<PAGE>

                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                                   FORM 10-QSB

(Mark One)

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

                  For the quarterly period ended March 31, 1999
                                                 --------------

                                       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 0-10272
                                                -------

            Winthrop Residential Associates I, A Limited Partnership
            --------------------------------------------------------
       (Exact name of small business issuer as specified in its charter)

            Maryland                                    04-2720493
-------------------------------------     -------------------------------------
 (State or other jurisdiction of          (I.R.S. Employer Identification No.)
    incorporation or organization)

   Five Cambridge Center, Cambridge, MA                 02142-1493
-------------------------------------------     ---------------------------
  (Address of principal executive office)               (Zip Code)

Registrant's telephone number, including area code     (617) 234-3000
                                                  -------------------------


Indicate by check mark whether 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_____


                                     1 of 12


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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                           FORM 10-QSB MARCH 31, 1999

                         PART 1 - FINANCIAL INFORMATION



Item 1. Financial Statements.

Balance Sheets (Unaudited)

(In Thousands, Except Unit Data)

<TABLE>
<CAPTION>
                                                                 March 31,              December 31,
                                                                   1999                     1998
                                                           ---------------------    ---------------------

<S>                                                         <C>                     <C>                 
Assets

Cash and cash equivalents                                  $                430     $                455
Note receivable and accrued interest                                        110                      107
Investment in Local Limited Partnership                                     320                      329
                                                           ---------------------    ---------------------

      Total Assets                                         $                860     $                891
                                                           =====================    =====================

Liabilities and Partners' Capital

Liabilities:

Accrued expenses                                           $                  8     $                  9
Loan payable and accrued interest - affiliate                               334                      328
                                                           ---------------------    ---------------------

      Total Liabilities                                                     342                      337
                                                           ---------------------    ---------------------

Partners' Capital:

Limited Partners -
      Units of Limited Partnership Interest, $1,000 
      stated value per unit; 25,676 units authorized;
      25,595 units issued and outstanding                                 1,611                    1,645
General Partners deficit                                                 (1,093)                  (1,091)
                                                           ---------------------    ---------------------

      Total Partners' Capital                                               518                      554
                                                           ---------------------    ---------------------

      Total Liabilities and Partners' Capital              $                860     $                891
                                                           =====================    =====================
</TABLE>



                       See notes to financial statements.

                                     2 of 12


<PAGE>


            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                           FORM 10-QSB MARCH 31, 1999


Statements of Income (Unaudited)


(In Thousands, Except Unit Data)

<TABLE>
<CAPTION>
                                                                                      For The Three Months Ended
                                                                                   March 31,               March 31,
                                                                                     1999                     1998
                                                                             ---------------------    ---------------------

<S>                                                                          <C>                      <C>
Income/(Loss):

Income from Local Limited Partnership
  cash distributions                                                         $                  -     $                 23
Equity in (loss) income of Local Limited
  Partnership                                                                                  (9)                       2
Interest                                                                                        5                        2
                                                                             ---------------------    ---------------------

      Total (Loss) Income                                                                      (4)                      27
                                                                             ---------------------    ---------------------

Expenses:

Interest                                                                                        6                        7
General and administrative                                                                     26                       19
                                                                             ---------------------    ---------------------

      Total expenses                                                                           32                       26
                                                                             ---------------------    ---------------------

Net (loss) income                                                            $                (36)    $                  1
                                                                             =====================    =====================

Net loss allocated to General Partners                                       $                 (2)    $                  -
                                                                             =====================    =====================

Net (loss) income allocated to Limited Partners                              $                (34)    $                  1
                                                                             =====================    =====================

Net (loss) income per Unit of Limited Partnership Interest                   $              (1.33)    $                .04
                                                                             =====================    =====================
</TABLE>





                       See notes to financial statements.

