<PAGE>                          
                        UNITED STATES
                SECURITIES AND EXCHANGE COMMISSION
                     Washington, D.C.  20549
                            FORM 10-K

[X]    Annual Report Pursuant to Section 13 or 15(d) of the
       Securities Exchange Act of 1934

  For the fiscal year ended     December 31, 1997              

                                or
[  ]   Transition Report Pursuant to Section 13 or 15(d) of the
       Securities Exchange Act of 1934

  For the transition period from                to           

  Commission File Number   0-19219  

                 Brauvin Income Plus L.P. III                  

      (Exact name of registrant as specified in its charter)

             Delaware                          36-3639043      

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

  30 North LaSalle Street, Chicago, Illinois          60602    

  (Address of principal executive offices)            (Zip Code)

                         (312)759-7660                         
       (Registrant's telephone number, including area code)

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

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


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

                  Limited Partnership Interests                

                         (Title of class)
    
Indicate by check mark whether the registrant (1) has filed all
reports required to be filed by Section 13 or 15(d) of the
Securities Exchange Act of 1934 during the preceding 12 months (or
for  such shorter period that the registrant was required to file
such reports), and (2) has been subject to such filing requirements
for the past 90 days.  Yes  X   No    .

Indicate by check mark if disclosure of delinquent filers pursuant
to Item 405 of Regulation S-K (Section 229.405 of this chapter) is
not contained herein, and will not be contained, to the best of
registrant's knowledge, in definitive proxy or information
statements incorporated by reference in Part III of this Form 10-K
or any amendment to this Form 10-K. [ X ]

The aggregate sales price of the limited partnership interests of
the registrant (the "Units") to unaffiliated investors of the
registrant during the initial offering period was $21,307,600. 
This does not reflect market value.  This is the price at which the
Units were sold to the public during the initial offering period,
and there is no current market for the Units nor have any Units
been sold within the last 60 days prior to this filing except for
Units sold to or by the  registrant pursuant to the  registrant's
distribution reinvestment plan.

Portions of the Prospectus of the registrant dated October 30, 1989 
(the "Prospectus"), as supplemented December 7, 1989, December 20,
1989, April 24, 1990, December 12, 1990, August 29, 1991 and
September 17, 1991 and filed pursuant to Rule 424(b) and Rule
424(c) under the Securities Act of 1933, as amended, are
incorporated by reference into Parts II, III and IV of this Annual
Report on Form 10-K.

<PAGE>                   
                         BRAUVIN INCOME PLUS L.P. III
                         1997 FORM 10-K ANNUAL REPORT

                                      INDEX
                                      PART I
                                                                       
                                                                       Page
Item 1.   Business . . . . . . . . . . . . . . . . . . . . . . . . . .  .3

Item 2.   Properties . . . . . . . . . . . . . . . . . . . . . . . . .  .6

Item 3.   Legal Proceedings. . . . . . . . . . . . . . . . . . . . .  . 14

Item 4.   Submission of Matters to a Vote of Security Holders. . . .  . 19

                             PART II

Item 5.   Market for the Registrant's Units and Related 
          Security Holder Matters. . . . . . . . . . . . . . . . . . . 20

Item 6.   Selected Financial Data. . . . . . . . . . . . . . . . . . . 21

Item 7.   Management's Discussion and Analysis of Financial 
          Condition and Results of Operations. . . . . . . . . . . . . 23

Item 7A.  Quantitative and Qualitative Disclosures About Market  
          Risk. . . . . . .                                            32

Item 8.   Consolidated Financial Statements and Supplementary
          Data . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

Item 9.   Changes in and Disagreements with Accountants on
          Accounting and Financial Disclosure. . . . . . . . . . . . . 32

                             PART III

Item 10.  Directors and Executive Officers of the Partnership. . . . . 33

Item 11.  Executive Compensation . . . . . . . . . . . . . . . . . . . 35

Item 12.  Security Ownership of Certain Beneficial Owners and
          Management . . . . . . . . . . . . . . . . . . . . . . . . . 37

Item 13.  Certain Relationships and Related Transactions . . . . . . . 37

                             PART IV

Item 14.  Exhibits, Consolidated Financial Statements and
          Schedule, and Reports on Form 8-K. . . . . . . . . . . . . . 39

Signatures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
<PAGE>                              
                             PART I

Item 1.     Business.

    Brauvin Income Plus L.P. III (the "Partnership") is a Delaware
limited partnership formed in July 1989 for the purpose of
acquiring debt-free ownership of existing, free-standing,
income-producing retail, office and industrial real estate
properties predominantly all of which would involve "triple-net"
leases.  It was anticipated at the time the Partnership first
offered its Units (as defined below) that a majority of these
properties would be leased to operators of national franchise
automotive service businesses, retail stores and convenience
stores, fast food and sit-down restaurants, health and recreational
facilities, as well as banks and savings and loan branches.  The
leases would provide for a base minimum annual rent and increases
in rent such as through participation in gross sales above a stated
level, fixed increases on specific dates or indexation of rent to
indices such as the Consumer Price Index.  The Partnership sold
$982,070 of its limited partnership interests (the "Units")
commencing October 30, 1989 through December 31, 1989, pursuant to
a Registration Statement on Form S-11 under the Securities Act of
1933, as amended (the "Offering").  The Offering was conditioned
upon the sale of $1,200,000 in Units which was achieved on January
15, 1990. An additional $20,325,530 in Units were sold from the
period January 1, 1990 until the Offering closed on October 29,
1991, for a cumulative total of $21,307,600.  The investors in the
Partnership (the "Limited Partners") share in the benefits of
ownership of the Partnership's real property investments
proportionally based on the number of Units owned by each Limited
Partner compared to the total number of Units sold.  An additional
$1,459,119 has been raised through the Partnership's distribution
reinvestment plan (the "Plan") through December 31, 1997.  These
Units were purchased from the Units reserved for the Plan after the
termination of the Offering.  The Offering was anticipated to close
on October 29, 1990, but was extended through and closed on October
29, 1991 by the General Partners with the approval of the
appropriate regulatory authorities.  As of December 31, 1997,
$462,972 of Units sold through the Offering have been repurchased
by the Partnership from investors liquidating their investment and
have been retired.  

    The principal investment objectives of the Partnership are: 
(i) preservation and protection of capital;(ii) distribution of
current cash flow from the Partnership's cash flow attributable to
rental income;(iii) capital appreciation; (iv) the potential for
increased income and protection against inflation through
escalation in the base rent or participation and growth in the
sales of the lessees of the Partnership's properties; (v) the
deferral of the taxation of cash distributions for Taxable Class
Limited Partners; and  (vi) the  production of "passive" income to
offset "passive" losses from other investments.

    Some tax shelter of cash distributions by the Partnership will
be available to Taxable Class Limited Partners through depreciation
of the underlying properties.  Taxable Class Limited Partners will
benefit from the special allocation of all depreciation to the
Units which they acquired from the Partnership because their
reduced taxable income each year will result in a reduction in
taxes due, although no "spill-over" losses are expected.  Taxable
income generated by property operations will likely be considered
passive income for federal income tax purposes because Section
469(c)(2) of the Internal Revenue Code states that a passive
activity includes "any rental activity" and, therefore, is
available to offset losses Taxable Class Limited Partners may have
realized in other passive investments.

    During the early years of the Partnership the Limited Partners
received cash distributions in excess of their allocable share of
the Partnership's income, and substantially in excess of their tax
liability thereon, particularly for the Taxable Class Limited
Partners due to the special allocation of depreciation deductions,
although the Taxable Class Limited Partners will recognize more
income from the sale of Partnership properties.

   Taxable income generated by property operations will likely be
considered passive income for federal income tax purposes and,
therefore, such income can be used to offset losses Taxable Class
Limited Partners will receive from other passive investments,
subject to certain limitations.

   It was originally contemplated that the Partnership would
dispose of its properties approximately seven to ten years after
their acquisition with a view towards liquidation of the
Partnership within that period.  

   In accordance therewith, the Partnership entered into an
agreement and plan of merger dated as of June 14, 1996, as amended
on March 24, 1997, June 30, 1997, September 30, 1997 and December
31, 1997(the "Merger Agreement") with Brauvin Real Estate Funds
L.L.C., a Delaware limited liability company (the "Purchaser")
affiliated with the General Partners (as defined below).  Pursuant
to the terms of the Merger Agreement, the Partnership proposes to
merge with and into the Purchaser through a merger (the "Merger")
of its Units.  In connection with the Merger, the Limited Partners
will receive approximately $8.85 per Unit in cash.  Promptly upon
consummation of the Merger, the Partnership will cease to exist and
the Purchaser, as the surviving entity, will succeed to all of the
assets and liabilities of the Partnership.  Of the original
redemption amount, approximately $0.27 has already been distributed
to Limited Partners in the December 31, 1997 distribution.

  The General Partners anticipate the Merger Agreement will be
extended beyond March 31, 1998 in the hope that the pending
litigation, as described in Item 3 below, will be resolved.

    On November 8, 1996, a Special Meeting of the Limited Partners
(the "Special Meeting") was held at the office of the Partnership
where a vote of the Limited Partners was taken and the merger of
the Partnership with the Purchaser was approved as described in the
Partnership's proxy materials dated August 23, 1996 (the "Proxy"). 
By approving the Merger, the Limited Partners also approved an
amendment of the Agreement (as defined below) allowing the
Partnership to sell or lease property to affiliates (this
amendment, together with the Merger shall be referred to herein as
the "Transaction").  Further information regarding the Merger, as
supplemented is located in Items 3 and 7 below. 

    The terms of the transactions between the Partnership and
affiliates of the General Partners are set forth in Item 13 below. 
Reference is hereby made for a description of such terms and
transactions.

    The restated limited partnership agreement of the Partnership
(the "Agreement") provides that the Partnership shall terminate
December 31, 2035, unless sooner terminated.

    The Partnership has no employees.
 
Market Conditions/Competition

    Since the current leases at the Partnership's properties
entitle the Partnership to participate in gross receipts of lessees
above fixed minimum amounts, the success of the Partnership will
depend in part on the ability of those lessees to compete with
similar businesses in the vicinity.

    Although management of the Partnership anticipates that the
Merger will be consummated it is unable to predict the timing of
the closing of the Transaction as the Partnership has been unable
to meet the "no material litigation" condition of the Merger.
However, should the Merger not be completed, the General Partners
will have to determine whether to continue its operations or
attempt to sell some or all of the properties.  The Partnership has
and continues to compete with many other entities engaged in real
estate activities.  It is not possible for the General Partners to
determine at this time what actions they will take in connection
with the continuation of the Partnership should the Merger not be
completed.  The General Partners will evaluate factors such as the
economy, the lease terms, the financial strength of the existing
tenants and the ability to locate potential purchasers.

Item 2.     Properties.

    All lease payments are current pursuant to the terms of each
of the leases.  The Partnership is landlord only and does not
participate in the operations of any of the properties purchased by
the Partnership.  100% of the properties are occupied with the
exception of the Elmhurst, Illinois property and all properties
were paid for in cash, without any financing.  The General Partners
believe that all properties are adequately insured.

    On October 31, 1996, the Partnership and three other
affiliated public real estate limited partnerships formed a joint
venture, Brauvin Bay County Venture, to purchase the land and
building underlying a newly constructed Blockbuster Video store. 
The Partnership has a 34% equity interest in the Brauvin Bay County
Venture.

    The following information is presented only for the properties
whose cost basis exceeds 10% of the gross proceeds of the Offering
or whose rental income exceeds 10% of the total rental income of
the Partnership.

    On September 17, 1991, the Partnership purchased from an
entity unaffiliated with the Partnership the land and buildings
underlying two Sports Unlimited sporting goods stores (the
"Stores") for $4,350,000, plus closing costs.  The Stores are
located in Winter Park, Florida, a suburb of Orlando, and
Charlotte, North Carolina.  The Stores are leased to and operated
by Sports and Recreation, Inc. ("SRI") and SRI Holdings, Inc.
(collectively, the "Tenant").  The leases are for 20 years maturing
in September 2011, with two ten-year renewal options.  The Tenant
is obligated to pay base minimum rent each month in the amount of
$41,688.  The base rent will increase in the third lease year
effective January 1, 1994, the seventh lease year and every three
years thereafter in accordance with increases in the Consumer Price
Index, not to exceed 4% per annum.  Pursuant to the triple-net
lease, the Tenant is responsible for all obligations and expenses
incident to the operation and maintenance of the Stores including
all taxes, insurance premiums and structural repairs.  The Tenant,
based on the February 3, 1991 consolidated financial statements,
had sufficient net worth and, accordingly, the General Partners
determined that lease insurance, although not available at the time
of acquisiton, would not be required for these acquisitions.

    The following is a demographic summary of the five Ponderosa
restaurants, two Chi-Chi's restaurants, one International House of
Pancakes restaurant, one Applebee's restaurant, two Sports
Unlimited stores, one Chili's restaurant, three Steak n Shake
restaurants, the 34% interest in a Blockbuster Video store and the
6.4% interest in a CompUSA store purchased by the Partnership:

Ponderosas:

Kissimmee, Florida

  Unit 1005 is located at 4042 West Vine Street.  The structure,
built in 1980, is a one-story, 5,360 square foot building
constructed with wood trim over wood frame on an approximately
60,000 square foot site.
 
 Waukegan, Illinois

    Unit 164 is located at 2915 Belvidere Road.  The structure,
built in 1970 and renovated in 1986, is a one-story, 4,700 square
foot building constructed with wood and painted concrete block with
wood trim over wood frame on an approximately 49,300 square foot
site.

Elmhurst, Illinois

    Unit 173 is located at 856 North York Road.  The structure,
built in 1969, is a one-story, 4,700 square foot building
constructed with painted stucco and wood trim over wood frame on an
approximately 41,000 square foot site.

    In September 1997, this property sustained extensive fire
damage.  The Partnership is currently negotiating with the
insurance company and the tenant on the disposition of the
insurance proceeds and the lease.  Through December 31, 1997, the
tenant continued to fulfill its rental obligations.  Further, the
Partnership has received inquiries from potential purchasers
regarding this damaged property and is currently studying all its
alternatives.

Dayton, Ohio

   Unit 856 is located at 726 Miller Lane.  The structure, built
in 1985 and renovated in 1986, is a one-story, 6,060 square foot
building constructed with stucco over wood frame on an
approximately 116,800 square foot site.

