999.

Comparison of Three Months Ended September 30, 2000 and 1999

         Revenues from rental property decreased $1,618,000 to $10,304,000 for
the quarter ended September 30, 2000, as compared with $11,922,000 for the
quarter ended September 30, 1999. This net decrease is primarily attributable to
the sale of seven properties on July 14, 2000.

         Property operating expenses increased $30,000 from $1,346,000 for the
quarter ended September 30, 1999, to $1,376,000 for the quarter ended September
30, 2000. The net increase reflects higher operating expenses from existing
properties partially offset by a reduction attributable to the sale of seven
properties on July 14, 2000. Property real estate taxes decreased by
approximately $204,000 to $1,576,000 for the quarter ended September 30, 2000,
as compared with $1,780,000 for the corresponding period in 1999, due to the
sale of seven properties on July 14, 2000.

         Management fees remained constant at approximately 3% of gross revenues
for the quarters ended September 30, 2000, and 1999, as provided for in the
Management Agreement.

         Interest charges increased $134,000 to $2,978,000 for the quarter ended
September 30, 2000, as compared with $2,844,000 for the quarter ended September
30, 1999, due to higher rates and outstanding balances on variable rate debt,
partially offset by the reduction of fixed rate debt derived from the sale of
the seven properties on July 14, 2000.
<PAGE>

         Depreciation and amortization expenses decreased $236,000 to $1,710,000
for the quarter ended September 30, 2000, as compared with $1,946,000 for the
quarter ended September 30, 1999. The net decrease is related to the seven
properties sold on July 14, 2000.

         Equity in net income (loss) of real estate joint ventures declined
between periods as the Company now reports the operating results of eleven
shopping center properties discussed above on a consolidated basis.

         Other income (expense) net for the three months ended September 30,
1999, was comprised primarily of interest expense related to borrowings to
acquire certain joint venture investments which are now wholly owned properties,
while the income in 2000 was primarily interest from short term investments.

Comparison of Nine Months Ended September 30, 2000, and 1999

         Revenues from rental property increased $5,226,000 to $35,707,000 for
the nine months ended September 30, 2000, as compared with $30,481,000 for the
nine months ended September 30, 1999. The net increase is largely due to the
acquisition of eleven shopping center properties, partially offset by a
reduction attributable to the sale of seven properties on July 14, 2000.

         Property operating expenses increased $866,000 from $3,571,000 for the
nine months ended September 30, 1999 to $4,437,000 for the nine months ended
September 30, 2000. This net increase reflects increased expenses associated
with the acquisition of eleven shopping center properties offset by a reduction
attributable to the sale of seven properties on July 14, 2000. Property real
estate taxes increased by approximately $533,000 between the corresponding
periods, reflecting the acquisition of eleven shopping center properties, offset
by the reduction attributable to the sale of seven properties on July 14, 2000.

         Management fees remained constant at approximately 3% of gross revenues
for the nine months ended September 30, 2000, and 1999, as provided for in the
Management Agreement.

         Interest charges increased $2,881,000 to $9,472,000 for the nine months
ended September 30, 2000, as compared with $6,591,000 for the nine months ended
September 30, 1999, due to interest costs on borrowings to fund the acquisition
of eleven shopping center properties, combined with the effect of higher
interest rates on variable rate debt, and partially offset by the reduction of
fixed rate debt derived from the sale of the seven properties on July 14, 2000.

         Depreciation and amortization expenses increased $168,000 to $5,446,000
for the nine months ended September 30, 2000, as compared with $5,278,000 for
the nine months ended September 30, 1999. This increase is due to the
acquisition of eleven shopping center properties, partially offset by the
reduction from the sale of the seven properties sold on July 14, 2000.

         Other income (expense), net for the nine months ended September 30,
1999, was comprised primarily of interest expense related to borrowings to
acquire certain joint venture investments which are now wholly owned properties.
Other income (expense), net for the nine months ended September 30, 2000,
included the amount collected on a mortgage note receivable in excess of the
cost thereof, partially offset by certain costs incurred in connection with the
evaluation of strategic alternatives which occurred in the first quarter, and
interest income from short term investments.