                                     3 of 12

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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                           FORM 10-QSB MARCH 31, 1999

Statements of Partners' Capital (Unaudited)

(In Thousands, Except Unit Data)

<TABLE>
<CAPTION>
                                      Units of
                                       Limited          General           Limited            Total
                                     Partnership       Partners'         Partners'         Partners'
                                      Interest          Deficit           Capital           Capital
                                   ----------------  ---------------   ---------------   ---------------

<S>                                  <C>             <C>               <C>               <C>
Balance - January 1, 1999                   25,595   $       (1,091)   $        1,645    $          554

     Net loss                                                    (2)              (34)              (36)
                                   ----------------  ---------------   ---------------   ---------------

Balance - March 31, 1999                    25,595   $       (1,093)   $        1,611    $          518
                                   ================  ===============   ===============   ===============
</TABLE>












                       See notes to financial statements.


                                     4 of 12

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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                           FORM 10-QSB MARCH 31, 1999



Statements of Cash Flows (Unaudited)


(In Thousands)

<TABLE>
<CAPTION>
                                                                                      For The Three Months Ended
                                                                                  March 31,                March 31,
                                                                                     1999                     1998
                                                                             ---------------------    ---------------------

<S>                                                                          <C>                      <C>
Cash Flows From Operating Activities:

Net (loss) income                                                            $                (36)    $                  1
Adjustments to reconcile net (loss) income to net cash (used in)
  provided by operating activities:
      Equity in (loss) income of Local Limited Partnership                                      9                       (2)

Changes in assets and liabilities:
      Increase in accrued interest receivable                                                  (3)                       -
      (Decrease) increase in accrued expenses                                                  (1)                      12
      Increase in accrued interest payable                                                      6                        -
                                                                             ---------------------    ---------------------

      Net cash (used in) provided by operating activities                                     (25)                      11
                                                                             ---------------------    ---------------------

Net (decrease) increase in cash and cash equivalents                                          (25)                      11

Cash and cash equivalents, beginning of period                                                455                      251
                                                                             ---------------------    ---------------------

Cash and cash equivalents, end of period                                     $                430     $                262
                                                                             =====================    =====================
</TABLE>













                       See notes to financial statements.


                                     5 of 12

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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                           FORM 10-QSB MARCH 31, 1999

                          NOTES TO FINANCIAL STATEMENTS


1.   General

     The accompanying financial statements, footnotes and discussions should be
     read in conjunction with the financial statements, related footnotes and
     discussions contained in the Partnership's annual report on Form 10-KSB for
     the year ended December 31, 1998.

     The financial information contained herein is unaudited. In the opinion of
     management, all adjustments necessary for a fair presentation of such
     financial information have been included. All adjustments are of a normal
     recurring nature. Certain amounts have been reclassified to conform to the
     March 31, 1999 presentation. The balance sheet at December 31, 1998 was
     derived from audited financial statements at such date.

     The results of operations for the three months ended March 31, 1999 and
     1998 are not necessarily indicative of the results to be expected for the
     full year.
























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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                           FORM 10-QSB MARCH 31, 1999


Item 2.      Management's Discussion and Analysis or Plan of Operation

             The matters discussed in this Form 10-QSB contain certain
             forward-looking statements and involve risks and uncertainties
             (including changing market conditions, competitive and regulatory
             matters, etc.) detailed in the disclosure contained in this Form
             10-QSB and the other filings with the Securities and Exchange
             Commission made by the Partnership from time to time. The
             discussion of the Partnership's liquidity, capital resources and
             results of operations, including forward-looking statements
             pertaining to such matters, does not take into account the effects
             of any changes to the Partnership's operations. Accordingly, actual
             results could differ materially from those projected in the
             forward-looking statements as a result of a number of factors,
             including those identified herein.

             This Item should be read in conjunction with the financial
             statements and other items contained elsewhere in the report.