    In August 1995, Metromedia, the parent of Ponderosa, closed
the Dayton, Ohio restaurant and subsequently reopened it as a
Bennigan's restaurant in January 1996.  Per the terms of the lease,
Metromedia continues to make all rent and certain occupancy
payments to the Partnership.
   
Kansas City, Missouri

   Unit 1069 is located at 7210 Northeast 43rd Street.  The
structure, built in 1987, is a one-story, 5,400 square foot
building constructed with stucco over wood frame on an
approximately 61,420 square foot site.
  
Chi-Chi's 

Buffalo, New York

   Unit 360 is located at the intersection of Nile Strip and
McKinley Parkway at the entrance to a regional mall.  The
restaurant is situated on a 1.5 acre site and contains 7,270 square
feet with a seating capacity of 280 people.  The property opened in
January 1990.

Hickory, North Carolina

   Unit 401 is located at 2060 Highway 70 Southeast in Hickory,
adjacent to the Valley Hill Mall, a 625,000 square foot regional
shopping center.  The property was built in 1990 and consists of a
5,678 square foot restaurant located on an approximately 50,000
square foot land parcel. 
  
  During 1995, Chi-Chi's, the sub-tenant under the Foodmaker
master lease, closed its Hickory, North Carolina restaurant because
it was not profitable.  Under the terms of the lease, Foodmaker,
the master tenant and guarantor, continued to pay rent for this
property.  In March 1996, a potential sub-tenant executed a second
sub-lease with Chi-Chi's for the property. This new sub-tenant
(Carolina Country BBQ of Hickory) occupied the facility in November
1996. Foodmaker continues to be the guarantor under terms of the
second sub-lease.

    Foodmaker owns, operates and franchises Jack In The Box, a
chain of fast-food restaurants located principally in the western
and southwestern United States.  Until January 27, 1994, Foodmaker
also owned Chi-Chi's, a chain of full-service, casual Mexican
restaurants located primarily in the Midwestern and Midatlantic
United States.
  
International House of Pancakes:

Denver, Colorado

  The I-HOP property consists of a 4,500 square foot building on
approximately one acre of land.  The property is positioned on an
outparcel of a 350,000 square foot shopping mall located on Highway
285, a major east/west traffic route in Denver.  The restaurant
opened in March 1989.
  
Applebee's:

St. Charles, Missouri

   The Applebee's property consists of a 4,140 square foot
building on a 66,516 square foot parcel of land.  The building is
a square-shaped, one-story, wood-framed and brick-faced structure
which was completed in December 1990.  The dining area seated 159
patrons, but was expanded in 1992 to add another 38 seats at a cost
to the Partnership of $79,974, and has a U-shaped bar.
  
Sports Unlimited:

Orlando, Florida

  This property is located at 2075 Semoran Blvd. in Winter Park,
Florida, a suburb of Orlando, and consists of a 40,000 square foot
building on 3.8 acres of land.  The building is single-story
concrete construction with a flat, built-up composition roof over
metal decking supported by steel bar joists.  The building was
completed in 1988.

Charlotte, North Carolina

   This property is located at 7300 E. Independence Blvd and
consists of a 30,000 square foot building on 2.5 acres of land. 
The building is single-story concrete construction completed in
1987.
  
Chili's:

Midland, Texas

    The Partnership owns a 99.5% interest in a joint venture, with
an affiliated public real estate limited partnership, that acquired
the Chili's property.  This property is located at 4610 N. Garfield
Street in Midland, Texas.  The property consists of a 6,213 square
foot building situated on a 45,540 square foot site as an
out-parcel at a shopping center complex consisting of five
buildings.  The property is single-story construction framed in a
combination of steel, wood and brick.  The property was completed
in 1984.
  
Steak n Shake:

Collinsville, Illinois

    The property is located approximately 10 miles east of St.
Louis, Missouri.  The property contains 3,560 square feet on a
38,770 square foot parcel of land.  The single-story property was
constructed in 1991.

Indianapolis, Indiana

    This property is located at 1501 E. 86th Street on a corner
lot at the intersection of Westfield Boulevard and 86th Street. 
The property contains 4,760 square feet on a 1.27 acre site.  The
single-story property was constructed in 1974.

    In March 1998, the Partnership sold approximately .332 acres
of land on which this property is situated to an unaffiliated third
party for approximately $150,000, resulting in a gain of
approximately $13,000.

Indianapolis, Indiana

  This property is located at 8460 N. Michigan Road as an
outparcel of a K-Mart anchored shopping center.  The property
contains 3,860 square feet on a 0.918 acre site.  The single-story
property was constructed in 1989.
  
Blockbuster:

Callaway, Florida

   The Partnership owns a 34.0% interest in a joint venture, with
affiliated public real estate limited partnerships, that acquired
the Blockbuster Video store.  The property is located at 123 N.
Tydall Parkway on the major arterial in the Panama City, Florida 
area.  The property contains a 6,466 square foot building located
on a 40,075 square foot parcel of land.  The property was
constructed in 1996.

CompUSA:

Duluth, Georgia

   The Partnership owns a 6.4% interest in a joint venture, with 
affiliated public real estate limited partnerships, that acquired
the CompUSA store.  The CompUSA store is a 25,000 square foot
single story building located on a 105,919 square foot parcel in
Duluth, Georgia, a suburb of Atlanta, in the Gwinnett Place Mall
Shopping area.  The single story building was completed in March
1993 utilizing a frame of steel and concrete block.

   The following table summarizes the operations of the
Partnership's properties.
<PAGE>
<TABLE>
                                             BRAUVIN INCOME PLUS L.P. III
                                               SUMMARY OF OPERATING DATA
                                               DECEMBER 31, 1997
<CAPTION>
                                                                                 1997
                                                       PERCENT OF       1997  PERCENT OF      LEASE  
                                           PURCHASE      ORIGINAL      RENTAL    RENTAL     EXPIRATION        RENEWAL
        PROPERTIES                            PRICE    UNITS SOLD     INCOME     INCOME       DATES           OPTIONS     
<S>                                  <C>             <C>      <C>            <C>         <C>       <C> 
5 PONDEROSA RESTAURANTS             $ 5,266,155      24.7%    $  702,649     29.8%      2003      4 FIVE YEAR OPTIONS
2 CHI CHI'S RESTAURANTS               2,280,400      10.7%       307,659     13.0%      2011      4 FIVE YEAR OPTIONS
1 IHOP RESTAURANT                       645,000       3.0%       102,852      4.3%      2009      2 FIVE YEAR OPTIONS
1 APPLEBEE'S RESTAURANT 
 & EXPANSION                          1,229,974       5.8%       195,282      8.3%      2011      2 TEN YEAR OPTIONS
1 ORLANDO SPORTS UNLIMITED 
 STORE                                1,900,000       8.9%       305,334     12.9%      2011      2 TEN YEAR OPTIONS
1 CHARLOTTE SPORTS  
 UNLIMITED STORE                      2,450,000      11.5%       237,089     10.0%      2011      2 TEN YEAR OPTIONS
1 CHILI'S RESTAURANT                    950,000       4.5%       128,776      5.5%      2004      2 FIVE YEAR OPTIONS
3 STEAK N' SHAKE 
 RESTAURANTS                          2,525,000      11.9%       328,869     13.9%      2010      2 TEN YEAR OPTIONS
6.4% OF 1 COMPUSA                       150,400       0.7%        16,755      0.7%      2008      4 FIVE YEAR OPTIONS
34.0% OF 1 BLOCKBUSTER CALLAWAY         344,702       1.7%        37,145      1.6%      2006      3 FIVE YEAR OPTIONS
                                    $17,741,631      83.4%    $2,362,410    100.0%
<FN>
<F1>
NOTE - THE FORMAT OF THIS SCHEDULE DIFFERS FROM THE INCOME STATEMENT OF THE PARTNERSHIP.  THIS SCHEDULE ALLOCATES THE
       PARTNERSHIP'S SHARE OF PURCHASE PRICE AND RENTAL INCOME FROM EACH JOINT VENTURE.  THE INCOME STATEMENT USES THE
       EQUITY METHOD OF ACCOUNTING, THEREFORE, NO RENTAL INCOME IS RECORDED IN THE RENTAL INCOME ACCOUNTS FOR THE JOINT
       VENTURES.
</FN>
</TABLE>
Risk of Ownership

    The possibility exists that the tenants of the Partnership's
properties may be unable to fulfill their obligations pursuant to
the terms of their leases, including making base rent or percentage
rent payments to the Partnership.  Such a default by the tenants or
a premature termination of any one of the leases could have an
adverse effect on the financial position of the Partnership.
Furthermore, the Partnership may be unable to successfully locate
a substitute tenant due to the fact that these buildings, except
the Sports Unlimited, Blockbuster and CompUSA sites, have been
designed or built primarily to house particular restaurant
operations.  Thus, the properties may not be readily marketable to
a new tenant without substantial capital improvements or
remodeling.  Such improvements may require expenditure of
Partnership funds otherwise available for distribution.

Item 3.     Legal Proceedings.

    Two legal actions, as hereinafter described, are pending
against the General Partners and affiliates of such General
Partners, as well as against the Partnership on a nominal basis in
connection with the Merger.  One additional legal action, which was
dismissed on January 28, 1998, had also been brought against the
General Partners and affiliates of such General Partners, as well
as against the Partnership on a nominal basis in connection with
the Merger.  With respect to the pending actions, the Partnership,
the General Partners and their named affiliates deny all
allegations set forth in the complaints and are vigorously
defending against such claims.

  A. The Dismissed Florida Lawsuit

  On September 17, 1996, a lawsuit was filed in the Circuit Court
of the Seventeenth Judicial Circuit in and for Broward County,
Florida, styled Rebecca Scialpi and Helen Friedlander v. Jerome J.
Brault, Brauvin Realty Advisors, Inc., Brauvin Realty Advisors II,
Inc., Brauvin Realty Advisors III, Inc., and Brauvin Realty
Advisors IV, Inc., James L. Brault, and Brauvin Real Estate Funds,
L.L.C. and Brauvin High Yield Fund L.P., Brauvin High Yield Fund
L.P. II, Brauvin Income Plus L.P. III, and Brauvin Corporate Lease

Program IV, L.P., Docket No. 96012807.  The Partnership and the
other affiliated partnerships named in this lawsuit (the
"Affiliated Partnerships") that are proposed to be a party to a
merger or sale with the Purchaser, were each named as a "Nominal
Defendant" in this lawsuit.  The named plaintiffs were not limited
partners in the Partnership.  Rather, the named plaintiffs are
limited partners in Brauvin High Yield Fund L.P. II, one of the
Affiliated Partnerships.  Jerome J. Brault, the Managing General
Partner of the Partnership, and Brauvin Realty Advisors III, Inc.,
the Corporate General Partner of the Partnership, as well as
certain corporate general partners of the Affiliated Partnerships,
were named as defendants in this lawsuit.  James L. Brault, an
officer of the Corporate General Partner and the son of Jerome J.
Brault, was also named as a defendant.  This lawsuit was dismissed
for want of prosecution on January 28, 1998.

  B. The Illinois Christman Lawsuit

  On September 18, 1996, a class action lawsuit was filed in the
United States District Court for the Northern District of Illinois,
styled M. Barbara Christman, Joseph Forte, Janet M. Toolson, John
Archbold, and Ben O. Carroll v. Brauvin Realty Advisors, Inc.,
Brauvin Realty Advisors II, Inc., Brauvin Realty Advisors III,
Inc., Brauvin Realty Advisors IV, Inc., Jerome J. Brault, Brauvin
Real Estate Funds, L.L.C. and Brauvin High Yield Fund L.P., Brauvin
High Yield Fund L.P. II, Brauvin Income Plus L.P. III, and Brauvin
Corporate Lease Program IV L.P., Docket No. 96C6025.  The
Partnership and the Affiliated Partnerships are each named as a
"Nominal Defendant" in the lawsuit.  Jerome J. Brault and the
Corporate General Partner of the Partnership, as well as the
corporate general partners of the Affiliated Partnerships, are
named as defendants.

  The plaintiffs filed an amended complaint on October 8, 1996,
which alleges claims for breach of fiduciary duties, breaches of
the Agreement, and violation of the Illinois Deceptive Trade
Practices Act. The amended complaint seeks injunctive relief,
as well as compensatory and punitive damages, relating to the 
Transaction.

  On October 2, 1996, the District Court certified plaintiffs'
proposed class as all of the limited partners of the Partnership
and of the Affiliated Partnerships, and appointed plaintiffs'
counsel, The Mills Law Firm, as counsel for the class.  On October
2, 1996, the District Court also conducted a hearing on plaintiffs'
motion to preliminarily enjoin the special meetings of the limited
partners and the Transaction.  The District Court denied
plaintiffs' motion for a preliminary injunction at the conclusion
of the October 2, 1996 hearing.

  On September 27, 1996, counsel for plaintiffs, The Mills Law
Firm, mailed a solicitation to all of the Limited Partners,
requesting that they revoke their previously-mailed proxies in
favor of the Merger.  On October 11, 1996, the General Partners
filed a counterclaim against plaintiffs and their counsel, The
Mills Law Firm, alleging that plaintiffs and The Mills Law Firm
violated the federal securities laws and proxy rules by sending
their September 27, 1996 letter to the Limited Partners.  The
plaintiffs and The Mills Law Firm have moved to dismiss this
counterclaim.  The District Court has taken this motion under
advisement and has yet to issue a ruling.

  On October 10 and 11, 1996, the District Court conducted an
evidentiary hearing on the motion of the General Partners to
invalidate revocations of proxies procured as a result of The Mills
Law Firm's September 27, 1996 letter.  In that evidentiary hearing,
The Mills Law Firm admitted that it violated the proxy rules by
sending its September 27, 1996 letter to the Limited Partners
without filing such letter with the Commission (as defined below)
in violation of the Commission's requirements.  At the conclusion
of the hearing on October 10 and 11, the District Court found that
the General Partners have a likelihood of succeeding on the merits
with respect to their claim that the September 27, 1996 letter sent
to the Limited Partners by plaintiffs and The Mills Law Firm is
false or misleading in several significant respects.

  Notwithstanding this finding, the District Court did not
invalidate the revocations of proxies resulting from The Mills Law
Firm's September 27, 1996 letter because it did not believe it
possessed the authority to do so under present law.  This ruling 
was appealed to the Seventh Circuit Court of Appeals.  The Seventh
Circuit Court of Appeals subsequently dismissed this appeal on the
grounds that the appeal was rendered moot by the Limited Partners'
approval November 8, 1996 of the Merger.
        
