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

                           FORM 10-KSB

             Annual Report Under Section 13 or 15(d)
             of The Securities Exchange Act of 1934

          For the Fiscal Year Ended:  December 31, 2001

                Commission file number:  0-14263

          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP
         (Name of Small Business Issuer in its Charter)

        State of Minnesota                41-1511293
   (State or other Jurisdiction of     (I.R.S. Employer)
   Incorporation or Organization)     Identification No.)

     1300 Minnesota World Trade Center, St. Paul, Minnesota 55101
            (Address of Principal Executive Offices)

                         (651) 227-7333
                   (Issuer's telephone number)

Securities registered pursuant to Section 12(b) of the Act:

                                 Name of each exchange on
     Title of each class             which registered
             None                          None

Securities registered pursuant to Section 12(g) of the Act:

                      Limited Partnership Units
                           (Title of class)

Check  whether  the issuer (1) filed all reports required  to  be
filed  by Section 13 or 15(d) of the Securities Exchange  Act  of
1934  during the past 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

Check if disclosure of delinquent filers in response to Rule  405
of  Regulation  S-B  is  not  contained  in  this  Form,  and  no
disclosure  will  be contained, to the best of  the  registrant's
knowledge,   in   definitive  proxy  or  information   statements
incorporated by reference in Part III of this Form 10-KSB or  any
amendment to this Form 10-KSB. [X]

The  Issuer's  revenues  for year ended December  31,  2001  were
$544,250.

As  of  February 28, 2002, there were 6,962.128 Units of  limited
partnership interest in the registrant outstanding and  owned  by
nonaffiliates  of  the registrant, which Units had  an  aggregate
market  value (based solely on the price at which they were  sold
since there is no ready market for such Units) of $6,962,128.

               DOCUMENTS INCORPORATED BY REFERENCE

 The registrant has not incorporated any documents by reference
                        into this report.

         Transitional Small Business Disclosure Format:

                         Yes        No [X]

                             PART I

ITEM 1.   DESCRIPTION OF BUSINESS.

        AEI  Real  Estate  Fund  85-A  Limited  Partnership  (the
"Partnership" or the "Registrant") is a limited partnership which
was  organized pursuant to the laws of the State of Minnesota  on
April  15,  1985.   The  registrant is  comprised  of  Net  Lease
Management  85-A, Inc. (NLM) as Managing General Partner,  Robert
P.  Johnson as the Individual General Partner, and purchasers  of
partnership  units as Limited Partners.  The Partnership  offered
for  sale up to $7,500,000 of limited partnership interests  (the
"Units")  (7,500  Units  at  $1,000  per  Unit)  pursuant  to   a
registration   statement  effective  February   8,   1985.    The
Partnership  commenced operations on April 15, 1985 when  minimum
subscriptions  of  1,300 Limited Partnership  Units  ($1,300,000)
were  accepted.  The Partnership's offering terminated  June  20,
1985  when  the  maximum  subscription  limit  of  7,500  Limited
Partnership Units ($7,500,000) was reached.

        The Partnership was organized to acquire, initially on  a
debt-free   basis,  existing  and  newly  constructed  commercial
properties located in the United States, to lease such properties
to  tenants under triple net leases, to hold such properties  and
to  eventually sell such properties.  From subscription proceeds,
the  Partnership  purchased eight properties,  including  partial
interests in two properties, totaling $6,103,065.  The balance of
the   subscription  proceeds  was  applied  to  organization  and
syndication  costs,  working capital reserves and  distributions,
which  represented a return of capital.  The properties  are  all
commercial,  single  tenant buildings  leased  under  triple  net
leases.

       The Partnership will hold its properties until the General
Partners  determine  that the sale or other  disposition  of  the
properties   is   advantageous  in  view  of  the   Partnership's
investment  objectives.  In deciding whether to sell  properties,
the  General  Partners will consider factors  such  as  potential
appreciation,  net  cash flow and income tax considerations.   In
addition,  certain lessees have been granted options to  purchase
properties  after  a  specified portion of  the  lease  term  has
elapsed.  Prior to commencing the liquidation of the Partnership,
the  General Partners may reinvest the proceeds from the sale  of
properties  in  additional properties, provided  that  sufficient
proceeds  are distributed to the Limited Partners to pay  federal
and state income taxes related to any taxable gain recognized  as
a  result  of  the  sale.   At  any time  prior  to  selling  the
properties,  the  Partnership may mortgage one  or  more  of  its
properties in amounts not exceeding 50% of the fair market  value
of the property.

Leases

       Although there are variations in the specific terms of the
leases,  the following is a summary of the general terms  of  the
Partnership's  leases.   The properties  are  leased  to  various
tenants  under  triple  net  leases,  which  are  classified   as
operating  leases.   Under  a triple net  lease,  the  lessee  is
responsible  for  all real estate taxes, insurance,  maintenance,
repairs  and  operating expenses for the property.   The  initial
lease  terms are for 5 to 20 years.  The leases provide for  base
annual  rental  payments,  payable in monthly  installments,  and
contain  rent  clauses which entitle the Partnership  to  receive
additional rent in future years based on stated rent increases or
if  gross  receipts  for  the property exceed  certain  specified
amounts, among other conditions.  The leases provide for  two  to
four  five-year  renewal options subject to the  same  terms  and
conditions as the initial lease.

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

        Through December 31, 2001, the Partnership sold  its  80%
interest   of  the  Tractor  Supply  store,  in  seven   separate
transactions,  to  unrelated  third  parties.   The   Partnership
received total net sale proceeds of $1,168,207, which resulted in
a  total  net  gain  of  $451,162.  The total  cost  and  related
accumulated  depreciation of the interests sold was $837,058  and
$120,013,  respectively.  For the years ended December  31,  2001
and 2000, the net gain was $338,903 and $67,573, respectively.

        Through  December 31, 2001, the Partnership sold 58.9779%
of  the  Arby's  restaurant, in three separate  transactions,  to
unrelated third parties.  The Partnership received total net sale
proceeds  of  $728,141, which resulted in a  total  net  gain  of
$93,641.  The total cost and related accumulated depreciation  of
the  interests sold was $655,398 and $20,898, respectively.   For
the  years  ended December 31, 2001 and 2000, the  net  gain  was
$14,115 and $79,526, respectively.

        On  September 28, 1999, the Partnership purchased a Marie
Callender's  restaurant in Gresham, Oregon for  $1,616,533.   The
property  is  leased to Marie Callender Pie Shops, Inc.  under  a
Lease Agreement with a primary term of 15 years and annual rental
payments of $152,000.

        During  2001, the Partnership sold 37.1635% of the  Marie
Callender's  restaurant,  in  three  separate  transactions,   to
unrelated third parties.  The Partnership received total net sale
proceeds  of  $690,729, which resulted in a  total  net  gain  of
$114,462.  The total cost and related accumulated depreciation of
the interests sold was $600,760 and $24,493, respectively.

       On March 8, 2001, the Partnership purchased a 33% interest
in  a parcel of land in Austin, Texas for $373,560.  The land  is
leased  to  Kona  Restaurant Group,  Inc.  (KRG)  under  a  Lease
Agreement  with  a  primary term of 17 years  and  annual  rental
payments  of  $39,224.  Simultaneously with the purchase  of  the
land,  the  Partnership  entered  into  a  Development  Financing
Agreement under which the Partnership advanced funds to  KRG  for
the  construction of a Johnny Carino's restaurant  on  the  site.
The  Partnership charged interest on the advances at  a  rate  of
10.5%.   On  September  26,  2001,  after  the  development   was
completed,  the  Lease Agreement was amended  to  require  annual
rental payments of $79,452.  The Partnership's share of the total
acquisition costs, including the cost of the land, was  $749,586.
The  remaining  interests in the property are owned  by  AEI  Net
Lease  Income & Growth Fund XX Limited Partnership, AEI Income  &
Growth Fund XXI Limited Partnership and AEI Income & Growth  Fund
23 LLC, affiliates of the Partnership.

        On May 14, 2001, the Partnership purchased a 20% interest
in  a Children's World daycare center in Plainfield, Illinois for
$294,542.    The  property  is  leased  to  ARAMARK   Educational
Resources, Inc. under a Lease Agreement with a primary term of 15
years  and  annual  rental payments of  $28,215.   The  remaining
interests  in the property are owned by AEI Income & Growth  Fund
XXII  Limited  Partnership and AEI Private Net  Lease  Millennium
Fund Limited Partnership, affiliates of the Partnership.

       On  October  25,  2001, the Partnership  purchased  a  57%
interest   in   a  Children's  World  daycare  center   in   West
Bridgewater,  Massachusetts  for  $1,058,890.   The  property  is
leased  to  ARAMARK  Educational Resources, Inc.  under  a  Lease
Agreement  with  a  primary term of 15 years  and  annual  rental
payments  of $99,481.  The remaining interest in the property  is
owned  by  AEI  Fund Management XVII, Inc., an affiliate  of  the
Partnership.

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

Major Tenants

        During 2001, three tenants each contributed more than ten
percent  of  the Partnership's total rental revenue.   The  major
tenants  in aggregate contributed 76% of total rental revenue  in
2001.   It  is  anticipated that, based  on  the  minimum  rental
payments  required  under  the leases,  each  major  tenant  will
continue to contribute more than ten percent of rental revenue in
2002  and  future  years.  In addition, it  is  anticipated  that
ARAMARK  Educational Resources, Inc. and Kona  Restaurant  Group,
Inc.,  tenants  of properties acquired in 2001,  will  contribute
more than ten percent of rental revenue in 2002 and future years.
Any  failure of these major tenants could materially  affect  the
Partnership's net income and cash distributions.

Competition

        The  Partnership is a minor factor in the commercial real
estate  business.   There are numerous entities  engaged  in  the
commercial  real  estate  business which have  greater  financial
resources  than  the  Partnership.  At the time  the  Partnership
elects to dispose of its properties, the Partnership will  be  in
competition  with other persons and entities to find  buyers  for
its properties.

Employees

        The  Partnership  has  no direct  employees.   Management
services   are  performed  for  the  Partnership  by   AEI   Fund
Management, Inc., an affiliate of NLM.