Liquidity and Capital Resources

         The Company's predecessor partnerships historically relied on fixed and
floating rate mortgage financing to fund acquisitions and refinance maturing
debt. Working capital and funds required for distributions, debt service and
capital expenditures were generally provided through net cash flows from
operations and, in certain instances, capital contributions of partners and/or
additional borrowing. The ability to refinance debt prior to maturity and to
fund acquisitions was generally dependent upon interest rates, the general
availability of both mortgage debt and private equity in the marketplace and the
cash flow and value of the asset to be financed or refinanced. Distributions
were generally made based upon 100% of excess cash over identified, near-term
requirements.

         The Company believes that its public stock offering improved its
financial position, principally through enabling the Company to substantially
reduce the outstanding indebtedness on its shopping center portfolio. In
connection with this offering, the Company utilized approximately $109.3 million
of the net proceeds to repay all of its then outstanding floating-rate debt and
certain secured, fixed-rate obligations. The significant reduction in the
Company's overall debt served to reduce annual mortgage interest expense as a
percentage of total revenue and the cash from operations required to fund debt
service requirements.

         Since completion of its initial public stock offering, the Company has
financed the acquisition of interests in fifteen real estate properties with
borrowings under its revolving line of credit, assumed property indebtedness and
the placement of new mortgage financing. Indebtedness outstanding at September
30, 2000, totaled $147.3 million, and was comprised of $37.0 million fixed rate
mortgage debt with a weighted average interest rate and remaining term to
maturity of 7.4% and 2.6 years, respectively, and $110.3 million in borrowings
under the Company's line of credit.

<PAGE>

         The combined aggregate principal maturities of mortgages and notes
payable outstanding as of September 30, 2000, are as follows:
<TABLE>
<CAPTION>


                                                   Fixed Rate Obligations         Variable Rate Obligations
                                                   ----------------------         -------------------------

                                                               Amount                                 Amount
                                                   Rate          (000's)          Rate                (000's)
                                                   ----          -------          ----                -------
<S>                                                <C>         <C>               <C>                 <C>
         10/2000-12/2000....................       7.42%        $   105           --                    --
         2001...............................       7.41%            441          7.96%                $110,337
         2002...............................       7.48%         11,995           --                    --
         2003...............................       7.38%         24,375           --                    --
                                                                -------                               --------
                                            Totals              $36,916                               $110,337
                                                                =======                               ========
</TABLE>

         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 expects to meet its short-term liquidity requirements
generally through net cash provided by operations. The Company believes that its
net cash provided by operations will be sufficient to allow the Company to make
distributions necessary to enable the Company to continue to qualify as a REIT.

         The Company expects to meet its long-term liquidity requirements, such
as property acquisition and development,scheduled debt maturities, renovations,
expansions and other non-recurring capital improvements through long-term
secured and unsecured indebtedness and the issuance of additional equity or debt
securities.

         Upon consummation of its public stock offering, the Company entered
into a revolving credit facility with a financial services institution to
finance acquisition, redevelopment and development activities and for general
corporate purposes. In April 2000 the credit facility was increased to
approximately $120 million. Borrowings under the credit facility bear interest
at rates ranging from 0.75% to 1.50% over the 30-day London Interbank Offered
Rate ("LIBOR") based on the Company's total indebtedness outstanding relative to
total assets, as defined. The availability of funds under the credit facility
will be subject to the Company's compliance with a number of customary financial
and other covenants. Borrowings under the credit facility, totaling $110.3
million at September 30, 2000, are secured by certain shopping center properties
with recourse to the Company.

Recent Accounting Pronouncements

         In December 1999, the SEC staff issued Staff Accounting Bulletin 101
("SAB 101"), Revenue Recognition. SAB 101 discusses the SEC staff views on
certain revenue recognition transactions. The Company will be required to adopt
SAB 101 no later than the fourth quarter of 2000 and any change in accounting
would be recognized as a cumulative effect of a change in accounting principle
as of January 1, 2000. The adoption of the SAB is not expected to have a
material effect on the Company's results of operations or financial position.