  On October 16, 1996 and on November 6, 1996, the parties filed
cross-motions for partial summary judgement addressing the
allegation in plaintiffs' amended complaint that the Agreement does
not allow the Limited Partners to vote in favor of or against the
Transaction by proxy.  These cross-motions for partial summary
judgement were taken under advisement by the District Court, and
the District Court has yet to issue a ruling.

  On April 2, 1997, the Court granted plaintiffs' leave to again
amend their complaint.  In their second amended complaint,
plaintiffs have named the Partnership as a "Nominal Defendant." 
Plaintiffs have also added a new claim, alleging that the General
Partners violated certain of the rules of the  Securities and
Exchange Commission (the "Commission") by making false and
misleading statements in the Proxy.  Plaintiffs also allege that
the General Partners breached their fiduciary duties, breached
various provisions of the Agreement, violated the Illinois
Deceptive Trade Practice Act, and violated section 17-305 of the
Delaware Revised Uniform Limited Partnership Act.  The General
Partners deny those allegations and will continue to vigorously
defend against these claims.

  On April 2, 1997, plaintiffs again requested that the District
Court enjoin the closing of the Transaction.  After conducting a
lengthy hearing on May 1, 1997, the District Court denied
plaintiffs' motion to preliminarily enjoin the closing of the
Transaction with the Purchaser.  Plaintiffs filed a notice of
appeal to the Seventh Circuit Court of Appeals from the District
Court's May 1, 1997 order denying plaintiffs' motion to
preliminarily enjoin the closing of the Transaction. This appeal
was dismissed by the Seventh Circuit Court of Appeals on January
23, 1998, based on the appellate court's finding that the District
Courts order of January 16, 1998 rendered the appeal moot.

  On January 16, 1998, by agreement of the Partnership and the
General Partners and pursuant to a motion of the General Partners,
the District Court entered an order preventing the Partnership and
the General Partners from completing the Merger, or otherwise
disposing of all or substantially all of the Partnership's assets,
until further order of the Court.

  On January 28, 1998, the District Court entered an Order of
Reference to Special Master, designating a Special Master and
vesting the Special Master with authority to resolve certain
aspects of the lawsuit subject to the District Court's review and
confirmation.

  C. The Scialpi Illinois Lawsuit

  On June 20, 1997, another lawsuit was filed in the United States
District Court for the Northern District of Illinois, styled
Benjamin Siegel, Rebecca Scialpi, Helen Friedlander, and BHS &
Associates, Inc. v. Jerome J. Brault, Brauvin Realty Advisors,
Inc., Brauvin Realty Advisors II, Inc., Brauvin Realty Advisors
III, Inc., Brauvin Realty Advisors IV, Inc., James L. Brault,
Brauvin Real Estate Funds LLC, Brauvin High Yield Fund L.P.,
Brauvin High Yield Fund II L.P., Brauvin Income Plus L.P. III, and
Brauvin Corporate Lease Program IV, L.P. docket number 97 C 4450. 
The Partnership and the Affiliated Partnerships are each named as
"Nominal Defendant" in the lawsuit. Jerome J. Brault and the
Corporate General Partner of the Partnership, as well as the
corporate general partners of the Affiliated Partnerships, have
been named as defendants in this lawsuit.  James L. Brault, an
officer of the Corporate General Partner and the son of Jerome J.
Brault, is also named as a defendant. 

  Notably, the complaint was filed by two of the same parties,
Scialpi and Friedlander, who were plaintiffs in the Florida
lawsuit, which is described above.  As also described above,
Scialpi and Friedlander are not limited partners in the
Partnership, but are limited partners in one of the Affiliated
Partnerships, Brauvin High Yield Fund L.P. II. On August 15, 1997,
the plaintiffs filed an amended complaint dropping Benjamin Siegel
as a plaintiff.  The plaintiffs are also represented by the same
lawyers that represented them in the Florida lawsuit.
 
  The complaint alleges a putative class action consisting of
claims that certain Commission rules were violated by making false
and misleading statements in the Proxy, the defendants breached
their fiduciary duties and breached the Agreement.  The complaint
was consolidated with the Christman lawsuit, which is described
above, pursuant to General Rule 2.31 of the United States District
Court of the Northern District of Illinois. The General Partners
deny these allegations and intend to vigorously defend these
claims.  There have been no material developments with respect to
this lawsuit since it was filed on June 20, 1997.

Item 4. Submission of Matters to a Vote of Security Holders.
        
        None.
<PAGE>
                            PART II

Item 5. Market for the Registrant's Units and Related Security
        Holder Matters.

  At December 31, 1997, there were approximately 1,627 Limited
Partners in the Partnership. There is no established public trading
market for Units and it is not anticipated that there will be a
public market for Units.  Neither the General Partners nor the
Partnership are obligated, but reserve the right, to redeem or
repurchase Units.  Units may also be purchased by the Plan in
certain instances.  Any Units so purchased shall be retired. 
However, there is no intent to redeem or purchase Units pending the
Merger.

  Pursuant to the terms of the Agreement, there are restrictions
on the ability of the Limited Partners to transfer their Units.  In
all cases, the General Partners must consent to the substitution of
a Limited Partner.

  Cash distributions to Limited Partners for 1997, 1996 and 1995
were $2,817,608, $1,049,822 and $2,060,581, respectively.  Prior to
the commencement of the Partnership's proxy solicitation in August
1996, distributions were paid four times per year, within 60 days
following the end of each calendar quarter or were paid monthly
within 15 days of the end of the month, depending upon the Limited
Partner's preference (see Item 7).  All distributions represent
cash flow from operations.  No amount distributed in 1997 was a
return of capital.  Pursuant to the terms of the Merger Agreement,
net income after August 1, 1996 accrues to the Purchaser.  Since
the net income of the Partnership after August 1, 1996 accrues to
the Purchaser, no distributions of net income were paid to the
Limited Partners for the two months of August and September 1996
and the quarter ended December 31, 1996.   As a result of the
delays in closing the Merger, the Purchaser has agreed to allow
periodic distributions of net income relating to the period from
and after January 1, 1997 until the Merger is consummated.  See
Item 7.

<PAGE>
Item 6. Selected Financial Data.

                  BRAUVIN INCOME PLUS L.P. III 
                 (a Delaware limited partnership)
          (not covered by Independent Auditors' Report)
                   Years Ended December 31, 
                                
                                         1997         1996         1995   
Selected Income Statement Data:
  Rental Income                        $2,307,918  $ 2,282,166 $ 2,249,447
  Interest Income                          74,802       44,900      22,397
  Net Income                            1,637,197    1,421,119   1,756,847
  Net Income Per Unit (a)              $     0.72  $      0.62 $      0.78

Selected Balance Sheet Data:
  Cash and Cash Equivalents            $  463,110  $ 1,442,263 $ 1,069,555

  Land, Buildings and
  Improvements                         18,308,792   18,308,792  18,308,792

  Investment in Brauvin
  Gwinnett County Venture                 149,824      151,818     153,668

  Investment in Brauvin
  Bay County Venture                      356,478      367,323          --

  Total Assets                         16,771,450   18,137,625  17,780,891
  Cash Distributions to 
   General Partners                            --       21,042      44,237
  Cash Distributions to 
   Limited Partners (b)                 2,817,608    1,049,822   2,060,581

  Cash Distributions to 
   Limited Partners
   Per Unit (a)                        $     1.26  $      0.47 $      0.93

(a) Net income per Unit and cash distributions per Unit are based
    on the average Units outstanding during the year since they
    were of varying dollar amounts and percentages based upon the
    dates Limited Partners were admitted to the Partnership and
    additional Units were purchased through the Plan.

(b) This includes $16,115, $18,558 and $17,867 paid to various
    states for income taxes on behalf of all Limited Partners for
    the years 1997, 1996 and 1995, respectively.

  The above selected financial data should be read in conjunction
with the consolidated financial statements and the related notes
appearing elsewhere in this annual report.

                 BRAUVIN INCOME PLUS L.P. III 
                 (a Delaware limited partnership)
         (not covered by Independent Auditors' Report)
Years Ended December 31, 1994 and 1993           

                                          1994               1993      
Selected Income Statement Data:
      Rental Income                         $ 2,157,975       $ 2,121,744
      Interest Income                            27,246             6,086
      Net Income                              1,668,247         1,614,428
      Net Income Per Unit (a)               $      0.76       $      0.73

Selected Balance Sheet Data:
      Cash and Cash Equivalents             $   925,719       $   579,340

      Land, Buildings and Improvements       18,308,792        18,308,792     
      Investment in Brauvin Gwinnett 
       County Venture                           157,014           160,556
 
      Total Assets                           18,027,140        18,066,905

      Cash Distributions to General 
       Partners                                   5,500                --

      Cash Distributions to Limited
       Partners (b)                           2,007,702         1,973,921

      Cash Distributions to Limited 
       Partners per Unit (a)                 $     0.91       $      0.91


(a)   Net income per Unit and cash distributions per Unit are based
      on the average Units outstanding during the year since they
      were of varying dollar amounts and percentages based upon the
      dates Limited Partners were admitted to the Partnership and
      additional Units were purchased through the Plan.

(b)   This includes $19,933 and $17,705 paid to various states for
      income taxes on behalf of all Limited Partners for the years
      1994 and 1993, respectively.

      The above selected financial data should be read in conjunction
with the consolidated financial statements and the related notes
appearing elsewhere in this annual report.

Item 7. Management's Discussion and Analysis of Financial
        Condition and Results of Operations.

General

    Certain statements in this Annual Report that are not
historical fact constitute "forward-looking statements" within the
meaning of the Private Securities Litigation Reform Act of 1995. 
Discussions containing forward-looking statements may be found in
this section and in the section entitled "Business."  Without
limiting the foregoing, words such as "anticipates,"
"expects,""intends,""plans" and similar expressions are intended to
identify forward-looking statements.  Theses statements are subject
to a number of risks and uncertainties.  Actual results could
differ materially from those projected in the forward-looking
statements.  The Partnership undertakes no obligation to update
these forward-looking statements to reflect future events or
circumstances.

Year 2000
    
    In 1997, the Partnership initiated the conversion from its
existing accounting software to a program that is year 2000
compliant.  Management has determined that the year 2000 issue will
not pose significant operational problems for its computer system. 
All costs associated with this conversion are being expensed as
incurred and are not material.

    Also in 1997, management of the Partnership initiated formal
communications with all of its significant third party vendors,
service providers and financial institutions to determine the
extent to which the Partnership is vulnerable to those third
parties' failure to remedy their own year 2000 issues.  There can
be no guarantee that the systems of these third parties will be
timely converted and would not have an adverse effect on the
Partnership. 

Liquidity and Capital Resources

    The Partnership commenced an offering to the public on October
30, 1989 of 2,500,000 Units.  The offering was anticipated to close 
on October 29, 1990 but was extended by the General Partners with
the necessary regulatory approval to October 29, 1991.  The
Offering was conditioned upon the sale of $1,200,000, which was
achieved on January 15, 1990.  The Offering closed on October 29,
1991 with the Partnership raising a cumulative total of
$21,307,600. Until the proxy solicitation process began, the
Partnership continued to raise additional funds through the Plan.
The Plan raised $1,459,119 through December 31, 1997 from Limited
Partners investing their distributions of Operating Cash Flow in
additional Units.  As of December 31, 1997, Units valued at
$462,972 have been repurchased by the Partnership from Limited
Partners liquidating their investment in the Partnership and have
been retired.

    The Partnership purchased the land, buildings and improvements
underlying five Ponderosa restaurants on January 19, 1990, February
16, 1990, March 19, 1990, April 24, 1990 and June 4, 1990,
respectively.  In addition, the Partnership closed on the land,
buildings and improvements underlying two Chi-Chi's restaurants;
the first closed on March 12, 1991 and the second closed on March
27, 1991.  The land, buildings and improvements underlying an IHOP
restaurant were purchased on April 26, 1991, an Applebee's
restaurant on June 5, 1991 (which was expanded in 1992), two Sports
Unlimited sporting goods stores on September 17, 1991, a Chili's
restaurant on February 7, 1992 and three Steak n Shake restaurants
on April 16, 1992.

    On February 7, 1992, the Partnership purchased a 99.5% equity
interest in a joint venture with an affiliate, Brauvin Chili's
Limited Partnership, which owns one Chili's restaurant.

    On November 9, 1993, the Partnership purchased a 6.4% interest
in a joint venture with affiliated public real estate limited
partnerships (the "Venture").  The Venture acquired the land and
building underlying a 25,000 square foot CompUSA computer
superstore from an unaffiliated seller. 

    On October 31, 1996, the Partnership purchased a 34% joint
venture equity interest in a joint venture with affiliated public
real estate limited partnerships, the Brauvin Bay County Venture. 
The Bay County Venture purchased real property upon which is
operated a newly constructed Blockbuster video store.  The property
contains a 6,466 square foot building located on a 40,075 square
foot parcel of land. 

    These operating properties are expected to generate cash flow
for the Partnership after deducting certain operating and general
and administrative expenses from their rental income.  The
Partnership has no funds available to purchase additional property,
excluding those raised through the Plan.

    Below is a table summarizing the four year historical data for
distribution rates per unit:

Distribution
   Date                1997 (a)    1996      1995    1994  
February 15            $.2396     $.2313    $.2313   $.2250

May 15                  .2390      .2313      .2313   .2250

August 15               .2190        --       .2313   .2250

November 15             .5665        --       .2313   .2313
             
(a) The 1997 distributions were made on March 31, 1997, July 15,
1997, October 22, 1997 and December 31, 1997.

    Per the terms of the Merger, the Partnership's net earnings
from April 1996 through July 1996 were to be distributed to the
Limited Partners in conjunction with the closing of the Merger. 
However, because of the lengthy delay and the uncertainty of the
ultimate closing date, the General Partners decided to make a
significant distribution on December 31, 1997 of the Partnership's
earnings.  This distribution will not change the effective sales
price being received by the Partnership through the Merger; it will
only adjust the timing of the payout dollar for dollar based on
these earnings being distributed now.  In addition, included in the
December 31, 1997 distribution was any prior period earnings
including amounts previously reserved for anticipated closing
costs.  These reserves will be re-established by the Partnership as
soon as a definitive closing date is scheduled.