ITEM 2.   DESCRIPTION OF PROPERTIES.

Investment Objectives

        The  Partnership's investment objectives were to  acquire
existing or newly-developed commercial properties throughout  the
United  States that offer the potential for (i) preservation  and
protection  of  the  Partnership's capital; (ii)  partially  tax-
deferred  cash distributions from operations which  may  increase
through  rent  participation clauses or mandated rent  increases;
and  (iii) long-term capital gains through appreciation in  value
of   the  Partnership's  properties  realized  upon  sale.    The
Partnership  does not have a policy, and there is no  limitation,
as  to the amount or percentage of assets that may be invested in
any  one  property.  However, to the extent possible, the General
Partners  attempt  to  diversify the type  and  location  of  the
Partnership's properties.

Description of Properties

       The Partnership's properties are commercial, single tenant
buildings.  The properties were acquired on a debt-free basis and
are  leased to various tenants under triple net leases, which are
classified  as  operating  leases.  The  Partnership   holds   an
undivided  fee simple interest in the properties.   At  any  time
prior to selling the properties, the Partnership may mortgage one
or  more  of its properties in amounts not exceeding 50%  of  the
fair market value of the property.

ITEM 2.   DESCRIPTION OF PROPERTIES.  (Continued)

        The  Partnership's properties are subject to the  general
competitive conditions incident to the ownership of single tenant
investment  real estate.  Since each property is leased  under  a
long-term   lease,   there  is  little  competition   until   the
Partnership  decides to sell the property.   At  this  time,  the
Partnership will be competing with other real estate  owners,  on
both a national and local level, in attempting to find buyers for
the   properties.   In  the  event  of  a  tenant  default,   the
Partnership would be competing with other real estate owners, who
have  property vacancies, to attract a new tenant  to  lease  the
property.   The Partnership's tenants operate in industries  that
are  very  competitive and can be affected  by  factors  such  as
changes  in regional or local economies, seasonality and  changes
in consumer preference.

        The  following table is a summary of the properties  that
the Partnership acquired and owned as of December 31, 2001.

                              Total Property                  Annual  Annual
                    Purchase   Acquisition                    Lease   Rent Per
Property              Date       Costs       Lessee           Payment Sq. Ft.

Rio Bravo Restaurant                           The
 St. Paul, MN                              Bonaventure
 (7.6482%)           12/13/85  $  135,265     Group          $ 11,168  $12.81

Jack-In-The-Box Restaurant                      CKE
 Fort Worth, TX      12/19/85  $1,005,586  Restaurants, Inc. $135,582  $34.71

Hops Grill & Bar Restaurant                 Hops Grill
 Palm Harbor, FL      3/21/86  $1,094,373&   Bar, Inc.       $ 93,629  $18.26

Arby's Restaurant
 Hudsonville, MI                               RTM
 (1.0221%)             9/3/99  $   11,358  Mid-America, Inc. $  1,013  $29.99

Marie Callender's Restaurant
 Gresham, OR                               Marie Callender
 (62.8365%)           9/28/99  $1,015,773  Pie Shops, Inc.   $ 95,511  $25.92

Children's World Daycare                       ARAMARK
 Plainfield, IL                              Educational
 (20.0%)              5/14/01  $  294,542  Resources, Inc.   $ 28,215  $15.76

Johnny Carino's Restaurant                     Kona
 Austin, TX                                 Restaurant
 (33.0%)              9/26/01  $  749,586   Group, Inc.      $ 79,452  $37.27

Children's World Daycare                       ARAMARK
 West Bridgewater, MA                       Educational
 (57.0%)             10/25/01  $1,058,890  Resources, Inc.   $ 99,481  $17.45


        The  properties  listed above with  a  partial  ownership
percentage  are  owned with affiliates of the Partnership  and/or
unrelated  third  parties.   The  remaining  interests   in   the
Children's World daycare center in Plainfield, Illinois are owned
by  AEI  Income  & Growth Fund XXII Limited Partnership  and  AEI
Private  Net  Lease  Millennium Fund  Limited  Partnership.   The
remaining  interests in the Johnny Carino's restaurant are  owned
by AEI Net Lease Income & Growth Fund XX Limited Partnership, AEI
Income  &  Growth Fund XXI Limited Partnership and AEI  Income  &
Growth  Fund  23  LLC.  The remaining interest in the  Children's
World  daycare center in West Bridgewater, Massachusetts is owned
by AEI Fund Management XVII, Inc.  The remaining interests in the
Rio Bravo, Arby's and Marie Callender's restaurants are owned  by
unrelated third parties.


ITEM 2.   DESCRIPTION OF PROPERTIES.  (Continued)

        The Partnership accounts for properties owned as tenants-
in-common  with  affiliated Partnerships and/or  unrelated  third
parties  using  the  proportionate  consolidation  method.   Each
tenant-in-common  owns  a  separate, undivided  interest  in  the
properties.   Any  tenant-in-common that holds more  than  a  50%
interest  does  not control decisions over the  other  tenant-in-
common  interests.   The financial statements reflect  only  this
Partnership's percentage share of the properties' land,  building
and equipment, liabilities, revenues and expenses.

        The initial Lease terms are for 20 years, except for  the
Hops  Grill & Bar restaurant, which has a Lease term of 5  years,
the Marie Callender's restaurant and the Children's World daycare
centers,  which  have  Lease terms of 15  years  and  the  Johnny
Carino's  restaurant, which has a Lease term of  17  years.   The
Leases  have renewal options which may extend the Lease  term  an
additional 10 to 20 years.  The Hops Grill & Bar Lease  has  been
extended to April 30, 2014.

       Pursuant to the Lease Agreements, the tenants are required
to provide proof of adequate insurance coverage on the properties
they  occupy.   The General Partners believe the  properties  are
adequately covered by insurance and consider the properties to be
well-maintained and sufficient for the Partnership's operations.

         For  tax  purposes,  the  Partnership's  properties  are
depreciated  under  either the Accelerated Cost  Recovery  System
(ACRS)  or the Modified Accelerated Cost Recovery System (MACRS),
depending on the date when it was placed in service.  The largest
depreciable  component  of a property is the  building  which  is
depreciated, using the straight-line method, over either 19 years
(ACRS)  or 31.5 years or 40 years (MACRS) depending on  the  date
when  it  was  placed  in  service.   The  remaining  depreciable
components  of  a  property  are  personal  property   and   land
improvements which are depreciated, using an accelerated  method,
over 5 and 15 years, respectively.  Since the Partnership has tax-
exempt  Partners,  the Partnership is subject  to  the  rules  of
Section  168(h)(6) of the Internal Revenue Code which requires  a
percentage  of  the  properties'  depreciable  components  to  be
depreciated over longer lives using the straight-line method.  In
general,  the  federal  tax  basis  of  the  properties  for  tax
depreciation  purposes  is  the  same  as  the  basis  for   book
depreciation purposes.

        During the last five years or since the date of purchase,
if purchased after December 31, 1996, all properties listed above
were 100% occupied.

ITEM 3.   LEGAL PROCEEDINGS.

       None.

ITEM 4.   SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS.

       None.


                             PART II

ITEM 5.   MARKET FOR THE REGISTRANT'S PARTNERSHIP UNITS AND
          RELATED SECURITY HOLDER MATTERS.

        As of December 31, 2001, there were 682 holders of record
of the registrant's Limited Partnership Units.  There is no other
class  of  security outstanding or authorized.  The  registrant's
Units  are  not  a traded security in any market.   However,  the
Partnership  may  acquire Units from Limited  Partners  who  have
tendered  their  Units to the Partnership.   Such  Units  may  be
acquired  at  a  discount.  The Partnership is not  obligated  to
purchase  in any year more than 5% of the total number  of  Units
originally sold.  In no event shall the Partnership be  obligated
to  purchase  Units if, in the sole discretion  of  the  Managing
General  Partner,  such  purchase would  impair  the  capital  or
operation of the Partnership.

        During 2001, five Limited Partners redeemed a total of 53
Partnership  Units for $14,391 in accordance with the Partnership
Agreement.   In  prior  years,  a  total  of  fifty-four  Limited
Partners  redeemed  470.37 Partnership Units for  $331,522.   The
redemptions  increase the remaining Limited  Partners'  ownership
interest in the Partnership.

        Cash distributions of $5,708 and $4,211 were made to  the
General  Partners  and $550,699 and $400,700  were  made  to  the
Limited   Partners   in   2001  and  2000,   respectively.    The
distributions  were made on a quarterly basis and  represent  Net
Cash   Flow,  as  defined,  except  as  discussed  below.   These
distributions  should  not be compared  with  dividends  paid  on
capital stock by corporations.

        As  part  of the Limited Partner distributions  discussed
above,  the  Partnership distributed $150,000  of  proceeds  from
property  sales in 2001.  The distributions reduced  the  Limited
Partners' Adjusted Capital Contributions.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.

Results of Operations

        For  the  years  ended December 31, 2001  and  2000,  the
Partnership  recognized rental income of $496,710  and  $538,672,
respectively.   During the same periods, the  Partnership  earned
investment income of $47,540 and $18,739, respectively.  In 2001,
rental  income  decreased  due to the  property  sales  discussed
below.   This decrease in rental income was partially  offset  by
rent  received from three property acquisitions in 2001 and  rent
increases  on  two  properties.  In 2001,  additional  investment
income was earned on the net proceeds from property sales.

        During  the years ended December 31, 2001 and  2000,  the
Partnership   paid   Partnership   administration   expenses   to
affiliated parties of $114,450 and $100,933, respectively.  These
administration  expenses  include  costs  associated   with   the
management of the properties, processing distributions, reporting
requirements and correspondence to the Limited Partners.   During
the   same   periods,   the  Partnership   incurred   Partnership
administration  and property management expenses  from  unrelated
parties  of  $22,266 and $13,847, respectively.   These  expenses
represent  direct payments to third parties for legal and  filing
fees,  direct administrative costs, outside audit and  accounting
costs, taxes, insurance and other property costs.

