<PAGE>



                                  UNITED STATES
                       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 June 30, 2002
                                                 -------------

                                       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
      incorporation or organization)                      Identification No.)


  7 Bulfinch Place, Suite 500, Boston, MA                     02114-9507
  ---------------------------------------                     ----------
  (Address of principal executive office)                     (Zip Code)


Registrant's telephone number, including area code  (617) 570-4600
                                                    --------------

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 13

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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                            FORM 10-QSB JUNE 30, 2002
                            -------------------------

                         PART 1 - FINANCIAL INFORMATION
                         ------------------------------

ITEM 1. FINANCIAL STATEMENTS.

BALANCE SHEETS

(IN THOUSANDS, EXCEPT UNIT DATA)

<TABLE>
<CAPTION>
                                                             JUNE 30, 2002        DECEMBER 31,
                                                              (UNAUDITED)            2001
                                                           ----------------      ---------------
<S>                                                        <C>                   <C>
Assets
------

Cash and cash equivalents                                  $            334      $           341
Note receivable and accrued interest                                    137                  133
Investment in Local Limited Partnership                                  69                  106
                                                           ----------------      ---------------

       Total Assets                                        $            540      $           580
                                                           ================      ===============

Liabilities and Partners' Capital
---------------------------------

Liabilities:

Accrued expenses                                           $              8      $            12
Loan payable and accrued interest - affiliate                           413                  405
                                                           ----------------      ---------------

       Total Liabilities                                                421                  417
                                                           ----------------      ---------------

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                                                1,231                1,273
General Partners' deficit                                            (1,112)              (1,110)
                                                           ----------------      ---------------

       Total Partners' Capital                                          119                  163
                                                           ----------------      ---------------

       Total Liabilities and Partners' Capital             $            540      $           580
                                                           ================      ===============
</TABLE>

                       See notes to financial statements.

                                     2 of 13
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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                            FORM 10-QSB JUNE 30, 2002
                            -------------------------

STATEMENTS OF OPERATIONS (UNAUDITED)

(IN THOUSANDS, EXCEPT UNIT DATA)

<TABLE>
<CAPTION>
                                                        FOR THE THREE MONTHS ENDED             FOR THE SIX MONTHS ENDED
                                                        JUNE 30,            JUNE 30,             JUNE 30,           JUNE 30,
                                                          2002                2001                 2002               2001
                                                   ------------------  ------------------  ------------------  ------------------
<S>                                                <C>                 <C>                 <C>                 <C>
Income:

     Income from Local Limited Partnership
       cash distributions                          $            --     $            --     $             37    $            --
     Equity in (loss) income of Local Limited
       Partnership                                              (16)                 18                 (37)                 15
     Interest                                                     4                   5                   7                  11
     Other income                                                12                 --                   12                 --
                                                   ------------------  ------------------  ------------------  ------------------

         Total  income                                          --                   23                  19                  26
                                                   ------------------  ------------------  ------------------  ------------------

Expenses:

     Interest                                                     4                   6                   8                  12
     Management fees                                            --                  --                    4                 --
     General and administrative                                  25                  26                  51                  46
                                                   ------------------  ------------------  ------------------  ------------------

         Total expenses                                          29                  32                  63                  58
                                                   ------------------  ------------------  ------------------  ------------------

Net loss                                           $            (29)   $             (9)   $            (44)   $            (32)
                                                   ==================  ==================  ==================  ==================

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

Net loss allocated to Limited Partners             $            (28)   $             (8)   $            (42)   $            (30)
                                                   ==================  ==================  ==================  ==================

Net loss per Unit of Limited
   Partnership Interest                            $            (1.09) $            (0.31) $            (1.64) $            (1.17)
                                                   ==================  ==================  ==================  ==================
</TABLE>

                       See notes to financial statements.