    During the years ended December 31, 1997, 1996 and 1995, the
General Partners and their affiliates earned management fees of
$23,647, $22,990 and $29,539, respectively, and received $0,
$21,042 and $44,237 in Operating Cash Flow distributions for the
years ended December 31, 1997, 1996 and 1995, respectively.  In
January 1998, the Partnership paid the General Partners
approximately $15,100 as an Operating Cash Flow distribution for
the year ended December 31, 1997. 
                                             
    Should the Merger not occur, future increases in the
Partnership's distributions will largely depend on increased sales
at the Partnership's properties resulting in additional percentage
rent and, to a lesser extent, on rental increases, which will occur
due to increases in receipts from certain leases based upon
increases in the Consumer Price Index or scheduled increases of
base rent.

    In order to enhance the Partnership's diversity and overall
financial performance, the General Partners agreed to the
conversion of one of the Partnership's Ponderosa restaurants (Unit
#856) in Dayton, Ohio into a Bennigan's in January 1996. 
Bennigan's is an affiliate of Ponderosa.  Metromedia Steakhouses
Company L.P., the current lease obligor, remains liable on the
existing lease.  However, the General Partners believe the
conversion will ultimately generate additional percentage rent to
the Partnership and enhance the overall security of the lease.  The
General Partners also believe this change adds to both the
diversity and the underlying quality of the Partnership's assets. 
    
    The Chi-Chi's located in Hickory, North Carolina closed
October 2, 1995.  However, the property is leased to Foodmaker,
Inc. whom has made complete payments under the lease. Chi-Chi's 
undertook to re-lease the closed restaurant.  In March 1996, a sub-
tenant executed a second sub-lease with Chi-Chi's for the property. 
The new sub-tenant (Carolina Country BBQ of Hickory) began
occupying the facility in November 1996.  Foodmaker continues to be
the guarantor under terms of the second sub-lease. 

    Pursuant to the terms of the Merger Agreement, the Limited
Partners will receive approximately $8.85 per Unit in cash, of this
amount approximately $.27 has already been distributed to the
Limited Partners in the December 31, 1997 distribution.  Promptly
upon consummation of the Merger, the Partnership will cease to
exist and the Purchaser, as the surviving entity will succeed to
all of the assets and liabilities of the Partnership.  The Limited
Partners holding a majority of the Units approved the Merger on
November 8, 1996.

    The Partnership drafted a proxy statement, which required
prior review and comment by the Commission, to solicit proxies for
use at the Special Meeting originally to be held at the offices of
the Partnership on September 24, 1996.  As a result of various
pending legal issues, as described in legal proceedings, the
Special Meeting was adjourned to November 8, 1996 at 10:00 a.m. 
The purpose of the Special Meeting was to vote upon the Merger and
certain other matters as described in the Proxy.

    By approving the Merger, the Limited Partners also approved an
amendment of the Agreement allowing the Partnership to sell or
lease property to affiliates (this amendment, together with the
Merger shall be referred to herein as the "Transaction").  The
Delaware Revised Uniform Limited Partnership Act (the "Act")
provides that a merger must also be approved by the general
partners of a partnership, unless the limited partnership agreement
provides otherwise.  Because the Agreement did not address this
matter, at the Special Meeting, Limited Partners holding a majority
of the Units were also asked to approve the adoption of an
amendment to the Agreement to allow the majority vote of the
Limited Partners to determine the outcome of the Transaction with
the Purchaser without the vote of the General Partners.  Neither
the Act nor the Agreement provides the Limited Partners not voting
in favor of the Transaction with dissenters' appraisal rights.

    The redemption price to be paid to the Limited Partners in
connection with the Merger is based on the fair market value of the
properties of the Partnership (the "Assets").  Cushman & Wakefield
Valuation Advisory Services ("Cushman & Wakefield"), an independent
appraiser, the largest real estate valuation and consulting
organization in the United States, was engaged by the Partnership
to prepare an appraisal of the Assets, to satisfy the Partnership's
requirements under the Employee Retirement Income Security Act of
1974, as amended.  Cushman & Wakefield determined the fair market
value of the Assets to be $19,129,150, or $8.58 per Unit, on April
1, 1996.  Subsequently, the Partnership purchased a 34% interest in
Brauvin Bay County Venture.  Based on the terms of the Merger
Agreement, the fair market value of the Assets will be increased by
the amount of the investment in Brauvin Bay County Venture, and
correspondingly, the Partnership's cash holdings were reduced by
the same amount and therefore the total redemption amount remains
unchanged.  The redemption price of $8.85 per Unit also includes
all remaining cash of the Partnership, less net earnings of the
Partnership from and after August 1, 1996 through December 31,
1996, less the Partnership's actual costs incurred and accrued
through the effective time of the filing of the certificate of
merger, including reasonable reserves in connection with:  (i) the
proxy solicitation; (ii) the Transaction (as detailed in the Merger
Agreement); and (iii) the winding up of the Partnership, including
preparation of the final audit, tax return and K-1s (collectively,
the "Transaction Costs") and less all other Partnership
obligations.  Of the original cash redemption amount approximately
$0.27 has been distributed to Limited Partners in the December 31,
1997 distribution.

    Cushman & Wakefield subsequently provided an opinion as to the
fairness of the Transaction to the Limited Partners from a
financial point of view.  In its opinion, Cushman & Wakefield
advised that, the price per Unit reflected in the Transaction is
fair, from a financial point of view to the Limited Partners. 
Cushman & Wakefield's determination that a price is "fair" does not
mean that the price is the highest price which might be obtained in
the marketplace, but rather that based on the appraised values of
the properties, the price reflected in the Transaction is believed
by Cushman & Wakefield to be reasonable.

    Mr. Jerome J. Brault is the Managing General Partner and
Brauvin Realty Advisors III, Inc. is the Corporate General Partner. 
Mr. Cezar M. Froelich resigned his position as an Individual
General Partner of the Partnership effective as of September 17,
1996.  The General Partners will not receive any payment in
exchange for the redemption of their general partnership interests
nor will they receive any fees from the Partnership in connection
with the Transaction.  The remaining General Partners do not
believe that Mr. Froelich's lack of future involvement will have
any adverse effect on the Partnership.

    The Managing General Partner and his son, James L. Brault, an
executive officer of the Corporate General Partner, will have a
minority ownership interest in the Purchaser.  Therefore, the
Messrs. Brault have an indirect economic interest in consummating
the Transaction that is in conflict with the economic interests of
the Limited Partners.  Mr. Froelich has no affiliation with the
Purchaser.  

     Although the Special Meeting was held and the necessary
approvals received, the Merger has not been completed primarily due
to the lawsuits that are still pending (see Part I, Item 3).  The
General Partners believe that these lawsuits are without merit and,
therefore, continue to vigorously defend against them. 

    Following receipt of Limited Partner approval, the Purchaser
commenced the finalization of Purchaser's financing and its due
diligence review of the Assets and the assets of the Affiliated
Partnerships.  The due diligence process revealed certain concerns
relating to potential environmental problems at one of the
Affiliated Partnerships. The due diligence review has also raised
questions regarding the interpretation of certain terms in the
leases governing some of the Partnership's and the Affiliated
Partnerships' properties.  A very significant tenant is
interpreting certain purchase options contained in its leases in a
way that would cause the value of the properties leased by such
tenant to be significantly below the Cushman & Wakefield appraised
value.  Members of management of the Partnership and the Affiliated
Partnerships have been working with the Purchaser to assess these
risks and to resolve them in a way that will allow the Merger and
the related transactions to be consummated without any changes to
the terms or the Merger price. 

    In accordance with the terms of the Merger Agreement, the
General Partners suspended all distributions to Limited Partners;
however, as a result of the unforeseen delays brought about by the
litigation and the due diligence issues highlighted above, the
General Partners felt it was appropriate that an earnings
distribution be made to the Limited Partners.  Although the terms
of the Merger Agreement entered into by the Partnership and the
Purchaser provides that the assets being acquired by the Purchaser
in connection with the Merger include all earnings of the
Partnership from and after August 1, 1996, the Purchaser has agreed
to allow the Partnership to make distributions to the Limited
Partners of net earnings for the period from and after January 1,
1997 until the merger is consummated.  In exchange, the Partnership
has agreed to extend the termination date of the Merger Agreement
to March 31, 1998 to allow the Purchaser time to complete its due
diligence.  It is anticipated that the Merger Agreement will be
extended past March 31, 1998 in the hope that the pending
litigation will be resolved.

  The litigation has now been pending for approximately 17
months.  The suits continue to command the time, attention and
resources of the Partnership.  The General Partners believe the
litigation is unfounded and without merit.  The delay and expense
of this action continues to frustrate the will and majority vote of
the Limited Partners.  Unfortunately, the General Partners are
unable to predict when this matter will be resolved, however, the
delay is having an adverse effect on the Partnership today as well
as on future prospects.

  For example, the 1997 distributions are based on the net
earnings of the Partnership for the year ended December 31, 1997.
These distributions are lower than they otherwise would be because
the Partnership has incurred significant legal costs to defend
against the lawsuits.  The General Partners anticipate that these
costs will continue as long as the litigation is pending.  In
addition, the remaining term on the Partnership's properties'
leases continue to shrink.  This fact is causing the Partnership to
potentially face the risks and costs of lease rollover.  This
heightened degree of risk may also have an adverse effect on the
ultimate value of the Assets.  Further, the Partnership's most
significant tenant, Ponderosa, has recently closed and vacated six
of the Affiliated Partnerships' properties. However, subsequent to
their closings, two properties have been reopened and subleased to
two unrelated local concept restaurant operators.  Fortunately,
none of the Partnership's properties has  been closed, with the
exception of the Elmhurst property (as described below).  However,
this is the type of risk the Partnership was seeking to avoid with
the successful completion of the Merger.

  In September 1997, one of the Partnership's properties located
in Elmhurst, Illinois sustained extensive fire damage.  The
Partnership is currently negotiating with the insurance company and
the tenant on the disposition of the insurance proceeds and the
lease.  The tenant continues to fulfill its rental obligations. 
The Partnership has received inquires from potential purchasers
regarding this damaged property and is currently studying all its
alternatives.

  A distribution of the Partnership's net earnings for the
periods January 1, 1997 to March 31, 1997, April 1, 1997 to June
30, 1997, July 1, 1997 to September 30, 1997 and October 1, 1997 to
December 31, 1997 were made to the Limited Partners on March 31,
1997, July 15, 1997, October 22, 1997 and December 31, 1997,
respectively in the amounts of approximately $534,400, $533,000,
$470,600 and $1,263,500, respectively.  In addition, distributions
of approximately $16,100 were paid to various states for income
taxes on behalf of all Limited Partners during 1997.

Results of Operations - Years ended December 31, 1997 and 1996

    Results of operations for the Partnership for the year ended
December 31, 1997 reflected net income of $1,637,197 compared to
$1,421,119 for the year ended December 31, 1996, an increase of
approximately $216,100.

   Total income for the year ended December 31, 1997 was
$2,383,963 as compared to $2,327,929 for the year ended December
31, 1996, an increase of approximately $56,000.  The increase in
total income was due primarily to an increase in interest income as
a result of increased cash balances in 1997 due to the terms of the
Transaction.

    Total expenses for the year ended December 31, 1997 was
$783,864 as compared to $921,133 for the year ended December 31,
1996, a decrease of approximately $137,300.  The decrease in
expenses was primarily the result of a decrease in transaction
costs and valuation fees.  Partially offsetting this decrease in
expenses was an increase in general and administrative expenses
associated with the Partnership's attempt to resolve some of the
due diligence issues and related items associated with the Merger,
as discussed above.

Results of Operations - Years ended December 31, 1996 and 1995

  Results of operations for the Partnership for the year ended
December 31, 1996 reflected net income of $1,421,119 compared to
$1,756,847 for the year ended December 31, 1995, a decrease of
approximately $335,700.  The decrease in net income was due
primarily to an increase in total expenses as a result of the
Partnership's Transaction and property valuations.

   Total income for the year ended December 31, 1996 was
$2,327,929 as compared to $2,275,223 for the year ended December
31, 1995, an increase of approximately $52,700.  The increase in
total income is mainly due to an increase in rental income as a
result of an increase in percentage rental income at several of the
properties.  Total income was also effected due to an increase in
interest income as a result of the Partnership having more funds
invested during 1996.

   Total expenses for the year ended December 31, 1996 were
$921,133 as compared to $531,100 for the year ended December 31,
1995, an increase of approximately $390,000.  The increase in
expense was primarily the result of legal and other professional
fees paid or accrued related to the Transaction.  Total expenses
also increased in 1996 compared to 1995 as a result of the
Partnership hiring an independent real estate company to conduct
property valuations to provide a valuation of the Units to satisfy
the Partnership's requirements under the Employee Retirement Income
Security Act of 1974, as amended.

Results of Operations - Years ended December 31, 1995 and 1994

  Results of operations reflected net income of $1,756,847 for
the year ended December 31, 1995 compared to $1,668,247 for the
year ended December 31, 1994, an increase of $88,600.  The increase
in net income is mainly due to an increase in rental income of
approximately $91,000 which was a result of the Partnership's
earning additional rent based on the sales performance at several
of the properties.

    Impact of Inflation

    The Partnership anticipates that the operations of the
Partnership will not be significantly impacted by inflation.  To
offset any potential adverse effects of inflation, the Partnership
entered into "triple-net" leases with the tenant being responsible
for all operating expenses, insurance and real estate taxes.  In
addition, several of the leases require escalations of rent based
upon increases in the Consumer Price Index, scheduled increases of
base rents, or tenant sales.

Item 7A. Quantitative and Qualitative Disclosures About Market       
         Risk.

  The Partnership does not engage in any hedge transactions or
derivative financial instruments.

Item 8.  Consolidated Financial Statements and Supplementary Data.

    See Index to Consolidated Financial Statements and Schedule on
Page F-1 of this Annual Report on Form 10-K for consolidated
financial statements and financial statement schedule, where
applicable.

    The supplemental financial information specified in Item 302
of Regulation S-K is not applicable.

Item 9.  Changes in and Disagreements with Accountants on
         Accounting and Financial Disclosure.

    During the Partnership's two most recent fiscal years, there
have been no changes in, or disagreements with, the accountants.

<PAGE>                             
                                PART III

Item 10.     Directors and Executive Officers of the Partnership.