       As of December 31, 2001, the Partnership's annualized cash
distribution  rate  was  6.7%,  based  on  the  Adjusted  Capital
Contribution.   Distributions of Net Cash  Flow  to  the  General
Partners were subordinated to the Limited Partners as required in
the Partnership Agreement.   As a result,  99%  of  distributions
were  allocated  to  Limited  Partners  and  1%  to  the  General
Partners.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

        Inflation  has  had  a  minimal  effect  on  income  from
operations.   Leases  may contain rent increases,  based  on  the
increase  in  the  Consumer Price Index over a specified  period,
which  will result in an increase in rental income over the  term
of  the  leases.   In addition, leases may contain  rent  clauses
which  entitle  the  Partnership to receive  additional  rent  in
future  years  if gross receipts for the property exceed  certain
specified  amounts.  Increases in sales volumes of  the  tenants,
due to inflation and real sales growth, may result in an increase
in rental income over the term of the leases.  Inflation also may
cause the real estate to appreciate in value.  However, inflation
and  changing prices may have an adverse impact on the  operating
margins  of  the  properties' tenants, which could  impair  their
ability  to  pay rent and subsequently reduce the Net  Cash  Flow
available for distributions.

Liquidity and Capital Resources

        During  2001,  the Partnership's cash balances  decreased
$549,875 as a result of cash used to purchase properties and  the
Partnership  distributed  more  cash  to  the  Partners  than  it
generated from operating activities, which were partially  offset
by cash generated from the sale of properties.  Net cash provided
by  operating  activities  decreased from  $449,056  in  2000  to
$402,524  in 2001 due to a decrease in income and an increase  in
Partnership administration expenses in 2001.

        The  major components of the Partnership's cash flow from
investing activities are investments in real estate and  proceeds
from  the  sale of real estate.  During the years ended  December
31,  2001 and 2000, the Partnership generated cash flow from  the
sale  of  real  estate of $1,721,398 and $732,428,  respectively.
During the year ended December 31, 2001, the Partnership expended
$2,103,019 to invest in real properties (inclusive of acquisition
expenses)  as  the  Partnership reinvested  cash  generated  from
property sales.

        Through December 31, 2001, the Partnership sold  its  80%
interest   of  the  Tractor  Supply  store,  in  seven   separate
transactions,  to  unrelated  third  parties.   The   Partnership
received total net sale proceeds of $1,168,207, which resulted in
a  total  net  gain  of  $451,162.  The total  cost  and  related
accumulated  depreciation of the interests sold was $837,058  and
$120,013,  respectively.  For the years ended December  31,  2001
and 2000, the net gain was $338,903 and $67,573, respectively.

        Through  December 31, 2001, the Partnership sold 58.9779%
of  the  Arby's  restaurant, in three separate  transactions,  to
unrelated third parties.  The Partnership received total net sale
proceeds  of  $728,141, which resulted in a  total  net  gain  of
$93,641.  The total cost and related accumulated depreciation  of
the  interests sold was $655,398 and $20,898, respectively.   For
the  years  ended December 31, 2001 and 2000, the  net  gain  was
$14,115 and $79,526, respectively.

        During  2001, the Partnership sold 37.1635% of the  Marie
Callender's  restaurant,  in  three  separate  transactions,   to
unrelated third parties.  The Partnership received total net sale
proceeds  of  $690,729, which resulted in a  total  net  gain  of
$114,462.  The total cost and related accumulated depreciation of
the interests sold was $600,760 and $24,493, respectively.

        In June 2001, the Partnership distributed $151,515 of the
net  sale  proceeds  to  the Limited and General  Partners  which
represented a return of capital of $21.34 per Limited Partnership
Unit.   The remaining net sale proceeds will either be reinvested
in  additional  property or distributed to the  Partners  in  the
future.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

       On March 8, 2001, the Partnership purchased a 33% interest
in  a parcel of land in Austin, Texas for $373,560.  The land  is
leased  to  Kona  Restaurant Group,  Inc.  (KRG)  under  a  Lease
Agreement  with  a  primary term of 17 years  and  annual  rental
payments  of  $39,224.  Simultaneously with the purchase  of  the
land,  the  Partnership  entered  into  a  Development  Financing
Agreement under which the Partnership advanced funds to  KRG  for
the  construction of a Johnny Carino's restaurant  on  the  site.
The  Partnership charged interest on the advances at  a  rate  of
10.5%.   On  September  26,  2001,  after  the  development   was
completed,  the  Lease Agreement was amended  to  require  annual
rental payments of $79,452.  The Partnership's share of the total
acquisition costs, including the cost of the land, was  $749,586.
The  remaining  interests in the property are owned  by  AEI  Net
Lease  Income & Growth Fund XX Limited Partnership, AEI Income  &
Growth Fund XXI Limited Partnership and AEI Income & Growth  Fund
23 LLC, affiliates of the Partnership.

        On May 14, 2001, the Partnership purchased a 20% interest
in  a Children's World daycare center in Plainfield, Illinois for
$294,542.    The  property  is  leased  to  ARAMARK   Educational
Resources, Inc. under a Lease Agreement with a primary term of 15
years  and  annual  rental payments of  $28,215.   The  remaining
interests  in the property are owned by AEI Income & Growth  Fund
XXII  Limited  Partnership and AEI Private Net  Lease  Millennium
Fund Limited Partnership, affiliates of the Partnership.

       On  October  25,  2001, the Partnership  purchased  a  57%
interest   in   a  Children's  World  daycare  center   in   West
Bridgewater,  Massachusetts  for  $1,058,890.   The  property  is
leased  to  ARAMARK  Educational Resources, Inc.  under  a  Lease
Agreement  with  a  primary term of 15 years  and  annual  rental
payments  of $99,481.  The remaining interest in the property  is
owned  by  AEI  Fund Management XVII, Inc., an affiliate  of  the
Partnership.

       The Partnership's primary use of cash flow is distribution
and  redemption  payments to Partners.  The Partnership  declares
its  regular  quarterly  distributions before  the  end  of  each
quarter and pays the distribution in the first week after the end
of  each quarter.  The Partnership attempts to maintain a  stable
distribution  rate from quarter to quarter.  Redemption  payments
are  paid  to  redeeming Partners in the fourth quarter  of  each
year.   In 2001, distributions were higher when compared to  2000
due to the distribution of sale proceeds in June, 2001.

        The  Partnership may acquire Units from Limited  Partners
who have tendered their Units to the Partnership.  Such Units may
be  acquired at a discount.  The Partnership is not obligated  to
purchase  in any year more than 5% of the total number  of  Units
originally sold.  In no event shall the Partnership be  obligated
to  purchase  Units if, in the sole discretion  of  the  Managing
General  Partner,  such  purchase would  impair  the  capital  or
operation of the Partnership.

        During 2001, five Limited Partners redeemed a total of 53
Partnership  Units for $14,391 in accordance with the Partnership
Agreement.  The Partnership acquired these Units using  Net  Cash
Flow  from  operations.  In prior years, a  total  of  fifty-four
Limited  Partners redeemed 470.37 Partnership Units for $331,522.
The   redemptions   increase  the  remaining  Limited   Partners'
ownership interest in the Partnership.

       The continuing rent payments from the properties, together
with  cash  generated from property sales, should be adequate  to
fund   continuing   distributions  and  meet  other   Partnership
obligations on both a short-term and long-term basis.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

Cautionary Statement for Purposes of the "Safe Harbor" Provisions
of the Private Securities Litigation Reform Act of 1995

         The   foregoing  Management's  Discussion  and  Analysis
contains various "forward looking  statements" within the meaning
of   federal   securities   laws  which  represent   management's
expectations  or  beliefs  concerning  future  events,  including
statements  regarding anticipated application of  cash,  expected
returns  from rental income, growth in revenue, taxation  levels,
the  sufficiency  of  cash to meet operating expenses,  rates  of
distribution,  and  other  matters.   These,  and  other  forward
looking statements made by the Partnership, must be evaluated  in
the   context  of  a  number  of  factors  that  may  affect  the
Partnership's  financial  condition and  results  of  operations,
including the following:

    Market  and  economic conditions which affect the  value
    of  the  properties the Partnership owns and  the  cash
    from rental income such properties generate;

    the  federal  income tax consequences of rental  income,
    deductions,  gain  on  sales and other  items  and  the
    affects of these consequences for investors;

    resolution  by  the General Partners of  conflicts  with
    which they may be confronted;

    the   success  of  the  General  Partners  of   locating
    properties with favorable risk return characteristics;

    the effect of tenant defaults; and

    the  condition of the industries in which the tenants of
    properties owned by the Partnership operate.


ITEM 7.   FINANCIAL STATEMENTS.


       See accompanying index to financial statements.

          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                  INDEX TO FINANCIAL STATEMENTS






Report of Independent Auditors

Balance Sheet as of December 31, 2001 and 2000

Statements for the Years Ended December 31, 2001 and 2000:

     Income

     Cash Flows

     Changes in Partners' Capital

Notes to Financial Statements



                 REPORT OF INDEPENDENT AUDITORS





To the Partners:
AEI Real Estate Fund 85-A Limited Partnership
St. Paul, Minnesota




      We  have audited the accompanying balance sheet of AEI Real
Estate   Fund  85-A  Limited  Partnership  (a  Minnesota  limited
partnership)  as  of December 31, 2001 and 2000 and  the  related
statements of income, cash flows and changes in partners' capital
for  the  years then ended.  These financial statements  are  the
responsibility    of   the   Partnership's    management.     Our
responsibility  is  to  express an  opinion  on  these  financial
statements based on our audits.

     We   conducted  our  audits  in  accordance  with   auditing
standards  generally accepted in the United  States  of  America.
Those  standards require that we plan and perform  the  audit  to
obtain   reasonable   assurance  about  whether   the   financial
statements are free of material misstatement.  An audit  includes
examining,  on a test basis, evidence supporting the amounts  and
disclosures in the financial statements.  An audit also  includes
assessing   the   accounting  principles  used  and   significant
estimates  made by management, as well as evaluating the  overall
financial  statement presentation.  We believe  that  our  audits
provide a reasonable basis for our opinion.