         On June 15, 1998, the FASB issued SFAS No. 133, "Accounting for
Derivative Instruments and Hedging Activities" (SFAS-133). "SFAS-133" is
effective for all fiscal quarters of all fiscal years beginning after June 15,
1999, which was deferred until June 30, 2000 as a result of the promulgation of
SFAS-137, and requires that all derivative instruments be recorded on the
balance sheet at their fair value. Changes in the fair value of derivatives are
recorded each period in current earnings or other comprehensive income,
depending on whether a derivative is designated as part of a hedge transaction
and, if it is, the type of hedge transaction. Management of the Company
anticipates that, due to the Company's limited use of derivative instruments,
the adoption of SFAS-133 will not have a significant effect on the Company's
results of operations or its financial condition.

Funds from Operations

         The White Paper on Funds from Operations approved by the Board of
Governors of NAREIT in October 1999 defines Funds from Operations as net income
(computed in accordance with GAAP), excluding gains (or losses) from sales of
property, plus real estate related depreciation and amortization and after
adjustments for unconsolidated partnerships and joint ventures. Adjustments for
unconsolidated partnerships and joint ventures will be calculated to reflect
funds from operations on the same basis. The Company believes that Funds from
Operations is helpful to investors as a measure of the performance of an equity
REIT because, along with cash flow from operating activities, financing
activities and investing activities, it provides investors with an indication of
the ability of the Company to incur and service debt, to make capital
expenditures and to fund other cash requirements. The Company computes Funds
from Operations in accordance with standards established by NAREIT which may not
be comparable to Funds from Operations reported by other REITs that do not
define the term in accordance with the current NAREIT definition or that
interpret the current NAREIT definition differently than the Company. Funds from

<PAGE>

Operations does not represent cash generated from operating activities in
accordance with GAAP and should not be considered as an alternative to net
income (determined in accordance with GAAP) as an indication of the Company's
financial performance or to cash flow from operating activities (determined in
accordance with GAAP) as a measure of the Company's liquidity, nor is it
indicative of funds available to fund the Company's cash requirements, including
its ability to make cash distributions.

         Funds from Operations (FFO), a widely accepted measure of REIT
performance, decreased to $3.8 million, for the three months ended September 30,
2000, as compared to $5.0 million, for the three months ended September 30,
1999. FFO for the nine months ended September 30, 2000, totaling $14.0 million,
was the same as the corresponding period in 1999.
<TABLE>
<CAPTION>

                                                                                   Calculation of Funds From Operations
                                                                                             (In thousands)
                                                                             Three Months Ended             Nine Months Ended
                                                                             September 30, 2000             September 30, 2000
                                                                             ------------------             ------------------
<S>                                                                              <C>                            <C>

Net income                                                                       $ 2,743                        $  5,871

Gain on sale of properties (net of minority share of $400,518)                    (1,189)                         (1,189)

Extraordinary items (Net of minority share of $553,463) (1)                        - 0 -                           1,644

Minority interests in income before gain on sale of properties
and extraordinary items of Operating Partnership                                     523                           2,130

Depreciation and amortization                                                      1,710                           5,446

Adjustment for unconsolidated joint ventures                                          30                              90
                                                                                 -------                        --------

Funds from Operations                                                            $ 3,817                        $ 13,992
                                                                                 =======                        ========
</TABLE>



     (1) Represent net costs incurred in connection with repayment of mortgages
and notes payable.

Inflation

         Substantially all of the Company's leases contain provisions designed
to mitigate the adverse impact of inflation. Such provisions include clauses
enabling the Company to receive percentage rentals based on tenants' gross
sales, which generally increase as prices rise, and/or escalation clauses, which
generally increase rental rates during the terms of the leases. Such escalation
clauses are often related to increases in the consumer price index or similar
inflation indices. In addition, many of the Company's leases are for terms of
less than 10 years, which permits the Company to seek to increase rents on
re-rental at market rates. Most of the Company's leases require the tenant to
pay its share of operating expenses, including common area maintenance, real
estate taxes and insurance, thereby reducing the Company's exposure to increases
in costs and operating expenses resulting from inflation.

Item 3. Quantitative and Qualitative Disclosure of Market Risk

See Management's Discussion and Analysis of Financial Condition and Results of
Operations - Liquidity and Capital Resources.