    The General Partners of the Partnership are:

        Brauvin Realty Advisors III, Inc., an Illinois corporation
        Mr. Jerome J. Brault, individually

    Brauvin Realty Advisors III, Inc. (the "Corporate General
Partner") was formed under the laws of the State of Illinois in
1989, with its issued and outstanding shares being owned by Messrs.
Jerome J. Brault (beneficially)(50%) and Cezar M. Froelich (50%).

    The principal officers and directors of the Corporate General
Partner are:

  Mr. Jerome J. Brault. . . . .  Chairman of the Board of
                                 Directors, President, Chief
                                 Executive Officer and
                                 Director

  Mr. B. Allen Aynessazian. . .  Treasurer and Chief Financial
                                 Officer

  Mr. James L. Brault . . . . .  Vice President and Secretary
  
  The business experience during the past five years of the
principal officers and directors of the Corporate General Partner
and the General Partners are as follows:

  MR. JEROME J. BRAULT (age 64) chairman of the board of
directors, president and chief executive officer of the Corporate
General Partner, as well as a principal shareholder of the
Corporate General Partner.  He is a member and manager of Brauvin
Real Estate Funds, L.L.C.  Since 1979, he has been a shareholder,
president and a director of Brauvin/Chicago, Ltd.  He is an
officer, director and one of the principal shareholders of various
Brauvin entities which act as the general partners of six other
publicly registered real estate programs.  He is an officer,
director and one of the principal shareholders of Brauvin
Associates, Inc., Brauvin Management Company, Brauvin Advisory
Services, Inc. and Brauvin Securities, Inc., Illinois companies
engaged in the real estate and securities businesses.  He is a
director, president and chief executive officer of Brauvin Net
Lease V, Inc.  Mr. Brault received a B.S. in Business from DePaul
University, Chicago, Illinois in 1959.

  MR. JAMES L. BRAULT (age 37) is a vice president and secretary
and is responsible for the overall operations of the Corporate
General Partner and other affiliates of the Corporate General
Partner.  He is a manager of Brauvin Real Estate Funds, L.L.C.  He
is an officer of various Brauvin entities, which act as the general
partners of six other publicly registered real estate programs. 
Mr. Brault is executive vice president and assistant secretary and
is responsible for the overall operations of Brauvin Management
Company.  He is also an executive vice president and secretary for
Brauvin Net Lease V, Inc.  Prior to joining the Brauvin
organization in May 1989, he was a Vice President of the Commercial
Real Estate Division of the First National Bank of Chicago ("First
Chicago"), based in their Washington, D.C. office.  Mr. Brault
joined First Chicago in 1983 and his responsibilities included the
origination and management of commercial real estate loans, as well
as the direct management of a loan portfolio in excess of $150
million.  Mr. Brault received a B.A. in Economics from Williams
College, Williamstown, Massachusetts in 1983 and an M.B.A. in
Finance and Investments from George Washington University,
Washington, D.C. in 1987.  Mr. Brault is the son of Mr. Jerome J.
Brault.

  MR. B. ALLEN AYNESSAZIAN (age 33) is the treasurer and chief
financial officer of the Corporate General Partner and other
affiliates of  the Corporate General Partner.  He is the chief
financial officer of various Brauvin publicly registered real
estate programs including Brauvin Net Lease V, Inc.  He is also
responsible for the overall financial accounting of Brauvin
Management Company, Brauvin Financial, Inc. and related
partnerships.  He is also responsible for the Partnership's
accounting and financial reporting to regulatory agencies.  He
joined the Brauvin organization in August 1996.  Prior to that
time, he was the chief financial officer of Giordano's Enterprises,
a privately held, 40-restaurant, family-style pizza chain in the
Chicago metropolitan area where he worked since 1989.  While at
Giordano's, Mr. Aynessazian was responsible for all accounting
functions, lease negotiations and financings of new restaurants,
equipment and general corporate debt.  From 1987 to 1989, Mr.
Aynessazian worked in the accounting compliance and tax department
of KPMG Peat Marwick.  Mr. Aynessazian is a certified public
accountant.

Item 11. Executive Compensation.

     (a & b)  The Partnership is required to pay certain fees,
make distributions and allocate a share of the profits and losses
of the Partnership to the Corporate General Partner or its
affiliates as described under the caption "Compensation Table" on
pages 10 to 12 of the Partnership's Prospectus and "Summary of
Limited Partnership Agreement - Allocations and Distribution to the
Limited Partners" on page 70 of the Partnership's Prospectus, as
supplemented, and the sections of the Agreement entitled
"Distributions of Operating Cash Flow," "Allocation of Profits,
Losses and Deductions," "Distribution of Net Sales or Refinancing
Proceeds" and "Compensation of General Partners and Their
Affiliates" located on pages A-8 to A-13 of the Agreement, attached
as Exhibit A to the Prospectus.  The relationship of the Corporate
General Partner (and its directors and officers) to its affiliates
is set forth above in Item 10.  Reference is also made to Note 2 of
the Notes to Consolidated Financial Statements filed with this
Annual Report on Form 10-K for a description of such distributions
and allocations.

     The General Partners received Acquisition Fees for services
rendered in connection with the selection, purchase, construction
or development of any property by the Partnership whether
designated as real estate commissions, acquisition fees, finders'
fees, selection fees, development fees, non-recurring management
fees, consulting fees, payments for covenants not to compete,
guarantee fees, financing fees or any other similar fees or
commissions, however designated and however treated for tax or
accounting purposes.  Such Acquisition Fees may not exceed such
compensation as is customarily charged in arm's-length transactions
by others rendering similar services as an ongoing public activity
in the same geographic locale and for comparable properties.  In
addition, unaffiliated real estate brokers and other parties
engaged by the seller of a Partnership property received fees or
commissions for their services from the seller in connection with
the purchase of a property by the Partnership, in an amount of up
to 1/2% of the gross proceeds of the Offering.  Such fee was not
paid with any of the gross proceeds of the Offering.  In the event
real estate brokers or other parties receive such fees which would
be considered Acquisition Fees, the total Acquisition Fees paid to
all parties by all parties will not exceed 5-1/2% of the gross
proceeds of the Offering.  The aggregate Acquisition Fees to be
paid to an affiliate of the General Partners shall not exceed 5% of
the gross proceeds of the Offering.  No acquisition fees were paid
in 1997 or 1995.  An acquisition fee of $21,278 was paid in 1996
related to the Bay County Venture purchase. 

     Up to a maximum of 1% of the gross proceeds of the Offering
was set aside for the Partnership's Distribution Reserve which, if
not utilized to pay the Limited One Year Guaranty Return of 9-1/4%
per annum on Adjusted Investment, could have been paid to an
affiliate of the General Partners at the sole discretion of the
General Partners on the earlier of:  (i) October 29, 1991; or (ii)
the expenditure of 95% of the proceeds of the Offering available
for Investment in Properties (the "Distribution Reserve
Termination").  No such amounts were paid to the General Partners
since the Distribution Reserve was fully used to fund distributions
to the Limited Partners.

     An affiliate of the General Partners may provide leasing and
re-leasing services to the Partnership in connection with the
management of Partnership properties.  The maximum property
management fee paid to an affiliate of the General Partners shall
be equal to 1% of the gross revenues of each Partnership property,
however, the receipt of such property management fees by the
affiliate of the General Partners is subordinate to receipt by the
Limited Partners of the 9-1/4% non-cumulative, non-compounded
annual return on Adjusted Investment (the "Current Preferred
Return").  During 1997, 1996 and 1995, the Partnership paid
$21,664, $23,180 and $29,539, respectively, for property management
fees.

(c, d, e & f) Not applicable.

     (g) The Partnership has no employees and pays no
         employee or director compensation.

     (h & i)  Not applicable.

     (j) Compensation Committee Interlocks and Insider Participation.
         Since the Partnership has no employees, it did not have a
         compensation committee and is not responsible for the
         payment of any compensation.

     (k) Not applicable.

     (l) Not applicable.

     The following is a summary of all fees, commissions and other
expenses paid or payable to the General Partners or its affiliates
for the years ended December 31, 1997, 1996 and 1995:

                                       1997         1996       1995

Selling commissions                 $     --      $ 6,897   $ 27,592
Management fees                       23,647       22,990     29,539
Reimbursable operating expenses      126,736       98,457     64,679
Legal fees                               197        4,244      5,022
Acquisitions fees                         --       21,278         --
Transaction costs                         --        8,844         --

        As of December 31, 1997, the Partnership has made all payments
to affiliates except for $1,983 related to management fees.

Item 12.     Security Ownership of Certain Beneficial Owners and    
             Management.

(a)     No person or group is known by the Partnership to own
        beneficially more than 5% of the outstanding Units of the
        Partnership.

(b)     None of the officers and directors of the Corporate
        General Partner purchased Units.  

(c)     Other than as described in the Proxy, the Partnership is
        not aware of any arrangements which may result in a
        change in the control of the Partnership.

        No officer or director of the Corporate General Partner
        possesses a right to acquire beneficial ownership of
        Units of the Partnership.  The General Partners will
        share in the profits, losses and distributions of the
        Partnership as outlined in Item 11, "Executive
        Compensation." 


Item 13.     Certain Relationships and Related Transactions.

        (a & b) The Partnership is entitled to engage in various
        transactions involving affiliates of the Corporate
        General Partner, as described under the sections
        "Compensation Table" and "Conflicts of Interest" on pages
        11 to 14 and 14 to 16, respectively, of the Partnership's
        Prospectus, as supplemented, and the section of the
        Agreement entitled "Rights, Duties and Obligations of
        General Partners" on pages A-15 to A-18.  The
        relationship of the Corporate General Partner to its
        affiliates is set forth in Item 10.  Cezar M. Froelich,
        a former Individual General Partner and a shareholder of
        the Corporate General Partner, is a principal of the law
        firm of Shefsky & Froelich Ltd., which firm acted as
        securities and real estate counsel to the Partnership,
        the General Partners and certain of its affiliates.

(c)     No management persons are indebted to the Partnership.

(d)     There have been no significant transactions with
        promoters.

<PAGE>                             
                                PART IV

Item 14.     Exhibits, Consolidated Financial Statement and Schedules,
             and Reports on Form 8-K.

(a)  The following documents are filed as part of this report:

     (1) (2)   Consolidated Financial Statements and Schedule
               indicated in Part II, Item 8 "Consolidated
               Financial Statements and Supplementary Data."  (See
               Index to Consolidated Financial Statements and
               Schedule on page F-1 of Form 10-K).

     (3)       Exhibits required by the Securities and Exchange            
               Commission Regulation S-K, Item 601:

     (21)      Subsidiaries of the Registrant.

     (27)      Financial Data Schedule.

     The following exhibits are incorporated by reference from the
Registrant's Registration Statement (File No. 33-28577) on Form
S-11 filed under the Securities Act of 1933:

Exhibit No.             Description
    3.(a)    Restated Limited Partnership Agreement.

    3.(b)    Articles of Incorporation of Brauvin Realty Advisors
             III, Inc.

    3.(c)    By-Laws of Brauvin Realty Advisors III, Inc.

    3.(d)    Amendment to the Certificate of Limited Partnership
             of the Partnership.

    10.(a)   Escrow Agreement.

(b) Form 8-K.  
    None.

(c) An annual report for the fiscal year 1997 will be sent to the
    Limited Partners subsequent to this filing.
              
    The following exhibits are incorporated by reference to the
Registrant's fiscal year ended 1994 Form 10-K (File No. 0-19219):

 Exhibit No.     Description

   (10)(b)(1)    Management Agreement.

   (19)(a)       Amendment to Distribution Reinvestment Plan. 
   (28)          Pages 11-16, 40, 41 and 70 of the Partnership's
                 Prospectus dated October 30, 1989, as
                 supplemented, pages A-8 to A-13 and A-15 to A-18
                 of the Agreement and portions of Supplements #4
                 and #5.

   The following exhibit is incorporated by reference to the
Registrant's definitive proxy statement dated August 23, 1996 (File
No. 0-17557):

   Exhibit No.   Description

   (10)(c)      Merger Agreement.

   The following exhibit is incorporated by reference to the
Registrant's fiscal year ended 1996 Form 10-K (File No. 0-19219):

 Exhibit No.     Description

   (10)(d)       First Amendment and Waiver to the Agreement and
                 Plan of Merger.
<PAGE>                            
                                SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the
Securities Exchange Act of 1934, the Registrant has duly caused
this report to be signed on its behalf by the undersigned thereunto
duly authorized.
                           BRAUVIN INCOME PLUS L.P. III  
                           BY:Brauvin Realty Advisors III, Inc.
                                Corporate General Partner

                         By:   /s/ Jerome J. Brault                
                               Jerome J. Brault 
                               Chairman of the Board of
                               Directors, President and Chief
                               Executive Officer
                        
                        By:    /s/ B. Allen Aynessazian            
                               B. Allen Aynessazian
                               Chief Financial Officer and
                               Treasurer
                                         
                        By:    /s/ James L. Brault                 
                               James L. Brault
                               Vice President and Secretary

                               INDIVIDUAL GENERAL PARTNER
                               
                               /s/ Jerome J. Brault                
                               Jerome J. Brault                
                                    
Dated: March 31, 1998

<PAGE>                   
                        BRAUVIN INCOME PLUS L.P. III
                        (a Delaware limited partnership)

     INDEX TO CONSOLIDATED FINANCIAL STATEMENTS AND SCHEDULE


                                                                    Page

Independent Auditors' Report . . . . . . . . . . . . . . . . . . . . F-2

Consolidated Financial Statements:

 Consolidated Balance Sheets, December 31, 1997 and 1996 . . . . . . F-3

 Consolidated Statements of Operations, for the years 
   ended December 31, 1997, 1996 and 1995. . . . . . . . . . . . . . F-4

 Consolidated Statements of Partners' Capital, for 
   the years ended December 31, 1997, 1996 and 1995. . . . . . . . . F-5

 Consolidated Statements of Cash Flows, for the years 
   ended December 31, 1997, 1996 and 1995. . . . . . . . . . . . . . F-6

 Notes to Consolidated Financial Statements. . . . . . . . . . . . . F-7

Schedule III--Real Estate and Accumulated Depreciation,
 December 31, 1997 . . . . . . . . . . . . . . . . . . . . . . . .  F-28


 All other schedules provided for in Item 14(a)(2) of Form 10-K
are either not required, not applicable or immaterial.