                                     3 of 13
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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                            FORM 10-QSB JUNE 30, 2002
                            -------------------------


STATEMENT OF PARTNERS' CAPITAL (UNAUDITED)

(IN THOUSANDS, EXCEPT UNIT DATA)

<TABLE>
<CAPTION>
                                                         UNITS OF
                                                         LIMITED            LIMITED            GENERAL             TOTAL
                                                       PARTNERSHIP         PARTNERS'          PARTNERS'          PARTNERS'
                                                         INTEREST           CAPITAL            DEFICIT           CAPITAL
                                                     -----------------  -----------------  ----------------  ----------------
<S>                                                  <C>                <C>                <C>               <C>
Balance - January 1, 2002                                      25,595   $          1,273   $        (1,110)  $           163

     Net loss                                                       -                (42)               (2)              (44)
                                                     -----------------  -----------------  ----------------  ----------------
Balance - June 30, 2002                                        25,595   $          1,231   $        (1,112)  $           119
                                                     =================  =================  ================  ================
</TABLE>


                       See notes to financial statements.

                                     4 of 13
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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                            FORM 10-QSB JUNE 30, 2002
                            -------------------------


STATEMENTS OF CASH FLOWS (UNAUDITED)

(IN THOUSANDS)

<TABLE>
<CAPTION>
                                                                                          FOR THE SIX MONTHS ENDED
                                                                                     JUNE 30,                  JUNE 30,
                                                                                       2002                      2001
                                                                               ----------------------    ---------------------
<S>                                                                            <C>                       <C>
Cash Flows From Operating Activities:

Net loss                                                                       $                 (44)    $                (32)
Adjustments to reconcile net loss to net cash
  used in operating activities:
       Equity in loss (income) of Local Limited Partnership                                       37                      (15)
       Income from Local Limited Partnership cash distributions                                  (37)                       -
Changes in assets and liabilities:
       Increase in accrued interest receivable                                                    (4)                      (4)
       Decrease in accrued expenses                                                               (4)                      (4)
       Increase in accrued interest payable                                                        8                       12
                                                                               ----------------------    ---------------------

       Net cash used in operating activities                                                     (44)                     (43)
                                                                               ----------------------    ---------------------

Cash Flows From Investing Activities:

Distributions received from Local Limited Partnership                                             37                        -
                                                                               ----------------------    ---------------------

       Cash provided by investing activities                                                      37                        -
                                                                               ----------------------    ---------------------

Net decrease in cash and cash equivalents                                                         (7)                     (43)

Cash and cash equivalents, beginning of period                                                   341                      423
                                                                               ----------------------    ---------------------

Cash and cash equivalents, end of period                                       $                 334     $                380
                                                                               ======================    =====================
</TABLE>

                       See notes to financial statements.

                                     5 of 13

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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                            FORM 10-QSB JUNE 30, 2002
                            -------------------------

                          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, 2001.

     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. The balance sheet at December 31, 2001 was derived from
     audited financial statements at such date.

     The results of operations for the six months ended June 30, 2002 and 2001
     are not necessarily indicative of the results to be expected for the full
     year.






                                     6 of 13
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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                            FORM 10-QSB JUNE 30, 2002
                            -------------------------

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 June 30, 2002, the Partnership retained an equity interest in
         four Local Limited Partnerships, each of which owns one apartment
         complex. The properties are located in Michigan, North Carolina (2) and
         South Carolina.

         The level of liquidity based on cash and cash equivalents experienced a
         $7,000 decrease for the six months ended June 30, 2002, as compared to
         December 31, 2001. The Partnership's $44,000 of net cash used in
         operating activities was partially offset by $37,000 of distributions
         received from a Local Limited Partnership (investing activities). At
         June 30, 2002, the Partnership had $334,000 in cash and cash
         equivalents which have been invested primarily in repurchase agreements
         and a money market account.

         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
         $413,000 at June 30, 2002. The Partnership did not make cash
         distributions to its partners during the six months ended June 30,
         2002.

         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 13
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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
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                            FORM 10-QSB JUNE 30, 2002
                            -------------------------

ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATION (CONTINUED)

         Results of Operations
         ---------------------

         The Partnership's net loss increased by $12,000 to a net loss of
         $44,000 for the six months ended June 30, 2002, as compared to the
         comparable period in 2001 due to a decrease in income of $7,000 and an
         increase in expenses of $5,000.