      In  our opinion, the financial statements referred to above
present  fairly, in all material respects, the financial position
of  AEI  Real Estate Fund 85-A Limited Partnership as of December
31, 2001 and 2000, and the results of its operations and its cash
flows  for  the  years then ended, in conformity with  accounting
principles generally accepted in the United States of America.




                               /s/ BOULAY, HEUTAMKER, ZIBELL & CO. P.L.L.P.
Minneapolis,  Minnesota            Boulay, Heutmaker, Zibell & Co. P.L.L.P.
January 23, 2002                   Certified Public Accountants

<PAGE>
          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                          BALANCE SHEET

                           DECEMBER 31

                             ASSETS


                                                   2001           2000

CURRENT ASSETS:
  Cash and Cash Equivalents                   $   391,847     $   941,722
  Receivables                                      10,000          10,000
                                               -----------     -----------
          Total Current Assets                    401,847         951,722
                                               -----------     -----------
INVESTMENTS IN REAL ESTATE:
  Land                                          1,954,142       1,722,667
  Buildings and Equipment                       3,411,231       2,918,857
  Accumulated Depreciation                       (827,392)       (870,519)
                                               -----------     -----------
      Net Investments in Real Estate            4,537,981       3,771,005
                                               -----------     -----------
          Total Assets                        $ 4,939,828     $ 4,722,727
                                               ===========     ===========


                     LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.        $     9,644     $    14,654
  Distributions Payable                            91,239          91,219
                                               -----------     -----------
      Total Current Liabilities                   100,883         105,873
                                               -----------     -----------
PARTNERS' CAPITAL (DEFICIT):
  General Partners                                      0         (31,930)
  Limited Partners, $1,000 Unit value;
   7,500 Units authorized and issued;
   6,977 and 7,030 Units outstanding
   in 2001 and 2000, respectively               4,838,945       4,648,784
                                               -----------     -----------
     Total Partners' Capital                    4,838,945       4,616,854
                                               -----------     -----------
      Total Liabilities and Partners' Capital $ 4,939,828     $ 4,722,727
                                               ===========     ===========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                       STATEMENT OF INCOME

                 FOR THE YEARS ENDED DECEMBER 31


                                                    2001           2000

INCOME:
   Rent                                         $   496,710    $   538,672
  Investment Income                                  47,540         18,739
                                                 -----------    -----------
      Total Income                                  544,250        557,411
                                                 -----------    -----------

EXPENSES:
  Partnership Administration - Affiliates           114,450        100,933
  Partnership Administration and Property
     Management - Unrelated Parties                  22,266         13,847
  Depreciation                                       82,125        104,210
                                                 -----------    -----------
      Total Expenses                                218,841        218,990
                                                 -----------    -----------

OPERATING INCOME                                    325,409        338,421

GAIN ON SALE OF REAL ESTATE                         467,480        147,099
                                                 -----------    -----------
NET INCOME                                      $   792,889    $   485,520
                                                 ===========    ===========

NET INCOME ALLOCATED:
  General Partners                              $    37,638    $     4,856
  Limited Partners                                  755,251        480,664
                                                 -----------    -----------
                                                $   792,889    $   485,520
                                                 ===========    ===========

NET INCOME PER LIMITED PARTNERSHIP UNIT
(7,016 and 7,067 weighted average Units outstanding
in 2001 and 2000, respectively)                 $    107.65    $     68.02
                                                 ===========    ===========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                     STATEMENT OF CASH FLOWS

                 FOR THE YEARS ENDED DECEMBER 31


                                                    2001           2000

CASH FLOWS FROM OPERATING ACTIVITIES:
  Net Income                                   $   792,889     $   485,520

  Adjustments To Reconcile Net Income
 To Net Cash Provided By Operating Activities:
     Depreciation                                   82,125         104,210
     Gain on Sale of Real Estate                  (467,480)       (147,099)
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.                   (5,010)          6,425
                                                -----------     -----------
       Total Adjustments                          (390,365)        (36,464)
                                                -----------     -----------
       Net Cash Provided By
           Operating Activities                    402,524         449,056
                                                -----------     -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
     Investments in Real Estate                 (2,103,019)              0
     Proceeds from Sale of Real Estate           1,721,398         732,428
                                                -----------     -----------
       Net Cash Provided By (Used For)
           Investing Activities                   (381,621)        732,428
                                                -----------     -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
  Increase in Distributions Payable                     20             495
  Distributions to Partners                       (556,262)       (404,747)
  Redemption Payments                              (14,536)        (16,365)
                                                -----------     -----------
       Net Cash Used For
           Financing Activities                   (570,778)       (420,617)
                                                -----------     -----------
NET INCREASE (DECREASE) IN CASH
    AND CASH EQUIVALENTS                          (549,875)        760,867

CASH AND CASH EQUIVALENTS, beginning of period     941,722         180,855
                                                -----------     -----------
CASH AND CASH EQUIVALENTS, end of period       $   391,847     $   941,722
                                                ===========     ===========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>

          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

            STATEMENT OF CHANGES IN PARTNERS' CAPITAL

                 FOR THE YEARS ENDED DECEMBER 31


                                                                   Limited
                                                                 Partnership
                              General      Limited                  Units
                              Partners     Partners     Total    Outstanding


BALANCE, December 31, 1999   $(32,575)   $4,585,021  $4,552,446    7,079.63

  Distributions                (4,047)     (400,700)   (404,747)

  Redemption Payments            (164)      (16,201)    (16,365)     (50.00)

  Net Income                    4,856       480,664     485,520
                              ---------   ----------  ----------  -----------
BALANCE, December 31, 2000    (31,930)    4,648,784   4,616,854    7,029.63

  Distributions                (5,563)     (550,699)   (556,262)

  Redemption Payments            (145)      (14,391)    (14,536)     (53.00)

  Net Income                   37,638       755,251     792,889
                              ---------   ----------  ----------  -----------
BALANCE, December 31, 2001   $      0    $4,838,945  $4,838,945    6,976.63
                              =========   ==========  ==========  ===========

 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>

          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000


(1)  Organization -

     AEI  Real Estate Fund 85-A Limited Partnership (Partnership)
     was  formed  to  acquire and lease commercial properties  to
     operating tenants.  The Partnership's operations are managed
     by  Net  Lease  Management 85-A, Inc.  (NLM),  the  Managing
     General Partner.  Robert P. Johnson, the President and  sole
     shareholder of NLM, serves as the Individual General Partner
     and  an  affiliate of NLM, AEI Fund Management,  Inc.  (AEI)
     performs the administrative and operating functions for  the
     Partnership.

     The   terms   of  the  Partnership  offering  call   for   a
     subscription  price of $1,000 per Limited Partnership  Unit,
     payable   on  acceptance  of  the  offer.   The  Partnership
     commenced   operations  on  April  15,  1985  when   minimum
     subscriptions    of   1,300   Limited   Partnership    Units
     ($1,300,000) were accepted.  The offering terminated on June
     20,  1985  when  the  maximum subscription  limit  of  7,500
     Limited Partnership Units ($7,500,000) was reached.

     Under  the  terms of the Limited Partnership Agreement,  the
     Limited  Partners and General Partners contributed funds  of
     $7,500,000 and $1,000, respectively.  During operations, any
     Net  Cash  Flow,  as  defined, which  the  General  Partners
     determine  to  distribute will be  distributed  90%  to  the
     Limited  Partners and 10% to the General Partners; provided,
     however,  that  such distributions to the  General  Partners
     will be subordinated to the Limited Partners first receiving
     an annual, noncumulative distribution of Net Cash Flow equal
     to  10%  of their Adjusted Capital Contribution, as defined,
     and,  provided  further, that in no event will  the  General
     Partners  receive  less than 1% of such Net  Cash  Flow  per
     annum.   Distributions to Limited Partners will be made  pro
     rata by Units.

     Any  Net  Proceeds  of Sale, as defined, from  the  sale  or
     financing of properties which the General Partners determine
     to distribute will, after provisions for debts and reserves,
     be  paid  in  the following manner: (i) first,  99%  to  the
     Limited  Partners and 1% to the General Partners  until  the
     Limited  Partners  receive an amount  equal  to:  (a)  their
     Adjusted Capital Contribution plus (b) an amount equal to 6%
     of their Adjusted Capital Contribution per annum, cumulative
     but not compounded, to the extent not previously distributed
     from  Net  Cash Flow; (ii) next, 99% to the Limited Partners
     and  1%  to the General Partners until the Limited  Partners
     receive  an  amount equal to 14% of their  Adjusted  Capital
     Contribution  per annum, cumulative but not  compounded,  to
     the  extent not previously distributed; (iii) next,  to  the
     General  Partners  until  cumulative  distributions  to  the
     General  Partners under Items (ii) and (iii)  equal  15%  of
     cumulative  distributions to all Partners under  Items  (ii)
     and (iii).  Any remaining balance will be distributed 85% to
     the  Limited  Partners  and  15% to  the  General  Partners.
     Distributions to the Limited Partners will be made pro  rata
     by Units.

          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(1)  Organization - (Continued)

     For  tax  purposes,  profits  from  operations,  other  than
     profits  attributable  to  the  sale,  exchange,  financing,
     refinancing  or  other  disposition  of  property,  will  be
     allocated  first  in the same ratio in  which,  and  to  the
     extent,  Net  Cash Flow is distributed to the  Partners  for
     such year.  Any additional profits will be allocated 90%  to
     the  Limited  Partners and 10% to the General Partners.   In
     the  event  no Net Cash Flow is distributed to  the  Limited
     Partners,  90%  of each item of income, gain or  credit  for
     each  respective  year  shall be allocated  to  the  Limited
     Partners,  and 10% of each such item shall be  allocated  to
     the  General Partners.  Net losses from operations  will  be
     allocated 98% to the Limited Partners and 2% to the  General
     Partners.