<PAGE>                  
                INDEPENDENT AUDITORS' REPORT

To the Partners 
Brauvin Income Plus L.P. III
Chicago, Illinois

We have audited the accompanying consolidated balance sheets of
Brauvin Income Plus L.P. III (a limited partnership) and subsidiary
as of December 31, 1997 and 1996, and the related consolidated
statements of operations, partners' capital, and cash flows for the
each of the three years in the period ended December 31, 1997.  Our
audits also included the financial statement schedule listed in the
Index to Consolidated Financial Statements and Schedule on page F-1.  
These consolidated financial statements and the financial
statement schedule are the responsibility of the Partnership's
management.  Our responsibility is to express an opinion on these
consolidated financial statements and the financial statement
schedule based on our audits.

We conducted our audits in accordance with generally accepted
auditing standards.  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, such consolidated financial statements present
fairly, in all material respects, the financial position of Brauvin
Income Plus L.P. III and its subsidiary at December 31, 1997 and
1996, and the results of their operations and their cash flows for
each of the three years in the period ended December 31, 1997 in
conformity with generally accepted accounting principles.  Also, in
our opinion, such financial statement schedule, when considered in
relation to the basic consolidated financial statements taken as a
whole, presents fairly in all material respects the information set
forth therein.

/s/ Deloitte & Touche LLP

Chicago, Illinois
February 7, 1998


<PAGE>                   
                        BRAUVIN INCOME PLUS L.P. III
                      (a Delaware limited partnership)

                        CONSOLIDATED BALANCE SHEETS

                                               December 31,    December 31,
                                                  1997            1996     
ASSETS
 Investment in real estate, at cost:
      Land                                       $7,845,528   $ 7,845,528
      Buildings and improvements                 10,463,264    10,463,264
                                                 18,308,792    18,308,792
      Less: Accumulated depreciation             (2,639,582)   (2,254,604)
      Net investment in real estate              15,669,210    16,054,188

      Investment in Joint Ventures (Note 5):
       Brauvin Gwinnett County Venture              149,824       151,818
       Brauvin Bay County Venture                   356,478       367,323
      Cash and cash equivalents                     463,110     1,442,263
      Rent receivable                                 8,174         3,318
      Deferred rent receivable                       53,830        45,201
      Prepaid offering costs                         70,824        70,824
      Other assets                                       --         2,690
        Total Assets                            $16,771,450   $18,137,625

LIABILITIES AND PARTNERS' CAPITAL
      LIABILITIES:
      Accounts payable and accrued expenses     $   119,758    $   41,591
      Rent received in advance                       18,205        62,236
      Tenant security deposits                       52,203       273,958
      Due to affiliate                                1,983            --
        Total Liabilities                           192,149       377,785

      Minority Interest in Brauvin
   Chili's Limited Partnership                         (697)         (569)
                  
      PARTNERS' CAPITAL:
      General Partners                              110,896        78,152
      Limited Partners                           16,469,102    17,682,257
        Total Partners' Capital                  16,579,998    17,760,409

      Total Liabilities and Partners'
       Capital                                  $16,771,450   $18,137,625
                                
  See accompanying notes to consolidated financial statements.
  <PAGE>                   
                   BRAUVIN INCOME PLUS L.P. III
                 (a Delaware limited partnership)

              CONSOLIDATED STATEMENTS OF OPERATIONS
                 For the years ended December 31,

                                        1997        1996        1995   
INCOME:
 Rental                              $2,307,918  $2,282,166   $2,249,447
 Interest                                74,802      44,900       22,397
 Other       1,243                          863       3,379
 Total income                         2,383,963   2,327,929    2,275,223

EXPENSES:
 General and 
  administrative                        190,496     158,191      118,448
 Management fees (Note 3)                23,647      22,990       29,539
 Transaction costs (Note 6)             184,743     297,345           --
 Valuation fees                              --      57,629           --
 Depreciation                           384,978     384,978      383,113
 Total expenses                         783,864     921,133      531,100

Income before minority 
 interests and equity interest
 in joint ventures                    1,600,099   1,406,796    1,744,123

Minority interest share in
 Brauvin Chili's Limited
 Partnership's net income                  (507)       (530)        (569)
 
Equity interest in
 net income from:                              
 Brauvin Bay 
  County Venture                         24,175       1,343           --
 Brauvin Gwinnett
  County Venture                         13,430      13,510       13,293

Net income                           $1,637,197  $1,421,119  $ 1,756,847
Net income allocated to  
 the General Partners                $   32,744  $   28,422  $    35,137
Net income allocated to  
 the Limited Partners                $1,604,453  $1,392,697  $ 1,721,710
Net income per Unit
 outstanding (a)                     $     0.72  $     0.62  $      0.78
(a) Net income per Unit is based on the average Units outstanding
    during the year since they were of varying dollar amounts and
    percentages based upon the dates Limited Partners were
    admitted to the Partnership and additional Units were
    purchased through the distribution reinvestment plan (the
    "Plan").

  See accompanying notes to consolidated financial statements.
  <PAGE>
                      BRAUVIN INCOME PLUS L.P. III
                     (a Delaware limited partnership)

               CONSOLIDATED STATEMENTS OF PARTNERS' CAPITAL 
           For the years ended December 31, 1997, 1996 and 1995

                                     General     Limited  
                                    Partners     Partners*       Total    


Balance, January 1, 1995            $ 79,872   $17,493,547      $17,573,419

Contributions, net                        --       193,705          193,705
Selling commissions and other               
  offering costs                          --       (33,401)         (33,401)
Net income                            35,137     1,721,710        1,756,847
Cash distributions                   (44,237)   (2,060,581)      (2,104,818)

Balance, December 31, 1995            70,772    17,314,980       17,385,752

Contributions, net                        --        32,715           32,715
Selling commissions and other
  offering costs                          --        (8,313)          (8,313)
Net income                            28,422     1,392,697        1,421,119
Cash distributions                   (21,042)   (1,049,822)      (1,070,864) 

Balance, December 31, 1996            78,152    17,682,257       17,760,409

Net income                            32,744     1,604,453        1,637,197
Cash distributions                        --    (2,817,608)      (2,817,608)

Balance, December 31, 1997         $ 110,896   $16,469,102      $16,579,998

* Total Units outstanding at December 31, 1997, 1996 and 1995 were 2,230,375
  2,230,375 and 2,227,103, respectively.  Cash distributions to Limited
  Partners per Unit were approximately $1.26, $0.47 and $0.93 for the years
  ended December 31, 1997, 1996 and 1995, respectively.  Cash distributions
  to Limited Partners per Unit are based on the average Units outstanding
  during the year since they were of varying dollar amounts and percentages
  based upon the dates Limited Partners were admitted to the Partnership and
  additional Units were purchased through the Plan.

       See accompanying notes to consolidated financial statements.
<PAGE>                        
                       BRAUVIN INCOME PLUS L.P. III
                      (a Delaware limited partnership)
                    CONSOLIDATED STATEMENTS OF CASH FLOWS
            For the years ended December 31, 1997, 1996 and 1995
                                                1997        1996         1995
Cash flows from operating activities:
Net income                                   $1,637,197 $1,421,119 $1,756,847
Adjustments to reconcile net income to net
 cash provided by operating activities:
 Depreciation                                   384,978    384,978    383,113
 Minority interest's share of income from
   Brauvin Chili's Limited Partnership              507        530        569
 Equity interest in net income from:
   Brauvin Bay County Venture                   (24,175)    (1,343)        --
   Brauvin Gwinnett County Venture              (13,430)   (13,510)  (13,293)
 (Increase) decrease in rent receivable          (4,856)    (3,318)    13,755
 Increase in deferred rent receivable            (8,629)    (8,629)   (8,629)
 Decrease (increase) in due from affiliates          --      7,301    (4,949)
 Decrease (increase) in other assets              2,690       (631)   (2,059)
 Increase in accounts payable and
   accrued expenses                              78,167      3,996     12,815
 Decrease in rent received 
   in advance                                   (44,031)   (21,564)  (61,144)
 Increase (decrease) in due to affiliates         1,983         --   (10,421)
 Decrease in tenant security deposits          (221,755)        --         --
 Net cash provided by operating 
  activities                                  1,788,646  1,768,929  2,066,604

Cash flows from investing activities:
 Investment in Brauvin Bay County Venture            --   (365,980)        --
 Distributions from:
   Brauvin Bay County Venture                    35,020         --         --
   Brauvin Gwinnett County Venture               15,424     15,360     16,639
 Net cash provided by (used in)
  investing activities                           50,444   (350,620)    16,639

Cash flows from financing activities:
 Sale of Units, net of liquidations and
   selling commissions                               --     25,848    166,112
 Cash distributions to Limited Partners      (2,817,608)(1,049,822)(2,060,581)
 Cash distributions to General Partners              --    (21,042)  (44,237)
 Cash distribution to minority interest -
   Brauvin Chili's Limited Partnership             (635)      (585)     (701)

 Net cash used in financing activities       (2,818,243)(1,045,601)(1,939,407)
Net (decrease) increase in cash and 
 cash equivalents                              (979,153)   372,708    143,836
Cash and cash equivalents at beginning 
 of year                                      1,442,263  1,069,555    925,719
Cash and cash equivalents at end of year     $  463,110 $1,442,263 $1,069,555
 
        See accompanying notes to consolidated financial statements.
<PAGE>
                   BRAUVIN INCOME PLUS L.P. III
                 (a Delaware limited partnership)

            NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
       For the years ended December 31, 1997, 1996 and 1995

(1)  ORGANIZATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
     ORGANIZATION

  BRAUVIN INCOME PLUS L.P. III (the "Partnership") is a Delaware
limited partnership organized for the purpose of acquiring
debt-free ownership of existing, free-standing, income-producing
retail, office or industrial real estate properties predominantly
subject to "triple-net" leases.  The General Partners of the
Partnership are Brauvin Realty Advisors III, Inc. and Jerome J.
Brault.  Brauvin Realty Advisors III, Inc. is owned by Messrs.
Brault (beneficially) (50%) and Cezar M. Froelich (50%).  Mr.
Froelich resigned as a director of Brauvin Realty Advisors III,
Inc. in December 1994 and as an Individual General Partner
effective as of September 17, 1996.  Brauvin Securities, Inc., an
affiliate of the General Partners, was the selling agent for the
Partnership.  The Partnership is managed by an affiliate of the
General Partners.

  The Partnership was formed on July 31, 1989 and filed a
Registration Statement on Form S-11 with the Securities and
Exchange Commission which was declared effective on October 30,
1989.  The sale of the minimum of $1,200,000 of limited partnership
interests of the Partnership (the "Units") necessary for the
Partnership to commence operations was achieved on January 15, 
1990.  The Partnership's offering was originally expected to close
on October 29, 1990 but the Partnership, with the receipt of the
necessary regulatory approval, extended the offering until it
closed on October 29, 1991.  Through December 31, 1997, 1996, and
1995, the Partnership has sold $22,766,719, $22,766,719 and
$22,693,694 of Units, respectively.  These totals include
$1,459,119, $1,459,119 and $1,386,094 of Units, respectively,
raised by Limited Partners who utilized their distributions of
Operating Cash Flow to purchase additional Units through the
distribution reinvestment plan (the "Plan").  Units valued at
$462,972, $462,972 and $422,662 have been repurchased by the
Partnership from Limited Partners liquidating their investment in
the Partnership and have been retired as of December 31, 1997, 1996
and 1995, respectively.  As of December 31, 1997, the Plan
participants have acquired Units under the Plan which approximate
6% of the total Units outstanding.

  The Partnership has acquired the land and buildings underlying
five Ponderosa restaurants, two Chi-Chi's restaurants, one
International House of Pancakes restaurant, one Applebee's
restaurant, two Sports Unlimited stores, and three Steak n Shake
restaurants.  The Partnership also acquired 99.5%, 6.4% and 34.0%
equity interests in three joint ventures with entities affiliated
with the Partnership.  These ventures own the land underlying a
Chili's restaurant, a CompUSA store and a Blockbuster Video store,
respectively.

     SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

     Management's Use of Estimates

  The preparation of financial statements in conformity with
generally accepted accounting principles requires management to
make estimates and assumptions that affect the reported amounts of
assets and liabilities and disclosure of contingent assets and
liabilities at the date of the financial statements and the
reported amounts of revenues and expenses during the reporting
period.  Actual results could differ from those estimates.

     Accounting Method

  The accompanying financial statements have been prepared using
the accrual method of accounting.
 
     Rental Income

  Rental income is recognized on a straight-line basis over the
life of the related leases.  Differences between rental income
earned and amounts due per the respective lease agreements are
credited or charged as applicable to deferred rent receivable.

     Federal Income Taxes

  Under the provisions of the Internal Revenue Code, the
Partnership's income and losses are reportable by the partners on
their respective income tax returns.  Accordingly, no provision is
made for Federal income taxes in the consolidated financial
statements.  However, in certain instances, the Partnership has
been required under applicable state law to remit directly to the
tax authorities amounts representing withholding from distributions
paid to partners.

     Consolidation of Joint Venture

  The Partnership owns a 99.5% equity interest in one joint
venture, Brauvin Chili's Limited Partnership, which owns one
Chili's restaurant.  The accompanying financial statements have
consolidated 100% of the assets, liabilities, operations and
partners' capital of Brauvin Chili's Limited Partnership.  All
significant intercompany accounts have been eliminated.

     Investment in Joint Venture

  The Partnership owns a 6.4% and a 34.0% equity interest in two
joint ventures, Brauvin Gwinnett County Venture, which owns one
CompUSA store, and Brauvin Bay County Venture, which owns one
Blockbuster Video store, respectively.  The accompanying financial
statements include the investments in Brauvin Gwinnett County
Venture and Brauvin Bay County Venture using the equity method of
accounting.

     Investment in Real Estate

  The operating properties acquired by the Partnership are stated
at cost including acquisition costs.  The Partnership's rental
properties are stated at cost including acquisition costs. 
Depreciation is recorded on a straight-line basis over the
estimated economic lives of the properties which approximate 35
years.

  In 1995, the Partnership adopted Statement of Financial
Accounting Standards No. 121, "Accounting for the Impairment of
Long-Lived Assets and Long-Lived Assets to be Disposed Of" (SFAS
121).  The Partnership has performed an analysis of its long-lived
assets, and the Partnership's management determined that there were
no events or changes in circumstances that indicated that the
carrying amount of the assets may not be recoverable at December
31, 1997, 1996 and 1995.  Accordingly, no impairment loss has been
recorded in the accompanying financial statements for the years
ended December 31, 1997, 1996 and 1995.
     