             Liquidity and Capital Resources

             As of March 31, 1999, the Partnership retained an equity interest
             in six Local Limited Partnerships. The level of liquidity based on
             cash and cash equivalents experienced a $25,000 decrease from cash
             used in operating activities for the three months ended March 31,
             1999, as compared to December 31, 1998. At March 31, 1999, the
             Partnership had $430,000 in cash and cash equivalents, which has
             been invested primarily in short-term certificates of deposit and
             money market accounts.

             The Partnership's primary source of income is distributions from
             the Local Limited Partnerships. The Partnership requires cash to
             pay management fees, general and administrative expenses and to
             make capital contributions to any of the Local Limited Partnerships
             which the Managing General Partner deems to be in the Partnership's
             best interest to preserve its ownership interest. To date, all cash
             requirements have been satisfied by interest income, cash
             distributed by the Local Limited Partnerships to the Partnership or
             by loans.

             The loan payable to an affiliate of the Managing General Partner
             which bears interest at prime plus 1% is repayable from cash flows
             generated by the Local Limited Partnerships and the proceeds of any
             sales of real estate owned by the Local Limited Partnerships. The
             outstanding principal balance and accrued interest on the loan was
             approximately $334,000 at March 31, 1999. The Partnership did not
             make cash distributions to its partners during 1999 or 1998.

             The Partnership does not intend to make advances to fund future
             operating deficits incurred by any Local Limited Partnership, but
             retains its prerogative to exercise business judgment to reverse
             this position if circumstances change. Moreover, the Partnership is
             not obligated to provide any additional funds to the Local Limited
             Partnerships to fund operating deficits. If a Local Limited
             Partnership sustains continuing operating deficits and has no other
             sources of funding, it is likely that it will eventually default on
             its mortgage obligations and risk a foreclosure on its property by
             the lender. If a foreclosure were to occur, the Local Limited
             Partnership would lose its investment in the property and would
             incur a tax liability due to the recapture of tax benefits taken in
             prior years. The Partnership, as an owner of the Local Limited
             Partnership, would share these consequences in proportion to its
             ownership interest in the Local Limited Partnership.

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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                           FORM 10-QSB MARCH 31, 1999


Item 2.      Management's Discussion and Analysis or Plan of Operation

             Liquidity and Capital Resources (Continued)

             The Local Limited Partnership which owns The Villas Apartments
             previously entered into a provisional workout agreement with the
             U.S. Department of Housing and Urban Development ("HUD"). This
             agreement expired on December 30, 1998. The general partner of the
             Local Limited Partnership has been notified by HUD that they will
             begin foreclosure proceedings. The Partnership's investment in this
             Local Limited Partnership had previously been written-down to zero.

             The Cedar Lake Ltd. Local Limited Partnership, which owns Albany
             Landings Apartments, has incurred significant operating losses and
             cash flow deficits. If operations at the property do not improve,
             this property may be lost through foreclosure. The Partnership's
             investment in this Local Limited Partnership had previously been
             written-down to zero.

             Year 2000

             The Year 2000 Issue is the result of computer programs being
             written using two digits rather than four to define the applicable
             year. The Registrant is dependent upon the General Partner and its
             affiliates and Coordinated Services for management and
             administrative services. Any computer programs or hardware that
             have date-sensitive software or embedded chips may recognize a date
             using "00" as the year 1900 rather than the year 2000. This could
             result in a system failure or miscalculations causing disruptions
             of operations, including, among other things, a temporary inability
             to process transactions, send invoices, or engage in similar normal
             business activities.

             During the first half of 1998, Coordinated Services, the General
             Partner and its affiliates completed their assessment of the
             various computer software and hardware used in connection with the
             management of the Registrant. This review indicated that
             significantly all of the computer programs used by the Managing
             General Partner and its affiliates are off-the-shelf "packaged"
             computer programs which are easily upgraded to be Year 2000
             compliant. In addition, to the extent that custom programs are
             utilized by the Managing General Partner and its affiliates, such
             custom programs are Year 2000 compliant.