     For  tax purposes, profits arising from the sale, financing,
     or  other  disposition  of property  will  be  allocated  in
     accordance  with the Partnership Agreement as  follows:  (i)
     first,  to  those  Partners with deficit balances  in  their
     capital  accounts  in an amount equal to  the  sum  of  such
     deficit  balances; (ii) second, 99% to the Limited  Partners
     and  1%  to the General Partners until the aggregate balance
     in  the Limited Partners' capital accounts equals the sum of
     the Limited Partners' Adjusted Capital Contributions plus an
     amount  equal to 14% of their Adjusted Capital Contributions
     per  annum, cumulative but not compounded, to the extent not
     previously  allocated; (iii) third, to the General  Partners
     until  cumulative allocations to the General Partners  equal
     15%  of cumulative allocations.  Any remaining balance  will
     be  allocated  85% to the Limited Partners and  15%  to  the
     General  Partners.   Losses will be  allocated  98%  to  the
     Limited Partners and 2% to the General Partners.

     The  General Partners are not required to currently  fund  a
     deficit   capital   balance.   Upon   liquidation   of   the
     Partnership or withdrawal by a General Partner, the  General
     Partners will contribute to the Partnership an amount  equal
     to  the  lesser  of  the deficit balances in  their  capital
     accounts  or  1%  of  total Limited  Partners'  and  General
     Partners' capital contributions.

(2)  Summary of Significant Accounting Policies -

     Financial Statement Presentation

       The  accounts  of  the Partnership are maintained  on  the
       accrual  basis of accounting for both federal  income  tax
       purposes and financial reporting purposes.

     Accounting Estimates

       Management  uses  estimates and assumptions  in  preparing
       these  financial statements in accordance  with  generally
       accepted  accounting  principles.   Those  estimates   and
       assumptions may affect the reported amounts of assets  and
       liabilities,  the  disclosure  of  contingent  assets  and
       liabilities,  and  the  reported  revenues  and  expenses.
       Actual results could differ from those estimates.


          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(2)  Summary of Significant Accounting Policies - (Continued)

       The  Partnership regularly assesses whether market  events
       and conditions indicate that it is reasonably possible  to
       recover  the carrying amounts of its investments  in  real
       estate  from  future operations and sales.   A  change  in
       those  market events and conditions could have a  material
       effect on the carrying amount of its real estate.

     Cash Concentrations of Credit Risk

       The  Partnership's  cash  is deposited  primarily  in  one
       financial institution and at times during the year it  may
       exceed FDIC insurance limits.

     Statement of Cash Flows

       For  purposes  of  reporting cash  flows,  cash  and  cash
       equivalents  may include cash in checking,  cash  invested
       in   money   market  accounts,  certificates  of  deposit,
       federal  agency notes and commercial paper with a term  of
       three months or less.

     Income Taxes

       The  income or loss of the Partnership for federal  income
       tax  reporting  purposes is includable in the  income  tax
       returns of the partners.  Accordingly, no recognition  has
       been  given to income taxes in the accompanying  financial
       statements.

       The  tax  return, the qualification of the Partnership  as
       such  for  tax  purposes, and the amount of  distributable
       Partnership  income or loss are subject to examination  by
       federal   and  state  taxing  authorities.   If  such   an
       examination  results  in  changes  with  respect  to   the
       Partnership  qualification or in changes to  distributable
       Partnership  income  or loss, the taxable  income  of  the
       partners would be adjusted accordingly.

     Real Estate

       The  Partnership's real estate is leased under triple  net
       leases  classified as operating leases.   The  Partnership
       recognizes  rental revenue on the accrual basis  according
       to  the terms of the individual leases.  For leases  which
       contain  cost  of  living  increases,  the  increases  are
       recognized in the year in which they are effective.

       Real  estate is recorded at the lower of cost or estimated
       net   realizable  value.   The  Partnership  compares  the
       carrying amount of its properties to the estimated  future
       cash  flows expected to result from the property  and  its
       eventual  disposition.  If the sum of the expected  future
       cash  flows  is  less  than the  carrying  amount  of  the
       property,  the  Partnership recognizes an impairment  loss
       by  the  amount  by  which  the  carrying  amount  of  the
       property exceeds the fair value of the property.


          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(2)  Summary of Significant Accounting Policies - (Continued)

       The  Partnership  has capitalized as Investments  in  Real
       Estate   certain   costs  incurred  in  the   review   and
       acquisition  of the properties.  The costs were  allocated
       to the land, buildings and equipment.

       The   buildings  and  equipment  of  the  Partnership  are
       depreciated  using the straight-line method for  financial
       reporting purposes based on estimated useful lives  of  30
       years and 10 years respectively.

       The  Partnership accounts for properties owned as tenants-
       in-common  with  affiliated Partnerships and/or  unrelated
       third   parties   using  the  proportionate  consolidation
       method.   Each tenant-in-common owns a separate, undivided
       interest  in  the  properties.  Any tenant-in-common  that
       holds  more than a 50% interest does not control decisions
       over  the other tenant-in-common interests.  The financial
       statements  reflect  only  this  Partnership's  percentage
       share  of  the  properties' land, building and  equipment,
       liabilities, revenues and expenses.

     Newly Issued Pronouncements

       The   Financial  Accounting  Standards  Board  has  issued
       Statement  of  Financial  Accounting  Standards  No.  143,
       Accounting  for  Asset Retirement Obligations  (SFAS  143)
       and  Statement of Financial Accounting Standards No.  144,
       Accounting  for the Impairment or Disposal  of  Long-Lived
       Assets  (SFAS  144).  SFAS 143 will be applicable  to  the
       Partnership  in  the year ended December 31,  2003.   SFAS
       144  will  be  applicable to the Partnership in  the  year
       ended   December  31,  2002.   Management   is   currently
       evaluating  the  impact of SFAS 143 and SFAS  144  on  its
       financial statements.

(3)  Related Party Transactions -

     The  Partnership  owns  a  1.0221%  interest  in  an  Arby's
     restaurant.   The remaining interests in this  property  are
     owned by unrelated third parties.  Net Lease Income & Growth
     Fund   84-A  Limited  Partnership,  an  affiliate   of   the
     Partnership, owned a 40% interest in this property until the
     interest  was sold in a series of transactions to  unrelated
     third  parties in 2000.  The Partnership owns a 20% interest
     in   a   Children's  World  daycare  center  in  Plainfield,
     Illinois.   The  remaining interests in  this  property  are
     owned  by  AEI Income & Growth Fund XXII Limited Partnership
     and AEI Private Net Lease Millennium Fund, affiliates of the
     Partnership.   The  Partnership owns a  33%  interest  in  a
     Johnny Carino's restaurant.  The remaining interests in this
     property are owned by AEI Net Lease Income & Growth Fund  XX
     Limited  Partnership, AEI Income & Growth Fund  XXI  Limited
     Partnership and AEI Income & Growth Fund 23 LLC,  affiliates
     of  the Partnership.  The Partnership owns a 57% interest in
     a  Children's  World  daycare center  in  West  Bridgewater,
     Massachusetts.  The remaining interest in this  property  is
     owned by AEI Fund Management XVII, Inc., an affiliate of the
     Partnership.   The Partnership owned an 80%  interest  in  a
     Tractor  Supply Company store.  The remaining  interests  in
     this  property are owned by AEI Real Estate Fund XV  Limited
     Partnership, an affiliate of the Partnership, and  unrelated
     third parties.


          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(3)  Related Party Transactions - (Continued)

     AEI   and  NLM  received  the  following  compensation   and
     reimbursements for costs and expenses from the Partnership:

                                    Total Incurred by the Partnership
                                     for the Years Ended December 31

                                                    2001        2000

a.AEI and NLM are reimbursed for all costs
  incurred in connection with managing the
  Partnership's operations, maintaining the
  Partnership's books and communicating
  the results of operations to the Limited
  Partners.                                       $ 114,450   $ 100,933
                                                   ========    ========

b.AEI and NLM are reimbursed for all direct
  expenses they have paid on the Partnership's
  behalf to third parties relating to Partnership
  administration and property management.
  These expenses included printing costs,
  legal and filing fees, direct administrative costs,
  outside audit and accounting costs, taxes, insurance
  and other property costs.                       $  22,266   $  13,847
                                                   ========    ========

c.AEI is reimbursed for all costs and direct
  expenses incurred by it in acquiring properties
  on behalf of the Partnership.  The amounts are net
  of financing and commitment fees and expense
  reimbursements received by the Partnership from
  the lessees in the amount of $20,919 in 2001.   $   6,229   $       0
                                                   ========    ========

d.AEI is reimbursed for all costs incurred in
  connection with the sale of property.           $  62,013   $  17,046
                                                   ========    ========


     The  payable  to  AEI Fund Management, Inc.  represents  the
     balance  due for the services described in 3a, b, c  and  d.
     This balance is non-interest bearing and unsecured and is to
     be paid in the normal course of business.


          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(4)  Investments in Real Estate -

     The  Partnership  leases its properties to  various  tenants
     through triple net leases, which are classified as operating
     leases.  Under a triple net lease, the lessee is responsible
     for  all  real estate taxes, insurance, maintenance, repairs
     and  operating expenses of the property.  The initial  Lease
     terms  are  for 20 years, except for the Hops  Grill  &  Bar
     restaurant,  which has a Lease term of 5  years,  the  Marie
     Callender's  restaurant  and the  Children's  World  daycare
     centers,  which have Lease terms of 15 years and the  Johnny
     Carino's  restaurant, which has a Lease term  of  17  years.
     The  Leases have renewal options which may extend the  Lease
     term  an  additional 10 to 20 years.  The Hops Grill  &  Bar
     Lease  has  been  extended to April 30,  2014.   The  Leases
     contain  clauses  which entitle the Partnership  to  receive
     additional  rent  in  future years,  based  on  stated  rent
     increases  or  if  gross receipts for  the  property  exceed
     certain specified amounts, among other conditions.

     The  Partnership's  properties are all  commercial,  single-
     tenant buildings.  The Rio Bravo was constructed in 1984 and
     acquired  in 1985.  The Jack-In-The-Box was constructed  and
     acquired  in  1985.   The Hops Grill &  Bar  restaurant  was
     constructed and acquired in 1986.  The land for  the  Arby's
     restaurant  was  acquired in 1998 and  construction  of  the
     restaurant  was  completed in 1999.  The  Marie  Callender's
     restaurant  was  constructed in 1998 and acquired  in  1999.
     The  Children's World daycare center in Plainfield, Illinois
     and  the  Johnny  Carino's restaurant were  constructed  and
     acquired  in 2001.  The Children's World daycare  center  in
     West Bridgewater, Massachusetts was constructed in 2000  and
     acquired  in 2001.  There have been no costs capitalized  as
     improvements subsequent to the acquisitions.

