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                       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 September 30, 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 SEPTEMBER 30, 1999

                         PART 1 - FINANCIAL INFORMATION


Item 1. Financial Statements.

Balance Sheets (Unaudited)

(In Thousands, Except Unit Data)

<TABLE>
<CAPTION>
                                                               September 30,          December 31,
                                                                   1999                  1998
                                                               -------------         ------------

<S>                                                            <C>                   <C>
Assets

Cash and cash equivalents                                        $   463              $   455
Note receivable and accrued interest                                 114                  107
Investment in Local Limited Partnership                              295                  329
                                                                 --------             --------

       Total Assets                                              $   872              $   891
                                                                 ========             ========

Liabilities and Partners' Capital

Liabilities:

Accrued expenses                                                 $    11              $     9
Loan payable and accrued interest - affiliate                        347                  328
                                                                 --------             --------

       Total Liabilities                                             358                  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                                             1,607                1,645
General Partners deficit                                          (1,093)              (1,091)
                                                                 --------             --------

       Total Partners' Capital                                       514                  554
                                                                 --------             --------

       Total Liabilities and Partners' Capital                   $   872              $   891
                                                                 ========             ========
</TABLE>

                       See notes to financial statements.


                                    2 of 12

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                      WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                         FORM 10-QSB SEPTEMBER 30, 1999

Statements of Income (Unaudited)

(In Thousands, Except Unit Data)

<TABLE>
<CAPTION>

                                                                For the Three Months Ended        For The Nine Months Ended
                                                              September 30,    September 30,    September 30,   September 30,
                                                                  1999              1998            1999            1998
                                                              -------------    -------------    -------------   -------------

<S>                                                           <C>              <C>              <C>             <C>
Income:

     Income from Local Limited Partnership
       cash distributions                                        $    -          $     -          $    73         $    74
     Equity in loss of Local Limited
       Partnership                                                    -              (21)             (34)            (21)
     Interest                                                         6                8               18              12
     Loss on sale of  investment in
       Local Limited Partnership                                      -              (23)               -             (23)
                                                                 ------          -------          -------         -------

         Total income (loss)                                          6              (36)              57              42
                                                                 ------          -------          -------         -------

Expenses:

     Interest                                                         7                8               19              21
     General and administrative                                      28               27               78              81
     Management fees                                                  -                -                -               5
                                                                 ------          -------          -------         -------

         Total expenses                                              35               35               97             107
                                                                 ------          -------          -------         -------

Net loss                                                         $  (29)         $   (71)         $   (40)        $   (65)
                                                                 ======          =======          =======         =======

Net loss allocated to General Partners                           $   (1)         $    (2)         $    (2)        $    (2)
                                                                 ======          =======          =======         =======

Net loss allocated to Limited Partners                           $  (28)         $   (69)         $   (38)        $   (63)
                                                                 ======          =======          =======         =======

Net loss per Unit of Limited
   Partnership Interest                                          $(1.09)         $(2.70)          $(1.48)         $(2.46)
                                                                 ======          =======          =======         =======

</TABLE>

                       See notes to financial statements.

                                     3 of 12
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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                         FORM 10-QSB SEPTEMBER 30, 1999


Statements of Partners' Capital (Unaudited)

(In Thousands, Except Unit Data)


                                  Units of
                                   Limited      General     Limited
                                 Partnership   Partners'   Partners'     Total
                                   Interest     Deficit     Capital     Capital
                                 -----------   ---------   ---------    -------


Balance - January 1, 1999           25,595      $(1,091)    $1,645       $554

     Net Loss                                        (2)       (38)       (40)
                                 ----------     --------    -------      -----

Balance - September 30, 1999        25,595      $(1,093)    $1,607       $514
                                 ==========     ========    =======      =====





                                    4 of 12
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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                         FORM 10-QSB SEPTEMBER 30, 1999

Statements of Cash Flows (Unaudited)

(In Thousands)

<TABLE>
<CAPTION>

                                                                                    For The Nine Months Ended
                                                                                 September 30,      September 30,
                                                                                      1999               1998
                                                                                 -------------      -------------

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

Net loss                                                                           $ (40)               $(65)
Adjustments to reconcile net loss to net cash provided
  by (used in) operating activities:
       Equity in loss of Local Limited Partnership                                    34                  21
       Loss on sale of investment in Local Limited Partnership                         -                  23

Changes in assets and liabilities:
       Increase in accrued interest receivable                                        (7)                  -
       Increase (decrease) in accrued expenses                                         2                  (2)
       Increase in accrued interest payable                                           19                  21
                                                                                   -----               -----

       Net cash provided by (used in) operating activities                             8                  (2)
                                                                                   -----               -----

Cash Flows From Investing Activities:

       Expenses relating to sale of investment in Local
         Limited Partnership                                                           -                  (2)
       Collections of note receivable                                                  -                  70
       Distributions received from Local Limited Partnership                           -                 150
                                                                                   -----               -----

       Net cash provided by investing activities                                       -                 218
                                                                                   -----               -----


Net increase in cash and cash equivalents                                              8                 216

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

Cash and cash equivalents, end of period                                           $ 463               $ 467
                                                                                   =====               =====

</TABLE>


                       See notes to financial statements.

                                     5 of 12

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           WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                         FORM 10-QSB SEPTEMBER 30, 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
     September 30, 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 and nine months ended September 30,
     1999 and 1998 are not necessarily indicative of the results to be expected
     for the full year.



                                     6 of 12

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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                         FORM 10-QSB SEPTEMBER 30, 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 September 30, 1999, the Partnership retained an equity
             interest in six Local Limited Partnerships. The level of liquidity
             based on cash and cash equivalents experienced an $8,000 increase
             from cash provided by operating activities for the nine months
             ended September 30, 1999, as compared to December 31, 1998. At
             September 30, 1999, the Partnership had $463,000 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 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 $347,000 at September 30, 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.


                                     7 of 12

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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                         FORM 10-QSB SEPTEMBER 30, 1999


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

             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 received a notice of default and
             foreclosure sale from HUD. The foreclosure proceedings are expected
             to occur in the fourth quarter of 1999. For financial reporting
             purposes, the Partnership's investment in this Local Limited
             Partnership had previously been written-down to zero. For tax
             reporting purposes, the Partnership will incur a tax liability due
             to the recapture of tax benefits taken in prior years in proportion
             to its ownership interest in the Local Limited Partnership.

             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.


                                     8 of 12

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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                         FORM 10-QSB SEPTEMBER 30, 1999


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

             Year 2000 (Continued)

             To date, neither Coordinated Services or the General Partner is
             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 loss decreased by $25,000 to a net loss of $40,000 for the nine
             months ended September 30, 1999 as compared to the comparable
             period in 1998, due to an increase in income of $15,000 and a
             decrease in expenses of $10,000. Net loss for three months ended
             September 30, 1999 decreased by $42,000 as compared to the three
             months ended September 30, 1998, due to an increase in income of
             $42,000.

             Income for the nine months ended September 30, 1999, as compared to
             1998, increased primarily because there was a loss on sale of
             investment in a Local Limited Partnership of $23,000 recorded in
             1998. In addition, there was an increase in interest income of
             $6,000 which was due to higher cash reserves. These amounts were
             partially offset by an increase in the equity in loss of a Local
             Limited Partnership of $13,000. Expenses decreased due to a
             decrease in interest, management fees and general and
             administrative expenses.



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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                         FORM 10-QSB SEPTEMBER 30, 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 period ended
                  September 30, 1999.



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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                         FORM 10-QSB SEPTEMBER 30, 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: November 10, 1999



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