     Offering Costs

  Offering costs represent costs incurred in selling Units, such
as the printing of the Prospectus and marketing materials. 
Offering costs have been recorded as a reduction of Limited
Partners' Capital.  Prepaid offering costs represent amounts in
excess of the defined percentages of the gross proceeds.  Prior to
the commencement of the Partnership's proxy solicitation (see Note
6), gross proceeds were expected to increase due to the purchase of
additional Units through the Plan and the prepaid offering costs
would be transferred to offering costs and treated as a reduction
in Partners' Capital.
  
    Cash and Cash Equivalents

  Cash equivalents include all highly liquid debt instruments with
an original maturity within three months of purchase.

     Estimated Fair Value of Financial Instruments

  Disclosure of the estimated fair value of financial instruments
is made in accordance with the requirements of Statement of
Financial Accounting Standards No. 107, "Disclosures About Fair
Value of Financial Instruments."  The estimated fair value amounts
have been determined by using available market information and
appropriate valuation methodologies.  However, considerable
judgement is necessarily required in interpreting market data to
develop estimates of fair value.

  The fair value estimates presented herein are based on
information available to management as of December 31, 1997 and
1996, but may not necessarily be indicative of the amounts that the
Partnership could realize in a current market exchange.  The use of
different assumptions and/or estimation methodologies may have a
material effect on the estimated fair value amounts. 

  The carrying amounts of the following items are a reasonable
estimate of fair value: cash and cash equivalents; rent receivable; 
accounts payable and accrued expenses; rent received in advance;
and due to affiliate.
  
(2)  PARTNERSHIP AGREEMENT

     Distributions

  All Operating Cash Flow, as defined in the Partnership
Agreement (the "Agreement") shall be distributed: (a) first, to the
Limited Partners until the Limited Partners receive an amount equal
to a 9-1/4% non-cumulative,  non-compounded, annual return on
Adjusted Investment, as such term is defined in the Agreement,
commencing on the last day of the calendar quarter in which the
Unit was purchased (the "Current Preferred Return"); and (b)
thereafter, any remaining amounts will be distributed 98% to the
Limited Partners (on a pro rata basis) and 2% to the General
Partners.

  The net proceeds of a sale or refinancing of a Partnership
property shall be distributed as follows:

*    first, pro rata to the Limited Partners until each Limited
     Partner has received an amount equal to a 10.5% cumulative,
     non-compounded, annual return of Adjusted Investment (the
     "Cumulative Preferred Return");

*    second, to the Limited Partners until each Limited Partner
     has been paid an amount equal to his Adjusted Investment, as
     defined in the Agreement, apportioned pro rata among the
     Limited Partners based on the amount of the Adjusted
     Investment; and

*    thereafter, 95% to the Limited Partners (apportioned pro rata
     based on Units) and 5% to the General Partners.
  
  Profits and Losses

  Net profits and losses from operations of the Partnership
[computed without regard to any allowance for depreciation or cost
recovery deductions under the Internal Revenue Code of 1986, as
amended (the "Code")] for each taxable year of the Partnership
shall be allocated to each Partner in the same ratio as the cash
distributions received by such Partner attributable to that period
bears to the total cash distributed by the Partnership.  In the
event that there are no cash distributions, net profits and losses
from operations of the Partnership (computed without regard to any
allowance for depreciation or cost recovery deductions under the
Code) shall be allocated 99% to the Limited Partners and 1% to the
General Partners.  Notwithstanding the foregoing, all depreciation
and cost recovery deductions allowed under the Code shall be
allocated 2% to the General Partners and 98% to the Taxable Class
Limited Partners, as defined in the Agreement.

  The net profit of the Partnership from any sale or other
disposition of a Partnership property shall be allocated (with
ordinary income being allocated first) as follows:  (a) first, an
amount equal to the aggregate deficit balances of the Partners'
Capital Accounts, as such term is defined in the Agreement, shall
be allocated to each Partner who or which has a deficit Capital
Account balance in the same ratio as the deficit balance of such
Partner's Capital Account bears to the aggregate of the deficit
balances of all Partners' Capital Accounts; (b) second, to the
Limited Partners until the Capital Account balances of the Limited
Partners are equal to any unpaid Cumulative Preferred Return, as of
such date; (c) third, to the Limited Partners until the Capital
Account balances of the Limited Partners are equal to the sum of
the amount of their Adjusted Investment plus any unpaid Cumulative
Preferred Return; (d) fourth, to the General Partners until their
Capital Account balances are equal to any previously subordinated
fees; and (e) thereafter, 95% to the Limited Partners and 5% to the
General Partners. The net loss of the Partnership from any sale or
other disposition of a Partnership property shall be allocated as
follows:  (a) first, an amount equal to the aggregate positive
balances in the Partners' Capital Accounts, to each Partner in the
same ratio as the positive balance in such Partner's Capital
Account bears to the aggregate of all Partners' positive Capital
Accounts balances; and (b) thereafter, 95% to the Limited Partners
and 5% to the General Partners.

  (3)  TRANSACTIONS WITH RELATED PARTIES

  The Partnership pays an affiliate of the General Partners an
annual property management fee equal to up to 1% of gross revenues
derived from Partnership properties managed by such affiliate.  The
property management fee is subordinated to receipt by the Limited
Partners of distributions of Operating Cash Flow in an amount equal
to the Current Preferred Return.

  An affiliate of one of the General Partners provided securities
and real estate counsel to the Partnership.

  The Partnership pays affiliates of the General Partners selling
commissions of 7-1/2% of the capital contributions received for
Units sold by the affiliates.

  The Partnership pays an affiliate of the General Partners an
acquisition fee in the amount of up to 5% of the gross proceeds of
the Partnership's offering for the services rendered in connection
with the process pertaining to the acquisition of a property. 
Acquisition fees related to the properties not ultimately purchased
by the Partnership are expensed as incurred.
  
  Fees, commissions and other expenses paid or payable to the
General Partners or its affiliates for the years ended December 31,
1997, 1996 and 1995 were as follows:

                                      1997      1996       1995  
Selling commissions               $     --    $ 6,867   $ 27,592
Management fees                     23,647     22,990     29,539
Reimbursable operating expenses    126,736     98,457     64,679
Legal fees                             197      4,244      5,022
Acquisition Fees                        --     21,278         --
Transaction costs                       --      8,844         --

  As of December 31, 1997, the Partnership has made all payments
to affiliates except for $1,983 related to management fees.

(4)  LEASES

  The Partnership's rental income is principally obtained from
tenants through rental payments provided under triple-net
noncancelable operating leases.  The leases provide for a base
minimum annual rent and increases in rent such as through
participation in gross sales above a stated level. The following is
a schedule of noncancelable future minimum rental payments due to
the Partnership under operating leases of Partnership properties as 
of December 31, 1997:

  Year Ending December 31:
                 1998                 $ 2,183,949
                 1999                   2,191,449
                 2000                   2,193,949
                 2001                   2,193,949
                 2002                   2,193,949
                 Thereafter            12,594,768
                                      $23,552,013

  Additional rent based on percentages of tenant sales increases
was $155,658, $158,196 and $142,179 in 1997, 1996 and 1995,
respectively.

  Approximately 30% of the Partnership's rental income is from
properties operated as Ponderosa restaurants.  The Partnership is
subject to some risk of loss should adverse events affect those
Ponderosa restaurants and, in turn, adversely affect the lessees'
ability to pay rent to the Partnership.

(5)    INVESTMENT IN JOINT VENTURES

  The Partnership owns equity interests in the Brauvin Gwinnett
County Venture and the Brauvin Bay County Venture and reports its
investments on the equity method.  The following are condensed
financial statements for the Brauvin Gwinnett County Venture and
the Bay County Venture:

<PAGE>                       
                BRAUVIN GWINNETT COUNTY VENTURE

                              December 31, 1997  December 31, 1996

Land and buildings, net            $2,285,006            $2,330,758
Other assets                           75,185                59,531
                                   $2,360,191            $2,390,289

Liabilities                        $   24,884            $   23,820
Partners' capital                   2,335,307             2,366,469
                                   $2,360,191            $2,390,289
                                                                

                           Year Ended    Year Ended     Year Ended
                         December 31,   December 31,  December 31,
                               1997        1996           1995    

Rental income               $274,277     $264,475        $264,248

Expenses:
 Depreciation                 45,752       45,752          45,752
 Management fees               2,830        2,520           2,497
 Operating and          
 Administrative               15,858        5,109           8,292
                              64,440       53,381          56,541             
Net income                  $209,837     $211,094        $207,707
                                
<PAGE>                   
                        BRAUVIN BAY COUNTY VENTURE

                           December 31, 1997              December 31, 1996
                           

Land and buildings, net        $1,051,588                    $1,069,277
Other assets                       11,989                        13,531
                               $1,063,577                    $1,082,808

Liabilities                    $   13,820                    $    1,155
Partners' capital               1,049,757                     1,081,653
                               $1,063,577                    $1,082,808


                                                            Period from
                                                       October 31, 1996
                                   Year Ended           (inception) to
                                  December 31,           December 31, 
                                       1997                  1996       

Rental and other income               $109,985           $18,502

Expenses:                                                  
 Depreciation                           17,689             2,898
 Management fees                         1,178               191
 Operating and administrative           20,014            11,463
                                        38,881            14,552

Net Income                            $ 71,104           $ 3,950

(6) MERGER AND LITIGATION
                
    Merger

    Pursuant to the terms of the an agreement and plan of merger
dated as of June 14, 1996, as amended March 24, 1997, June 30, 1997
September 30, 1997 and December 31, 1997 (the "Merger Agreement")
the Partnership proposes to merge with and into the Brauvin Real
Estate Funds L.L.C., a Delaware limited liability company
affiliated with certain of the General Partners (the "Purchaser")
through a merger (the "Merger") of its Units.  In connection with
the Merger, the Limited Partners will receive approximately $8.85
per Unit in cash.  Promptly upon consummation of the Merger, the
Partnership will cease to exist and the Purchaser, as the surviving
entity, will succeed to all of the assets and liabilities of the
Partnership.  The Limited Partners holding a majority of the Units
approved the Merger on November 8, 1996.  By approving the Merger,
the Limited Partners also approved an amendment of the Agreement
allowing the Partnership to sell or lease property to affiliates
(this amendment, together with the Merger shall be referred to
herein as the "Transaction").

  The redemption price to be paid to the Limited Partners in
connection with the Merger is based on the fair market value of the
properties of the Partnership (the "Assets").  Cushman & Wakefield
Valuation Advisory Services ("Cushman & Wakefield"), an independent
appraiser, the largest real estate valuation and consulting
organization in the United States, was engaged by the Partnership
to prepare an appraisal of the Assets, to satisfy the Partnership's
requirements under the Employee Retirement Income Security Act of
1974, as amended.  Cushman & Wakefield determined the fair market
value of the Assets to be $19,129,150, or $8.58 per Unit, on April
1, 1996.  Subsequently, the Partnership purchased a 34% interest in
Brauvin Bay County Venture.  Based on the terms of the Merger
Agreement, the fair market value of the Assets will be increased by
the amount of the investment in Brauvin Bay County Venture, and
correspondingly, the Partnership's cash holdings were reduced by
the same amount and therefore the total redemption amount remains
unchanged.  The redemption price of $8.85 per Unit also includes
all remaining cash of the Partnership, less net earnings of the
Partnership from and after August 1, 1996 through December 31,
1996, less the Partnership's actual costs incurred and accrued
through the effective time of the filing of the certificate of
merger, including reasonable reserves in connection with:  (i) the
proxy solicitation; (ii) the Transaction (as detailed in the Merger
Agreement); and (iii) the winding up of the Partnership, including
preparation of the final audit, tax return and K-1s (collectively,
the "Transaction Costs") and less all other Partnership
obligations.  Of the original cash redemption amount approximately
$0.27 has been distributed to Limited Partners in the December 31,
1997 distribution.

  The General Partners will not receive any payment in exchange
for the redemption of their general partnership interests nor will
they receive any fees from the Partnership in connection with the
Transaction.  The Managing General Partner and his son, James L.
Brault, an executive officer of the Corporate General Partner, will
have a minority ownership interest in the Purchaser. 

   The Merger has not been completed primarily due to certain
litigation, as described below, that is still pending.  The 
General Partners believe that these lawsuits are without merit and,
therefore, continue to vigorously defend against them. 

  Following receipt of Limited Partner approval, the Purchaser
commenced the finalization of Purchaser's financing and its due
diligence review of the Assets and the assets of the Affiliated
Partnerships (as defined below).  The due diligence process has
revealed certain concerns relating to potential environmental
problems at one of the Affiliated Partnerships. The due diligence
review has also raised questions regarding the interpretation of
certain terms in the leases governing some of the Partnership's and
the Affiliated Partnerships' properties.  A very significant tenant
is interpreting certain purchase options contained in its leases in
a way that would cause the value of the properties leased by such
tenant to be significantly below the Cushman & Wakefield appraised
value.  Members of management of the Partnership and the Affiliated
Partnerships have been working with the Purchaser to assess these
risks and to resolve them in a way that will allow the Merger and
the related transactions to be consummated without any changes to
the terms or the Merger price.  

  In accordance with the terms of the Merger Agreement, the
General Partners suspended all distributions to Limited Partners;
however, as a result of the unforeseen delays brought about by the
litigation and the due diligence issues highlighted above, the
General Partners felt it was appropriate that an earnings
distribution be made to the Limited Partners.  Although the terms
of the Merger Agreement entered into by the Partnership and the
Purchaser provide that the Assets being acquired by the Purchaser
in connection with the Merger include all earnings of the
Partnership from and after August 1, 1996, the Purchaser has agreed
to allow the Partnership to make distributions to the Limited
Partners of net earnings for the period from and after January 1,
1997 until the Merger is consummated.  In exchange, the Partnership
has agreed to extend the termination date of the Merger Agreement
to March 31, 1998.  It is anticipated that the Merger Agreement
will be extended past March 31, 1998 in the hope that the pending
litigation will be resolved.