     The  cost  of  the  properties and the  related  accumulated
     depreciation at December 31, 2001 are as follows:


                                    Buildings and             Accumulated
Property                     Land     Equipment     Total     Depreciation

Rio Bravo, St. Paul, MN  $   49,251  $   86,014  $  135,265  $   57,252
Jack-In-The-Box,
 Fort Worth, TX             498,862     506,724   1,005,586     320,612
Hops Grill & Bar,
 Palm Harbor, FL            484,570     609,803   1,094,373     384,534
Arby's Restaurant,
 Hudsonville, MI              3,568       7,790      11,358         681
Marie Callender's,
 Gresham, OR                327,586     688,187   1,105,773      51,614
Children's World,
 Plainfield, IL              83,238     211,304     294,542       4,402
Johnny Carino's
 Austin, TX                 381,165     368,421     749,586       3,114
Children's World,
 West Bridgewater, MA       125,902     932,988   1,058,890       5,183
                          ----------  ----------  ----------  ----------
                         $1,954,142  $3,411,231  $5,365,373  $  827,392
                          ==========  ==========  ==========  ==========


          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(4)  Investments in Real Estate - (Continued)

     Through  December  31, 2001, the Partnership  sold  its  80%
     interest  of  the  Tractor Supply store, in  seven  separate
     transactions,  to unrelated third parties.  The  Partnership
     received  total  net  sale  proceeds  of  $1,168,207,  which
     resulted  in a total net gain of $451,162.  The  total  cost
     and  related accumulated depreciation of the interests  sold
     was  $837,058  and $120,013, respectively.   For  the  years
     ended  December 31, 2001 and 2000, the net gain was $338,903
     and $67,573, respectively.

     Through December 31, 2001, the Partnership sold 58.9779%  of
     the  Arby's  restaurant, in three separate transactions,  to
     unrelated third parties.  The Partnership received total net
     sale  proceeds of $728,141, which resulted in  a  total  net
     gain  of  $93,641.   The total cost and related  accumulated
     depreciation of the interests sold was $655,398 and $20,898,
     respectively.   For the years ended December  31,  2001  and
     2000, the net gain was $14,115 and $79,526, respectively.

     During  2001,  the Partnership sold 37.1635%  of  the  Marie
     Callender's  restaurant, in three separate transactions,  to
     unrelated third parties.  The Partnership received total net
     sale  proceeds of $690,729, which resulted in  a  total  net
     gain  of  $114,462.  The total cost and related  accumulated
     depreciation of the interests sold was $600,760 and $24,493,
     respectively.

     In  June 2001, the Partnership distributed $151,515  of  the
     net  sale proceeds to the Limited and General Partners which
     represented  a  return  of capital  of  $21.34  per  Limited
     Partnership  Unit.   The remaining net  sale  proceeds  will
     either  be  reinvested in additional property or distributed
     to the Partners in the future.

     On  March  8, 2001, the Partnership purchased a 33% interest
     in a parcel of land in Austin, Texas for $373,560.  The land
     is leased to Kona Restaurant Group, Inc. (KRG) under a Lease
     Agreement with a primary term of 17 years and annual  rental
     payments  of  $39,224.  Simultaneously with the purchase  of
     the   land,  the  Partnership  entered  into  a  Development
     Financing  Agreement  under which the  Partnership  advanced
     funds  to  KRG  for  the construction of a  Johnny  Carino's
     restaurant on the site.  The Partnership charged interest on
     the  advances  at a rate of 10.5%.  On September  26,  2001,
     after the development was completed, the Lease Agreement was
     amended  to require annual rental payments of $79,452.   The
     Partnership's   share  of  the  total   acquisition   costs,
     including the cost of the land, was $749,586.

     On May 14, 2001, the Partnership purchased a 20% interest in
     a  Children's  World daycare center in Plainfield,  Illinois
     for $294,542.  The property is leased to ARAMARK Educational
     Resources, Inc. under a Lease Agreement with a primary  term
     of 15 years and annual rental payments of $28,215.

     On  October  25,  2001,  the  Partnership  purchased  a  57%
     interest  in  a  Children's World  daycare  center  in  West
     Bridgewater, Massachusetts for $1,058,890.  The property  is
     leased to ARAMARK Educational Resources, Inc. under a  Lease
     Agreement with a primary term of 15 years and annual  rental
     payments of $99,481.


          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(4)  Investments in Real Estate - (Continued)

     The  Partnership  owns a 7.6482% interest  in  a  Rio  Bravo
     restaurant.   The remaining interests in this  property  are
     owned by unrelated third parties, who own the property  with
     the Partnership as tenants-in-common.

     The   minimum  future  rentals  on  the  Leases  for   years
     subsequent to December 31, 2001 are as follows:

                       2002          $   547,043
                       2003              550,912
                       2004              558,049
                       2005              564,683
                       2006              432,244
                       Thereafter      4,074,965
                                      ----------
                                     $ 6,727,896
                                      ==========

     In  2001  and  2000,  the Partnership recognized  contingent
     rents of $21,060 and $20,416, respectively.

(5)  Major Tenants -

     The following schedule presents rent revenue from individual
     tenants,   or  affiliated  groups  of  tenants,   who   each
     contributed more than ten percent of the Partnership's total
     rent revenue for the years ended December 31:

                                                        2001       2000
      Tenants                          Industry

     CKE Restaurants, Inc.           Restaurant      $ 156,642  $ 155,998
     Marie Callender Pie Shops, Inc. Restaurant        126,741    152,000
     Hops Grill & Bar, Inc.          Restaurant         92,720     89,821
     Tractor Supply Company, Inc.    Retail                N/A     81,822
                                                      ---------  ---------

     Aggregate rent revenue of major tenants         $ 376,103  $ 479,641
                                                      =========  =========

     Aggregate rent revenue of major tenants as
     a percentage of total rent revenue                     76%        89%
                                                      =========  =========


          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(6) Partners' Capital
-

     Cash  distributions of $5,708 and $4,211 were  made  to  the
     General Partners and $550,699 and $400,700 were made to  the
     Limited  Partners for the years ended December 31, 2001  and
     2000,  respectively.   The  Limited Partners'  distributions
     represent  $78.49  and $56.70 per Limited  Partnership  Unit
     outstanding using 7,016 and 7,067 weighted average Units  in
     2001  and  2000, respectively.  The distributions  represent
     $78.49 and $56.70 per Unit of Net Income.

     As  part  of  the  Limited  Partner distributions  discussed
     above, the Partnership distributed $150,000 of proceeds from
     property  sales  in  2001.   The distributions  reduced  the
     Limited Partners' Adjusted Capital Contributions.

     Distributions  of  Net  Cash Flow to  the  General  Partners
     during  2001  and  2000  were subordinated  to  the  Limited
     Partners  as  required in the Partnership Agreement.   As  a
     result,    99%    of   distributions   were   allocated   to
     the Limited Partners and 1% to the General Partners.

     The  Partnership may acquire Units from Limited Partners who
     have  tendered their Units to the Partnership.   Such  Units
     may  be  acquired  at  a discount.  The Partnership  is  not
     obligated to purchase in any year more than 5% of the  total
     number  of  Units  originally sold.  In no event  shall  the
     Partnership be obligated to purchase Units if, in  the  sole
     discretion  of  the Managing General Partner, such  purchase
     would impair the capital or operation of the Partnership.

     During  2001, five Limited Partners redeemed a total  of  53
     Partnership  Units  for  $14,391  in  accordance  with   the
     Partnership Agreement.  The Partnership acquired these Units
     using  Net Cash Flow from operations.  In 2000, one  Limited
     Partner  redeemed  at  total of  50  Partnership  Units  for
     $16,201.   The  redemptions increase the  remaining  Limited
     Partners' ownership interest in the Partnership.

     After  the  effect of redemptions and the return of  capital
     from   the   sale   of   property,  the   Adjusted   Capital
     Contribution,  as defined in the Partnership  Agreement,  is
     $861.99 per original $1,000 invested.


          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(7)  Income Taxes -

     The   following  is  a  reconciliation  of  net  income  for
     financial reporting purposes to income reported for  federal
     income tax purposes for the years ended December 31:

                                                 2001          2000

     Net Income for Financial
      Reporting Purposes                      $ 792,889     $ 485,520

     Depreciation for Tax Purposes
      Over Depreciation for Financial
      Reporting Purposes                         (8,605)       (5,398)

     Gain on Sale of Real Estate for
      Tax Purposes (Under) Gain for
      Financial Reporting Purposes               (4,168)          755
                                               ---------     ---------
           Taxable Income to Partners         $ 780,116     $ 480,877
                                               =========     =========


     The  following is a reconciliation of Partners' capital  for
     financial  reporting purposes to Partners' capital  reported
     for federal income tax purposes for the years ended December
     31:

                                                   2001         2000

     Partners' Capital for
      Financial Reporting Purposes              $4,838,945   $4,616,854

     Adjusted Tax Basis of Investments
      In Real Estate Under Net Investments
      In Real Estate for Financial
      Reporting Purposes                          (172,775)    (160,002)

     Syndication Costs Treated as
      Reduction of Capital for
      Financial Reporting Purposes                 978,377      978,377
                                                 ----------   ----------
           Partners' Capital for
              Tax Reporting Purposes            $5,644,547   $5,435,229
                                                 ==========   ==========


          AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(8)  Fair Value of Financial Instruments -

     The estimated fair values of the financial instruments, none
     of  which  are held for trading purposes, are as follows  at
     December 31:

                                  2001                     2000
                         Carrying       Fair      Carrying       Fair
                          Amount        Value      Amount        Value

     Cash                $      90   $      90   $     254   $     254
     Money Market Funds    391,757     391,757     941,468     941,468
                          ---------   ---------   ---------   ---------
      Total Cash and
       Cash Equivalents  $ 391,847   $ 391,847   $ 941,722   $ 941,722
                          =========   =========   =========   =========


ITEM 8.CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON
       ACCOUNTING AND FINANCIAL DISCLOSURE.