         Income for the six months ended June 30, 2002, as compared to the
         comparable period in 2001, decreased primarily due to the equity in
         loss of a Local Limited Partnership of $37,000 as compared to equity in
         income of a Local Limited Partnership of $15,000 in 2001, which was
         partially offset by $37,000 of cash distributions received from a Local
         Limited Partnership and $12,000 in other income during the 2002 period.
         During the six months ended June 30, 2001, the Partnership did not
         receive any cash distributions from the Local Limited Partnerships.
         Additionally, interest income decreased by $4,000 during the six months
         ended June 30, 2002 as compared to the comparable period in 2001.
         Expenses increased due to increases in management fees of $4,000 and
         general and administrative expenses of $5,000 which were partially
         offset by a decrease in interest expense of $4,000.

         Recently Issued Accounting Standards
         ------------------------------------

         In July 2001, the Financial Accounting Standards Board ("FASB") issued
         Statement of Financial Accounting Standards ("SFAS") No. 142 "Goodwill
         and Other Intangible Assets." SFAS No. 142 addresses accounting and
         reporting for intangible assets acquired, except for those acquired in
         a business combination. SFAS No. 142 presumes that goodwill and certain
         intangible assets have indefinite useful lives. Accordingly, goodwill
         and certain intangibles will not be amortized but rather will be tested
         at least annually for impairment. SFAS No. 142 also addresses
         accounting and reporting for goodwill and other intangible assets
         subsequent to their acquisition. SFAS No. 142 is effective for fiscal
         years beginning after December 15, 2001. This statement had no effect
         on the Partnership's financial statements.

         In August 2001, the FASB issued SFAS No. 144, "Accounting for the
         Impairment or Disposal of Long-Lived Assets," which addresses financial
         accounting and reporting for the impairment or disposal of long-lived
         assets. This statement supersedes SFAS No. 121, "Accounting for the
         Impairment of Long-Lived Assets and for Long-Lived Assets to be
         Disposed Of" and the accounting and reporting provisions of Accounting
         Principles Board ("APB") Opinion No. 30, "Reporting the Results of
         Operations -Reporting the Effects of a Disposal of a Business and
         Extraordinary, Unusual and Infrequently Occurring Events and
         Transactions," for the disposal of a segment of a business. This
         statement also amends Accounting Research Bulletin No. 51,
         "Consolidated Financial Statements," to eliminate the exception to
         consolidation for a subsidiary for which control is likely to be
         temporary. SFAS No. 144 is effective for fiscal years beginning after
         December 15, 2001, and interim periods within those fiscal years. The
         provisions of this statement generally are to be applied prospectively.
         This statement had no effect on the Partnership's financial statements.


                                     8 of 13
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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
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                            FORM 10-QSB JUNE 30, 2002
                            -------------------------

ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATION (CONTINUED)
         ---------------------------------------------------------------------

         Recently Issued Accounting Standards (Continued)
         ------------------------------------------------

         In April 2002, the FASB issued SFAS No. 145, "Rescission of FASB
         Statements No. 4, 44, and 64, Amendment of FASB Statement No. 13 and
         Technical Corrections," which updates, clarifies and simplifies
         existing accounting pronouncements. In part, this statement rescinds
         SFAS No. 4, "Reporting Gains and Losses from Extinguishment of Debt.
         FASB No. 145 will be effective for fiscal years beginning after May 15,
         2002. Upon adoption, enterprises must reclassify prior period items
         that do not meet the extraordinary item classification criteria in APB
         Opinion No. 30. The Partnership does not expect that this statement
         will have a material effect on the Partnership's financial statements.

         Quantitative and Qualitative Disclosures of Market Risk
         -------------------------------------------------------

         The Partnership does not have any financial instruments that would
         expose it to market risk associated with the risk of loss arising from
         adverse changes in market rates and prices except for the Partnership's
         loan payable to an affiliate which is subject to changes in the prime
         rate of interest.



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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                            FORM 10-QSB JUNE 30, 2002
                            -------------------------


PART II - OTHER INFORMATION
---------------------------

ITEM 6.  EXHIBITS AND REPORTS ON FORM 8-K.
         ---------------------------------

         (a)  Exhibits:

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

              99.2   Certification Pursuant to Section 906 of the Sarbanes-Oxley
                     Act of 2002.

         (b)  Reports on Form 8-K:

              No reports on Form 8-K were filed during the three months ended
              June 30, 2002.





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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                            FORM 10-QSB JUNE 30, 2002
                            -------------------------


                                   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:  August 13, 2002





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