  A distribution of the Partnership's net earnings for the
periods January 1, 1997 to March 31, 1997 and April 1, 1997 to June
30, 1997, July 1, 1997 to September 30, 1997 and October 1, 1997 to
December 31, 1997 were made to the Limited Partners on March 31,
1997, July 15, 1997, October 22, 1997 and December 31, 1997,
respectively in the amounts of approximately $534,400, $533,000,
$470,600 and $1,263,500, respectively.  In addition, distributions
of approximately $16,100 were paid to various states for income
taxes on behalf of all Limited Partners in 1997.  Net earnings
accruing after December 31, 1997 through the closing date will be
included with the final cash distribution to the Limited Partners
from the Merger. 

  In September 1997, one of the Partnership's properties
located in Elmhurst, Illinois sustained extensive fire damage.  The
Partnership is currently negotiating with the insurance company and
the tenant on the disposition of the insurance proceeds and the
lease.  The tenant continues to fulfill its rental obligations. 
The Partnership has received inquires from potential purchasers
regarding this damaged property and is currently studying all its
alternatives.

  Litigation

  Two legal actions, as hereinafter described, are pending
against the General Partners and affiliates of such General
Partners, as well as against the Partnership on a nominal basis in
connection with the Merger.  One additional legal action, which was
dismissed on January 28, 1998, had also been brought against the
General Partners and affiliates of such General Partners, as well
as against the Partnership on a nominal basis in connection with
the Merger.  With respect to the pending actions the Partnership
and the General Partners and their named affiliates deny all
allegations set forth in the complaints and are vigorously
defending against such claims.

  A. The Dismissed Florida Lawsuit

  On September 17, 1996, a lawsuit was filed in the Circuit Court
of the Seventeenth Judicial Circuit in and for Broward County,
Florida, styled Rebecca Scialpi and Helen Friedlander v. Jerome J.
Brault, Brauvin Realty Advisors, Inc., Brauvin Realty Advisors II, 
Inc., Brauvin Realty Advisors III, Inc., and Brauvin Realty
Advisors IV, Inc., James L. Brault, and Brauvin Real Estate Funds,
L.L.C. and Brauvin High Yield Fund L.P., Brauvin High Yield Fund
L.P. II, Brauvin Income Plus L.P. III, and Brauvin Corporate Lease
Program IV, L.P., Docket No. 96012807.  The Partnership and the
other affiliated partnerships named in this lawsuit (the
"Affiliated Partnerships") that are proposed to be a party to a
merger or sale with the Purchaser, were each named as a "Nominal
Defendant" in this lawsuit.  The named plaintiffs were not Limited
Partners in the Partnership.  Rather, the named plaintiffs are
limited partners in Brauvin High Yield Fund L.P. II, one of the
Affiliated Partnerships.  Jerome J. Brault, the Managing General
Partner of the Partnership, and Brauvin Realty Advisors III, Inc.,
the Corporate General Partner of the Partnership, as well as
certain corporate general partners of the Affiliated Partnerships,
were named as defendants in this lawsuit.  James L. Brault, an
officer of the Corporate General Partner and the son of Jerome J.
Brault, was also named as a defendant.  This lawsuit was dismissed
for want of prosecution on January 28, 1998.

  B. The Illinois Christman Lawsuit

  On September 18, 1996, a class action lawsuit was filed in the
United States District Court for the Northern District of Illinois,
styled M. Barbara Christman, Joseph Forte, Janet M. Toolson, John
Archbold, and Ben O. Carroll v. Brauvin Realty Advisors, Inc.,
Brauvin Realty Advisors II, Inc., Brauvin Realty Advisors III,
Inc., Brauvin Realty Advisors IV, Inc., Jerome J. Brault, Brauvin
Real Estate Funds, L.L.C. and Brauvin High Yield Fund L.P., Brauvin
High Yield Fund L.P. II, Brauvin Income Plus L.P. III, and Brauvin
Corporate Lease Program IV L.P., Docket No. 96C6025.  The
Partnership and the Affiliated Partnerships are each named as a
"Nominal Defendant" in the lawsuit.  Jerome J. Brault and the
Corporate General Partner of the Partnership, as well as the
corporate general partners of the Affiliated Partnerships, are
named as defendants.

  The plaintiffs filed an amended complaint on October 8, 1996,
which alleges claims for breach of fiduciary duties, breaches of
the Agreement, and violation of the Illinois Deceptive Trade
Practices Act. The amended complaint seeks injunctive relief,
as well as compensatory and punitive damages, relating to the 
Transaction.

  On October 2, 1996, the District Court certified plaintiffs'
proposed class as all of the limited partners of the Partnership
and of the Affiliated Partnerships, and appointed plaintiffs'
counsel, The Mills Law Firm, as counsel for the class.  On October
2, 1996, the District Court also conducted a hearing on plaintiffs'
motion to preliminarily enjoin the special meetings of the limited
partners and the Transaction.  The District Court denied
plaintiffs' motion for a preliminary injunction at the conclusion
of the October 2, 1996 hearing.

  On September 27, 1996, counsel for plaintiffs, The Mills Law
Firm, mailed a solicitation to all of the Limited Partners,
requesting that they revoke their previously-mailed proxies in
favor of the Merger.  On October 11, 1996, the General Partners
filed a counterclaim against plaintiffs and their counsel, The
Mills Law Firm, alleging that plaintiffs and The Mills Law Firm
violated the federal securities laws and proxy rules by sending
their September 27, 1996 letter to the Limited Partners.  The
plaintiffs and The Mills Law Firm have moved to dismiss this
counterclaim.  The District Court has taken this motion under
advisement and has yet to issue a ruling.

  On October 10 and 11, 1996, the District Court conducted an
evidentiary hearing on the motion of the General Partners to
invalidate revocations of proxies procured as a result of The Mills
Law Firm's September 27, 1996 letter.  In that evidentiary hearing,
The Mills Law Firm admitted that it violated the proxy rules by
sending its September 27, 1996 letter to the Limited Partners
without filing such letter with the Commission (as defined below)
in violation of the Commission's requirements.  At the conclusion
of the hearing on October 10 and 11, the District Court found that
the General Partners have a likelihood of succeeding on the merits
with respect to their claim that the September 27, 1996 letter sent
to the Limited Partners by plaintiffs and The Mills Law Firm is
false or misleading in several significant respects.

  Notwithstanding this finding, the District Court did not
invalidate the revocations of proxies resulting from The Mills Law
Firm's September 27, 1996 letter because it did not believe it
possessed the authority to do so under present law.  This ruling 
was appealed to the Seventh Circuit Court of Appeals.  The Seventh
Circuit Court of Appeals subsequently dismissed this appeal on the
grounds that the appeal was rendered moot by the Limited Partners'
approval November 8, 1996 of the Merger.
        
  On October 16, 1996 and on November 6, 1996, the parties filed
cross-motions for partial summary judgement addressing the
allegation in plaintiffs' amended complaint that the Agreement does
not allow the Limited Partners to vote in favor of or against the
Transaction by proxy.  These cross-motions for partial summary
judgement were taken under advisement by the District Court, and
the District Court has yet to issue a ruling.

  On April 2, 1997, the Court granted plaintiffs' leave to again
amend their complaint.  In their second amended complaint,
plaintiffs have named the Partnership as a "Nominal Defendant." 
Plaintiffs have also added a new claim, alleging that the General
Partners violated certain of the rules of the  Securities and
Exchange Commission (the "Commission") by making false and
misleading statements in the Proxy.  Plaintiffs also allege that
the General Partners breached their fiduciary duties, breached
various provisions of the Agreement, violated the Illinois
Deceptive Trade Practice Act, and violated section 17-305 of the
Delaware Revised Uniform Limited Partnership Act.  The General
Partners deny those allegations and will continue to vigorously
defend against these claims.

  On April 2, 1997, plaintiffs again requested that the District
Court enjoin the closing of the Transaction.  After conducting a
lengthy hearing on May 1, 1997, the District Court denied
plaintiffs' motion to preliminarily enjoin the closing of the
Transaction with the Purchaser.  Plaintiffs filed a notice of
appeal to the Seventh Circuit Court of Appeals from the District
Court's May 1, 1997 order denying plaintiffs' motion to
preliminarily enjoin the closing of the Transaction. This appeal
was dismissed by the Seventh Circuit Court of Appeals on January
23, 1998, based on the appellate court's finding that the District
Courts order of January 16, 1998 rendered the appeal moot.

  On January 16, 1998, by agreement of the Partnership and the
General Partners and pursuant to a motion of the General Partners,
the District Court entered an order preventing the Partnership and
the General Partners from completing the Merger, or otherwise
disposing of all or substantially all of the Partnership's assets,
until further order of the Court.

  On January 28, 1998, the District Court entered an Order of
Reference to Special Master, designating a Special Master and
vesting the Special Master with authority to resolve certain
aspects of the lawsuit subject to the District Court's review and
confirmation.

  C. The Scialpi Illinois Lawsuit

  On June 20, 1997, another lawsuit was filed in the United States
District Court for the Northern District of Illinois, styled
Benjamin Siegel, Rebecca Scialpi, Helen Friedlander, and BHS &
Associates, Inc. v. Jerome J. Brault, Brauvin Realty Advisors,
Inc., Brauvin Realty Advisors II, Inc., Brauvin Realty Advisors
III, Inc., Brauvin Realty Advisors IV, Inc., James L. Brault,
Brauvin Real Estate Funds LLC, Brauvin High Yield Fund L.P.,
Brauvin High Yield Fund II L.P., Brauvin Income Plus L.P. III, and
Brauvin Corporate Lease Program IV, L.P. docket number 97 C 4450. 
The Partnership and the Affiliated Partnerships are each named as
"Nominal Defendant" in the lawsuit. Jerome J. Brault and the
Corporate General Partner of the Partnership, as well as the
corporate general partners of the Affiliated Partnerships, have
been named as defendants in this lawsuit.  James L. Brault, an
officer of the Corporate General Partner and the son of Jerome J.
Brault, is also named as a defendant. 

  Notably, the complaint was filed by two of the same parties,
Scialpi and Friedlander, who were plaintiffs in the Florida
lawsuit, which is described above.  As also described above,
Scialpi and Friedlander are not limited partners in the
Partnership, but are limited partners in one of the Affiliated
Partnerships, Brauvin High Yield Fund L.P. II. On August 15, 1997,
the plaintiffs filed an amended complaint dropping Benjamin Siegel
as a plaintiff.  The plaintiffs are also represented by the same
lawyers that represented them in the Florida lawsuit.
 
  The complaint alleges a putative class action consisting of
claims that certain Commission rules were violated by making false
and misleading statements in the Proxy, the defendants breached
their fiduciary duties and breached the Agreement.  The complaint
was consolidated with the Christman lawsuit, which is described
above, pursuant to General Rule 2.31 of the United States District
Court of the Northern District of Illinois.  The General Partners
deny these allegations and intend to vigorously defend these
claims.  There have been no material developments with respect to
this lawsuit since it was filed on June 20, 1997.

<PAGE>
<TABLE>
                                                           SCHEDULE III
                                                     BRAUVIN INCOME PLUS L.P. III
                                                   (a Delaware limited partnership)

                                               REAL ESTATE AND ACCUMULATED DEPRECIATION
                                                           DECEMBER 31, 1997
<CAPTION>                                                                          Gross Amount at Which Carried
                                  Initial Cost                                       at  Close of Period     
                                         Buildings,                         Buildings,
                                         Personal        Cost of            Personal
                                         Property and  Subsequent          Property and            Accumulated      Date
   Description   Encumbrances(c) Land   Improvements  Improvements  Land   Improvements   Total   Depreciation(b) Acquired
<S>                    <C>  <C>        <C>                <C> <C>          <C>          <C>           <C>         <C>
Ponderosas              $0   $2,500,751 $ 3,052,809       $0   $2,500,751  $ 3,052,809 $ 5,553,560 $1,070,407   11/90-6/90
Chi Chi's Restaurant     0      865,252   1,530,299        0      865,252    1,530,299   2,395,551    368,445    3/91
IHOP                     0      297,951     394,958        0      297,951      394,958     692,909     75,642    4/91
Applebee's & Expansion   0      442,625     786,889   83,631      442,625      870,520   1,313,145    213,003  6/91 & 4/92
Sports Unlimited         0    2,194,992   2,395,773        0    2,194,992    2,395,773   4,590,765    546,354    9/91
Chili's Restaurant       0      247,257     788,593        0      247,257      788,593   1,035,850    132,384    2/92
Steak N'Shake            0    1,296,700   1,430,312        0    1,296,700    1,430,312   2,727,012    233,347    3/92

                        $0   $7,845,528 $10,379,633  $83,631   $7,845,528  $10,463,264 $18,308,792 $2,639,582               
<FN>
<F1>
NOTES:
   (a)  The cost of this real estate is $18,308,792  for tax purposes (unaudited).  The buildings are depreciated
        over approximately 35 years using the straight line method.  The properties were constructed between
        1969 and 1986.
   (b)  The following schedule summarizes the changes in the Partnership's real estate and accumulated
        depreciation balances:
</FN>
<CAPTION>

         Real estate                                               1997           1996            1995   
<S>                                                                 <C>            <C>             <C>
          Balance at beginning of year                         $18,308,792    $18,308,792     $18,308,792
          Additions-land, buildings and improvements                    --             --              --
          Balance at end of year                               $18,308,792    $18,308,792     $18,308,792
        
         Accumulated depreciation                                  1997           1996            1995   
          Balance at beginning of year                         $ 2,254,604    $ 1,869,626     $ 1,406,513
          Provision for depreciation                               384,978        384,978         383,113
          Balance at end of year                              $  2,639,582   $  2,254,604    $  1,869,626
<FN>
<F2>
   (c)  Encumbrances - Brauvin Income Plus L.P. III did not borrow cash in order to purchase its properties.
        100% of the land and  buildings were paid for with funds contributed by the Interest Holders.
</FN>
</TABLE>
<PAGE>
                                    EXHIBIT

                                        TO

                           BRAUVIN INCOME PLUS L.P. III
                             FORM 10-K ANNUAL REPORT
                               FOR THE PERIOD ENDED
                                DECEMBER 31, 1997


<PAGE>                                  
                                EXHIBIT INDEX

                           BRAUVIN INCOME PLUS L.P. III

                                    FORM 10-K

                   For the fiscal year ended December 31, 1997


Exhibit (21)               Subsidiaries of the Registrant

Exhibit (27)               Financial Data Schedule

<PAGE>
                                (Exhibit 21)



Name of Subsidiary                      State of Formation

Brauvin Chili's Limited Partnership          Delaware

Brauvin Gwinnett County Venture              Illinois

Brauvin Bay County Venture                   Illinois


<PAGE>