       None.


                            PART III

ITEM 9.DIRECTORS, EXECUTIVE OFFICERS, PROMOTERS AND CONTROL
       PERSONS; COMPLIANCE WITH SECTION 16(a) OF THE EXCHANGE
       ACT.

        The  registrant  is  a  limited partnership  and  has  no
officers,  directors, or direct employees.  The General  Partners
of  the  registrant are Robert P. Johnson and NLM.   The  General
Partners  manage and control the Partnership's affairs  and  have
general  responsibility and the ultimate authority in all matters
affecting the Partnership's business.  The director and  officers
of NLM are as follows:

        Robert  P.  Johnson, age 57, is Chief Executive  Officer,
President  and  Director and has held these positions  since  the
formation  of  NLM  in November, 1984, and has  been  elected  to
continue in these positions until December, 2002.  From  1970  to
the  present, he has been employed exclusively in the  investment
industry,  specializing  in  tax-advantaged  limited  partnership
investments.   In  that  capacity, he has been  involved  in  the
development,  analysis, marketing and management  of  public  and
private investment programs investing in net lease properties  as
well  as  public  and  private investment programs  investing  in
energy  development.   Since  1971,  Mr.  Johnson  has  been  the
president,  a  director  and  a  registered  principal   of   AEI
Securities,  Inc.,  which is registered with the  Securities  and
Exchange Commission as a securities broker-dealer, is a member of
the  National Association of Securities Dealers, Inc. (NASD)  and
is  a  member  of  the Security Investors Protection  Corporation
(SIPC).   Mr.  Johnson has been president,  a  director  and  the
principal shareholder of AEI Fund Management, Inc., a real estate
management  company founded by him, since 1978.  Mr.  Johnson  is
currently  a general partner or principal of the general  partner
in  thirteen  limited partnerships and a managing member  in  two
LLCs.

        Mark  E.  Larson,  age 49, is Executive  Vice  President,
Treasurer  and  Chief Financial Officer and has been  elected  to
continue in these positions until December, 2002.  Mr. Larson has
been  Treasurer and Executive Vice President since December, 1987
and  Chief  Financial Officer since January, 1990.   In  January,
1993,  Mr.  Larson was elected to serve as Secretary of  NLM  and
will continue to serve until December, 2002.  Mr. Larson has been
employed  by  AEI  Fund Management, Inc. and affiliated  entities
since  1985.   From  1979  to 1985, Mr. Larson  was  with  Apache
Corporation as manager of Program Accounting responsible for  the
accounting  and reports for approximately 45 public partnerships.
Mr.   Larson   is  responsible  for  supervising  the  accounting
functions of NLM and the registrant.

ITEM 10.  EXECUTIVE COMPENSATION.

        The General Partner and affiliates are reimbursed at cost
for  all  services performed on behalf of the registrant and  for
all  third party expenses paid on behalf of the registrant.   The
cost for services performed on behalf of the registrant is actual
time  spent  performing such services plus  an  overhead  burden.
These  services include organizing the registrant  and  arranging
for  the  offer  and  sale  of Units,  reviewing  properties  for
acquisition and rendering administrative and management services.


ITEM 11.  SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND
          MANAGEMENT.

        The following table sets forth information pertaining  to
the   ownership  of  the  Units  by  each  person  known  by  the
Partnership to beneficially own 5% or more of the Units, by  each
General  Partner, and by each officer or director of the Managing
General Partner as of February 28, 2002:

     Name and Address                   Number of     Percent
   of Beneficial Owner                  Units Held    of Class

   Net Lease Management 85-A, Inc.         14.5          *
   1300 Minnesota World Trade Center
   30 East 7th Street, St. Paul, Minnesota 55101

   Robert P. Johnson                        0            0%
   1300 Minnesota World Trade Center
   30 East 7th Street, St. Paul, Minnesota 55101

   Mark E. Larson                           0            0%
   1300 Minnesota World Trade Center
   30 East 7th Street, St. Paul, Minnesota 55101

   * Less than 1%

The  persons  set forth in the preceding table hold  sole  voting
power  and power of disposition with respect to all of the  Units
set forth opposite their names.  The General Partners know of  no
holders of more than 5% of the outstanding Units.

ITEM 12.    CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS.

        The  registrant,  NLM  and  its  affiliates  have  common
management and utilize the same facilities.  As a result, certain
administrative  expenses  are  allocated  among   these   related
entities.   All  of  such activities and any  other  transactions
involving the affiliates of the General Partner of the registrant
are  governed  by,  and  are conducted in  conformity  with,  the
limitations set forth in the Limited Partnership Agreement of the
registrant.   Reference  is  made to  Note  3  of  the  Financial
Statements,   as  presented,  and  is  incorporated   herein   by
reference, for details of Related Party Transactions.


                             PART IV

ITEM 13.  EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A.

          A. Exhibits -
                             Description

     10.1   Property   Co-Tenancy   Ownership   Agreement   dated
     September  16,  1998  between the  Partnership  and  Tom  S.
     Obata,  Trustee of That Certain "Living Trust"  relating  to
     the  property at 389 N. Hamline Avenue, St. Paul,  Minnesota
     (incorporated  by reference to Exhibit 10.3 of  Form  10-KSB
     filed on March 12, 1999).

     10.2   Property   Co-Tenancy   Ownership   Agreement   dated
     September  16,  1998  between the Partnership  and  Jack  S.
     Obata  and  Atsuko Obata, Trustee of the Jack S. and  Atsuko
     Obata  Revocable  Trust  dated  12/30/74  relating  to   the
     property  at  389  N.  Hamline Avenue, St.  Paul,  Minnesota
     (incorporated  by reference to Exhibit 10.4 of  Form  10-KSB
     filed on March 12, 1999).

ITEM 13. EXHIBITS AND REPORTS ON FORM 8-K  (Continued)

         A. Exhibits -
                             Description

     10.3  Property Co-Tenancy Ownership Agreement dated  October
     29,  1998  between  the Partnership and Jean  Ann  Morrison,
     Trustee  of The Jean Morrison Trust, dated 4/26/85  relating
     to  the  property  at  389  N.  Hamline  Avenue,  St.  Paul,
     Minnesota  (incorporated by reference  to  Exhibit  10.6  of
     Form 10-KSB filed on March 12, 1999).

     10.4  Property Co-Tenancy Ownership Agreement dated November
     25,   1998  between  the  Partnership  and  Joan  G.  Cairns
     relating  to  the  property at 389 N.  Hamline  Avenue,  St.
     Paul,  Minnesota (incorporated by reference to Exhibit  10.9
     of Form 10-KSB filed on March 12, 1999).

     10.5  Net  Lease Agreement dated December 17,  1998  between
     the  Partnership,  Net  Lease  Income  &  Growth  Fund  84-A
     Limited  Partnership and RTM Mid-America, Inc.  relating  to
     the  property  at  4633  32nd Avenue, Hudsonville,  Michigan
     (incorporated by reference to Exhibit 10.11 of  Form  10-KSB
     filed on March 12, 1999).

     10.6  First Amendment to Net Lease Agreement dated September
     3,  1999 between the Partnership, Net Lease Income &  Growth
     Fund  84-A  Limited  Partnership and RTM, Mid-America,  Inc.
     relating  to  the property at 4633 32nd Avenue, Hudsonville,
     Michigan (incorporated by reference to Exhibit 10.2 of  Form
     8-K filed on September 9, 1999).

     10.7   Second   Amendment  to  Net  Lease  Agreement   dated
     September 3, 1999 between the Partnership, Net Lease  Income
     &   Growth   Fund   84-A   Limited  Partnership   and   RTM,
     Mid-America,  Inc.  relating to the property  at  4633  32nd
     Avenue, Hudsonville, Michigan (incorporated by reference  to
     Exhibit 10.5 of Form 10-QSB filed on November 8, 1999).

     10.8  Net  Lease Agreement dated September 28, 1999  between
     the   Partnership  and  Marie  Callender  Pie  Shops,   Inc.
     relating  to  the  property  at 305  N.E.  Burnside  Street,
     Gresham,  Oregon (incorporated by reference to Exhibit  10.4
     of Form 8-K filed on October 1, 1999).

     10.9  Purchase  Agreement dated April 20, 2000  between  the
     Partnership and Net Lease Income & Growth Fund 84-A  Limited
     Partnership  and Scorpion Enterprises, LLC relating  to  the
     property  at  4633-32nd Avenue South, Hudsonville,  Michigan
     (incorporated  by reference to Exhibit 10.1 of  Form  10-QSB
     filed on August 2, 2000).

     10.10      Property  Co-Tenancy  Ownership  Agreement  dated
     April  25, 2000 between the Partnership and Net Lease Income
     &   Growth   Fund  84-A  Limited  Partnership  and  Scorpion
     Enterprises,  LLC  relating  to the  property  at  4633-32nd
     Avenue   South,   Hudsonville,  Michigan  (incorporated   by
     reference to Exhibit 10.2 of Form 10-QSB filed on August  2,
     2000).

     10.11      Purchase Agreement dated October 11, 2000 between
     the   Partnership  and  AEI  Real  Estate  Fund  XV  Limited
     Partnership  and  Lucas Enterprises,  LLC  relating  to  the
     property   at  1800  Lamar  Alexander  Parkway,   Maryville,
     Tennessee  (incorporated by reference to  Exhibit  10.14  of
     Form 10-KSB filed on March 9, 2001).

     10.12       Purchase  Agreement  dated  November  30,   2000
     between  the  Partnership and Scott L. Skogman  relating  to
     the   property   at  4633-32nd  Avenue  South,  Hudsonville,
     Michigan  (incorporated by reference  to  Exhibit  10.15  of
     Form 10-KSB filed on March 9, 2001).