             Following the completion of its assessment of the computer software
             and hardware, Coordinated Services, the General Partner and its
             affiliates began upgrading those systems which required upgrading.
             To date, significantly all of these systems have been upgraded. The
             Registrant has to date not borne, nor is it expected that the
             Registrant will bear, any significant costs in connection with the
             upgrade of those systems requiring remediation. It is expected that
             all systems will be remediated, tested and implemented during the
             first half of 1999.

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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                           FORM 10-QSB MARCH 31, 1999


Item 2.      Management's Discussion and Analysis or Plan of Operation

             Year 2000 (Continued)

             To date, neither Coordinated Services or the General Partner are
             aware of any external agent with a Year 2000 issue that would
             materially impact the Registrant's results of operations, liquidity
             or capital resources. However, the Managing General Partner has no
             means of ensuring that external agents will be Year 2000 compliant.
             The General Partner does not believe that the inability of external
             agents to complete their Year 2000 resolution process in a timely
             manner will have a material impact on the financial position or
             results of operations of the Registrant. However, the effect of
             non-compliance by external agents is not readily determinable.

             Results of Operations

             Net income decreased by $37,000 to a net loss of $36,000 for the
             three months ended March 31, 1999, as compared to the comparable
             period in 1998, due to a decrease in income of $31,000 and an
             increase in expenses of $6,000.

             Income declined primarily due to the Partnership not receiving any
             cash distributions from any Local Limited Partnerships. During the
             three months ended March 31, 1998, the Partnership received
             residual cash distributions of $23,000 from the Shadowbrook
             property which was lost through foreclosure during 1996. In
             addition, the Partnership's equity in income of a Local Limited
             Partnership decreased by $11,000 to a loss of 9,000. These amounts
             were offset by an increase in interest income of $3,000 which was
             due to higher cash reserves. Expenses increased primarily due to an
             increase in professional fees.

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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                           FORM 10-QSB MARCH 31, 1999


Part II - Other Information

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

           (a)    Exhibit 27

                  27.      Financial Data Schedule

                  99.      Supplementary Information Required Pursuant to
                           Section 9.4 of the Partnership Agreement.

           (b) Reports on Form 8-K:

                  No reports on Form 8-K were filed during the three months
                  ended March 31, 1999.















                                    10 of 12

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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                           FORM 10-QSB MARCH 31, 1999


                                   SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the
Registrant has duly caused this report to be signed on its behalf by the
undersigned, thereunto duly authorized.

                             WINTHROP RESIDENTIAL ASSOCIATES I,
                             A LIMITED PARTNERSHIP

                             BY:    ONE WINTHROP PROPERTIES, INC.
                                    Managing General Partner



                                    BY:    /s/ Michael L. Ashner
                                           -------------------------------
                                           Michael L. Ashner
                                           Chief Executive Officer



                                    BY:    /s/ Thomas C. Staples
                                           -------------------------------
                                           Thomas C. Staples
                                           Chief Financial Officer

                                           Dated: May 13, 1999












                                    11 of 12


<PAGE>


                                                                      Exhibit 99


            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                           FORM 10-QSB MARCH 31, 1999

Supplementary Information Required Pursuant to Section 9.4 of the Partnership
Agreement

         1. Statement of Cash Available for Distribution for the three months
ended March 31, 1999:

         Net loss                                                 $   (36,000)
         Add:    Equity in loss of Local Limited Partnership            9,000

                 Cash from reserves                                    27,000
                                                                  -----------

         Cash Available for Distribution                          $         -
                                                                  ===========



         2. Fees and other compensation paid or accrued by the Partnership to
            the General Partners, or their affiliates, during the three months
            ended March 31, 1999:


                 Entity Receiving              Form of
                   Compensation              Compensation           Amount
            --------------------------    ------------------   ----------------

            None












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