<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. On October 3, 2000, the Company was served with a complaint by the
Zemel Family Trust, as part of a class of shareholders, wherein the plaintiff
alleged that the Company's September 8, 2000 proxy statement soliciting
shareholder votes in connection with Company's proposed plan of liquidation was
false and misleading in violation of Section 14(a) of the Securities and
Exchange Act of 1934 and the regulations promulgated thereunder. The plaintiff
also alleged that the Company's proposed charter amendment which would allow the
proposed plan of liquidation to be approved by the affirmative vote of a
majority of all votes entitled to be cast by the holders of the Company's common
stock, as opposed to the affirmative vote of two-thirds of all votes entitled to
be cast by the holders of the Company's common stock, violated Maryland's
corporation laws. The vote on the plan of liquidation and the charter amendment
was scheduled to take place at a Special Meeting of the Shareholders on October
10, 2000 (the "Special Meeting").

         The day after the complaint was filed, the plaintiff served the Company
with an order to show cause why a preliminary injunction should not be issued
enjoining the vote on the plan of liquidation. At a conference with the Court on
October 5th, the parties stipulated that the vote on the charter amendment and
the plan of liquidation would proceed as scheduled. The Company agreed that if
the shareholders approved the plan of liquidation it would not take steps to
close the transaction until the Court was able to decide plaintiff's motion for
a preliminary injunction. The Court determined that it would not consider
plaintiff's request for class certification prior to a hearing on the
preliminary injunction motion. A hearing on plaintiff's motion was scheduled to
take place on November 1st and 6th, but was subsequently changed to November 6th
and 9th. Thereafter, the parties embarked on expedited discovery. On October 10,
2000, the Special Meeting took place and the charter amendment was approved by
the affirmative vote of a majority of all votes entitled to be cast by the
holders of the common stock of the Company and the plan of liquidation was
approved by the affirmative vote of two-thirds of all votes entitled to be cast
by the holders of the common stock of the Company.

         The hearing was held on November 6th and 9th after which the Court
ruled from the bench, denying plaintiff's motion for a preliminary injunction.
The Court will issue a written decision which, when issued, will provide further
details concerning the Court's assessment of the plaintiff's case. Technically,
the plaintiff can still pursue the case, but if it prevails, will be limited to
a claim for damages. At this point we do not know whether the plaintiff will
continue to litigate the case, which has been narrowed considerably in the
course of the proceedings on the preliminary injunction. Notwithstanding our
assessment that the plaintiff's claims are completely devoid of merit, and the
Court's conclusion that plaintiff is not likely to succeed on the merits even if
it pursues its claims at law, we cannot rule out the possibility that the
plaintiff will proceed with the litigation and seek substantial damages.

         The Company is not presently involved in any litigation other than as
set forth in the preceding paragraphs, nor to its knowledge is any other
litigation threatened against the Company or its subsidiaries, that in
management's opinion, would result in any material adverse effect on the
Company's ownership, management or operation of its properties, or which is not
covered by the Company's liability insurance.

Item 2. Changes in Securities and Use of Proceeds

None.

Item 3. Defaults upon Senior Securities

None




<PAGE>

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

         On October 10, 2000, the Company held a Special Meeting of
Stockholders. At the Special Meeting, the stockholders approved an amendment to
the Company's charter to reduce the affirmative stockholder vote required to
approve an extraordinary corporate action, such as a merger, consolidation, sale
of all or substantially all of the assets or dissolution of the Company, from
two-thirds to a majority of all votes entitled to be cast on the action by the
holders of the stock. (5,814,661 votes were cast in favor of the charter
amendment; 32,403 were voted against; 8,122 abstained; and there were 0 broker
non-votes.) The stockholders also approved a plan of liquidation of the Company,
pursuant to which the Company plans to (a) transfer its interests in affiliated
entities that own eight shopping centers to Kimco Income Operating Partnership,
L.P. for cash and the assumption of indebtedness, (b) transfer its interests in
entities that own four shopping centers and two redevelopment properties,
subject to certain indebtedness, to Philip Pilevsky, the chief executive
officer, and certain of his affiliates and family members in exchange for cash
and the redemption of units

in the Operating Partnership, (c) sell its remaining assets for cash, (d) pay or
provide for its liabilities and expenses, (e) distribute the net cash proceeds
of the liquidation, currently estimated at $18.25 per share of common stock, to
the stockholders in two or more liquidating distributions, and (f) wind up
operations and dissolve. (5,835,051 votes were cast in favor of the plan of
liquidation; 11,636 were voted against; 8,499 abstained; and there were 0 broker
non-votes.)