     10.13      Property  Co-Tenancy  Ownership  Agreement  dated
     November  30,  2000  between the Partnership  and  Scott  L.
     Skogman relating to the property at 4633-32nd Avenue  South,
     Hudsonville, Michigan (incorporated by reference to  Exhibit
     10.16 of Form 10-KSB filed on March 9, 2001).

     10.14      Purchase Agreement dated January 22, 2001 between
     the   Partnership  and  AEI  Real  Estate  Fund  XV  Limited
     Partnership and Sheila K. Nate Revocable Living Trust  dated
     November  29, 1996, Thomas L. Nate, Trustee, and  Sheila  K.
     Nate,  Trustee,  relating  to the  property  at  1800  Lamar
     Alexander  Parkway,  Maryville, Tennessee  (incorporated  by
     reference to Exhibit 10.17 of Form 10-KSB filed on March  9,
     2001).

     10.15      Purchase Agreement dated January 31, 2001 between
     the  Partnership  and  Dwight  W.  Peterson  and  Linda   R.
     Peterson  relating  to  the  property  at  4633-32nd  Avenue
     South,  Hudsonville, Michigan (incorporated by reference  to
     Exhibit 10.18 of Form 10-KSB filed on March 9, 2001).

ITEM 13. EXHIBITS AND REPORTS ON FORM 8-K  (Continued)

         A. Exhibits -
                             Description

     10.16      Property  Co-Tenancy  Ownership  Agreement  dated
     January  31,  2001, between the Partnership  and  Dwight  W.
     Peterson  and Linda R. Peterson relating to the property  at
     4633-32nd  Avenue South, Hudsonville, Michigan (incorporated
     by  reference to Exhibit 10.19 of Form 10-KSB filed on March
     9, 2001).

     10.17       Purchase   and   Sale   Agreement   and   Escrow
     Instructions  dated March 27, 2001 between the  Partnership,
     AEI  Income  &  Growth  Fund XXII Limited  Partnership,  AEI
     Private  Net  Lease Millennium Fund Limited Partnership  and
     ARAMARK   Educational  Resources,  Inc.  relating   to   the
     property  at  15950  Fredrick  Drive,  Plainfield,  Illinois
     (incorporated  by reference to Exhibit 10.1 of  Form  10-QSB
     filed on May 10, 2001).

     10.18      Development Financing Agreement  dated  March  8,
     2001  between the Partnership, AEI Net Lease Income & Growth
     Fund  XX  Limited Partnership, AEI Income & Growth Fund  XXI
     Limited  Partnership, AEI Income & Growth Fund  23  LLC  and
     Kona  Restaurant  Group, Inc. relating to  the  property  at
     5601  Brodie Lane, Austin, Texas (incorporated by  reference
     to Exhibit 10.1 of Form 10-QSB filed on August 7, 2001).

     10.19      Net  Lease Agreement dated March 8, 2001  between
     the  Partnership,  AEI Net Lease Income  &  Growth  Fund  XX
     Limited  Partnership, AEI Income & Growth Fund  XXI  Limited
     Partnership,  AEI  Income & Growth  Fund  23  LLC  and  Kona
     Restaurant  Group,  Inc. relating to the  property  at  5601
     Brodie  Lane,  Austin, Texas (incorporated by  reference  to
     Exhibit 10.2 of Form 10-QSB filed on August 7, 2001).

     10.20      Purchase Agreement dated May 8, 2001 between  the
     Partnership,  AEI  Real Estate Fund XV  Limited  Partnership
     and  Donald  B. and Sue D. Wood relating to the property  at
     1800   Lamar   Alexander   Parkway,   Maryville,   Tennessee
     (incorporated  by reference to Exhibit 10.3 of  Form  10-QSB
     filed on August 7, 2001).

     10.21      Purchase Agreement dated May 8, 2001 between  the
     Partnership  and Donald B. and Sue D. Wood relating  to  the
     property  at  305  N.E.  Burnside  Street,  Gresham,  Oregon
     (incorporated  by reference to Exhibit 10.4 of  Form  10-QSB
     filed on August 7, 2001).

     10.22      Net  Lease Agreement dated May 14,  2001  between
     the  Partnership,  AEI  Income & Growth  Fund  XXII  Limited
     Partnership,  AEI Private Net Lease Millennium Fund  Limited
     Partnership   and   ARAMARK  Educational   Resources,   Inc.
     relating   to   the   property  at  15950  Fredrick   Drive,
     Plainfield, Illinois (incorporated by reference  to  Exhibit
     10.5 of Form 10-QSB filed on August 7, 2001).

     10.23     Purchase Agreement dated May 17, 2001 between  the
     Partnership,  AEI  Real Estate Fund XV  Limited  Partnership
     and  Walter  L.  Schrock relating to the  property  at  1800
     Lamar  Alexander Parkway, Maryville, Tennessee (incorporated
     by  reference to Exhibit 10.6 of Form 10-QSB filed on August
     7, 2001).

     10.24     Property Co-Tenancy Ownership Agreement dated  May
     18,  2001 between the Partnership and Donald B. and  Sue  D.
     Wood  relating to the property at 305 N.E. Burnside  Street,
     Gresham,  Oregon (incorporated by reference to Exhibit  10.7
     of Form 10-QSB filed on August 7, 2001).

     10.25      Purchase  Agreement dated June 26,  2001  between
     the  Partnership and David Louis Cruickshank relating to the
     property  at  305  N.E.  Burnside  Street,  Gresham,  Oregon
     (incorporated  by reference to Exhibit 10.8 of  Form  10-QSB
     filed on August 7, 2001).

     10.26      Property  Co-Tenancy  Ownership  Agreement  dated
     June  28,  2001  between  the Partnership  and  David  Louis
     Cruickshank  relating to the property at 305  N.E.  Burnside
     Street,  Gresham,  Oregon  (incorporated  by  reference   to
     Exhibit 10.9 of Form 10-QSB filed on August 7, 2001).

     10.27      Purchase Agreement dated August 14, 2001  between
     the  Partnership  and Munkberg Farms Inc.  relating  to  the
     property   at  1800  Lamar  Alexander  Parkway,   Maryville,
     Tennessee  (incorporated by reference  to  Exhibit  10.1  of
     Form 10-QSB filed on October 26, 2001).

     10.28      First  Amendment  to Net  Lease  Agreement  dated
     September  26, 2001 between the Partnership, AEI  Net  Lease
     Income  &  Growth Fund XX Limited Partnership, AEI Income  &
     Growth  Fund  23 LLC, AEI Income & Growth Fund  XXI  Limited
     Partnership and Kona Restaurant Group, Inc. relating to  the
     property  at  5601 Brodie Lane, Austin, Texas  (incorporated
     by  reference  to  Exhibit  10.2 of  Form  10-QSB  filed  on
     October 26, 2001).

ITEM 13. EXHIBITS AND REPORTS ON FORM 8-K  (Continued)

         A. Exhibits -
                             Description

     10.29      Assignment of Purchase and Sale  Agreement  dated
     October  2,  2001  between  the  Partnership  and  AEI  Fund
     Management,  Inc.  relating to  the  property  at  393  West
     Center     Street,    West    Bridgewater,     Massachusetts
     (incorporated  by reference to Exhibit 10.3 of  Form  10-QSB
     filed on October 26, 2001).

     10.30      Net  Lease  Agreement dated  September  27,  2000
     between  NNN-CW,  L.P.  and ARAMARK  Educational  Resources,
     Inc.  relating  to the property at 393 West  Center  Street,
     West  Bridgewater, Massachusetts (incorporated by  reference
     to Exhibit 10.4 of Form 10-QSB filed on October 26, 2001).

     10.31      Assignment and Assumption of Lease dated  October
     25,  2001 between the Partnership, AEI Fund Management XVII,
     Inc.  and NNN-CW, L.P. relating to the property at 393  West
     Center     Street,    West    Bridgewater,     Massachusetts
     (incorporated  by reference to Exhibit 10.5 of  Form  10-QSB
     filed on October 26, 2001).

     10.32      Purchase Agreement dated October 10, 2001 between
     the  Partnership and George W. Dyar relating to the property
     at 305 N.E. Burnside Street, Gresham, Oregon.

     10.33      Property  Co-Tenancy  Ownership  Agreement  dated
     October 30, 2001 between the Partnership and George W.  Dyar
     relating  to  the  property  at 305  N.E.  Burnside  Street,
     Gresham, Oregon.

     10.34      Purchase Agreement dated November 7, 2001 between
     the  Partnership  and Albert and Vivian Martin  relating  to
     the  property  at  1800 Lamar Alexander Parkway,  Maryville,
     Tennessee.

     10.35      First Amendment to Lease dated December 19, 2001,
     between  the Partnership and Hops Grill & Bar, Inc. relating
     to  the  property  at 33086 U.S. Highway 19N,  Palm  Harbor,
     Florida.

         B. Reports on Form 8-K and 8-K/A  -

                                 During  the  quarter ended
                                 December  31,  2001,  the
                                 Partnership filed a Form 8-K
                                 dated    November   2,  2001,
                                 reporting the acquisition of a
                                 Children's World daycare center
                                 in West Bridgewater,Massachusetts.


                           SIGNATURES

       Pursuant to the requirements of Section 13 or 15(d) of the
Securities  Exchange Act of 1934, the registrant has duly  caused
this  report  to  be  signed on its behalf  by  the  undersigned,
thereunto duly authorized.

                            AEI REAL ESTATE FUND 85-A
                            Limited Partnership
                            By: Net  Lease Management  85-A, Inc.
                                Its Managing General Partner


March 8, 2002               By:/s/ Robert P. Johnson
                                   Robert P. Johnson, President and Director
                                   (Principal Executive Officer)


        Pursuant  to the requirements of the Securities  Exchange
Act  of  1934, this report has been signed below by the following
persons on behalf of the registrant and in the capacities and  on
the dates indicated.

 Name                                   Title                       Date


/s/ Robert P. Johnson   President (Principal Executive Officer) March 8, 2002
    Robert P. Johnson   and Sole Director of Managing General
                        Partner

/s/ Mark E. Larson      Executive Vice President, Treasurer     March 8, 2002
    Mark E. Larson      and Chief Financial Officer
                        (Principal Accounting Officer)