Item 5. Other Information

None.


<PAGE>


Item 6. Exhibits and Reports on Form 8-K

        (a) Exhibits
<TABLE>
<CAPTION>
<S>                              <C>
                      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 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).
                      3.3 -      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)
                      4.1 -      Shareholder Rights Agreement, dated as of June 30, 1999, between
                                 the Company and BankBoston, N.A. (filed as Exhibit 4.1 to the
                                 Company's Annual Report on Form 10-K 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 Annual Report on Form
                                 10-K 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 Annual Report on Form 10-K for the year ended
                                 December 31, 1998, and incorporated herein by reference)
                      10.3 -     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)
                      10.4-      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-K for the year ended December 31, 1997, and
                                 incorporated herein by reference)
                      10.5-      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-K for the year ended December 31, 1997, and incorporated
                                 herein by reference)
                      10.6-      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)
                      10.7-      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)
                      10.8-      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).
                      10.9-      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).
</TABLE>

<PAGE>
<TABLE>
<CAPTION>
<S>                              <C>
                      10.10-     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).
                      10.11-     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).
                      10.12-     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).
                      10.13-     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).
                      10.14-     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).
                      10.15-     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).
                      10.16-     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).
                      10.17-     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).
                      10.18-     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).
                      10.19-     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).
                      27.1*-     Financial Data Schedule
</TABLE>
---------
      * filed herewith

(b)      Reports on Form 8-K

         On July 31, 2000, the Company filed with the SEC a Current Report on
         Form 8-K dated July 14, 2000, reporting under Item 2 that the Company
         sold seven properties located in New York and Florida, aggregating
         approximately 600,000 square feet, to Kimco Income Operating
         Partnership, L.P., a Delaware limited partnership, for a total
         consideration of $67,325,000.

         On August 15, 2000, the Company filed with the SEC a Current Report on
         Form 8-K dated April 28, 2000, filing under Item 5 certain agreements
         relating to the plan of liquidation of the Company.

         On September 28, 2000, the Company filed with the SEC Amendment No. 1
         to the Current Report on Form 8-K dated July 14, 2000, including under
         Item 7 pro forma financial information relative to the sales reported
         on the Form 8-K dated July 14, 2000.



<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.

                          /s/ Philip Pilevsky
                          -------------------------------------------------
11/14/00                  Philip Pilevsky
                          Chairman of the Board and Chief Executive Officer

                          /s/ Carl Kraus
                          --------------------------------------------------
11/14/00                  Carl Kraus
                          Chief Financial Officer




<PAGE>



EXHIBIT INDEX
<TABLE>
<CAPTION>


Exhibit
Number             Description
------             -----------
<S>                <C>
 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 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)
 3.3               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)
 4.1               Shareholder Rights Agreement, dated as of June 30, 1999, between the Company and
                   BankBoston, N.A. (filed as Exhibit 4.1 to the Company's Annual Report on Form
                   10-K 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 Annual Report on Form 10-K 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 Annual Report
                   on Form 10-K for the year ended December 31, 1998, and incorporated herein by
                   reference)
10.3               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)
10.4               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-K for the year ended December 31,
                   1997, and incorporated herein by reference)
10.5               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-K for the year ended December 31, 1997,
                   and incorporated herein by reference)
10.6               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)
10.7               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)
10.8               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).
10.9               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).
10.10              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).
10.11              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).

</TABLE>

<PAGE>

<TABLE>
<CAPTION>
<S>                <C>
10.12              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).
10.13              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).
10.14              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).
10.15              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).
10.16              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).
10.17              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).
10.18              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).
10.19              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).
27.1*              Financial Data Schedule
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* filed herewith