<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 June 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 JUNE 30, 1999

                        PART 1 - FINANCIAL INFORMATION

Item 1. Financial Statements.

Balance Sheets (Unaudited)

(In Thousands, Except Unit Data)

<TABLE>
<CAPTION>
                                                                                    June 30,               December 31,
                                                                                      1999                     1998
                                                                              --------------------     --------------------
<S>                                                                           <C>                      <C>
Assets:

Cash and cash equivalents                                                     $                482     $                455
Note receivable and accrued interest                                                           112                      107
Investment in Local Limited Partnership                                                        296                      329
                                                                              --------------------     --------------------
       Total Assets                                                           $                890     $                891
                                                                              ====================     ====================
Liabilities and Partners' Capital

Liabilities:

Accrued expenses                                                              $                  7     $                  9
Loan payable and accrued interest - affiliate                                                  340                      328
                                                                              --------------------     --------------------
       Total Liabilities                                                                       347                      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                                                                       1,635                    1,645
General Partners deficit                                                                    (1,092)                  (1,091)
                                                                              --------------------     --------------------
       Total Partners' Capital                                                                 543                      554
                                                                              --------------------     --------------------
       Total Liabilities and Partners' Capital                                $                890     $                891
                                                                              ====================     ====================
</TABLE>

                      See notes to financial statements.

                                   2 of 12
<PAGE>

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

Statements of Income (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,
                                                                  1999              1998                1999              1998
                                                             ---------------   ---------------      --------------   --------------
<S>                                                         <C>               <C>                  <C>             <C>
Income:

     Income from Local Limited Partnership
       cash distributions                                    $            73   $            51      $           73   $           74
     Equity in loss of Local Limited
       Partnership                                                       (25)               (2)                (34)               -
     Interest                                                              7                 2                  12                4
                                                             ---------------   ---------------      --------------   --------------

         Total income                                                     55                51                  51               78
                                                             ---------------   ---------------      --------------   --------------
Expenses:

     Interest                                                              6                 6                  12               13
     General and administrative                                           24                35                  50               54
     Management fees                                                          -              5                      -             5
                                                             ---------------   ---------------      --------------   --------------
         Total expenses                                                   30                46                  62               72
                                                             ---------------   ---------------      --------------   --------------

Net income (loss)                                             $           25   $             5      $          (11)  $            6
                                                              ==============   ===============      ==============   ==============

Net income (loss) allocated to General Partners               $            1   $             -      $           (1)  $            -
                                                              ==============   ===============      ==============   ==============

Net income (loss) allocated to Limited Partners               $           24   $             5      $          (10)  $            6
                                                              ==============   ===============      ==============   ==============

Net income (loss) per Unit of Limited
   Partnership Interest                                       $          .94   $           .19      $         (.39)  $          .23
                                                              ==============   ===============      ==============   ==============
</TABLE>

                      See notes to financial statements.

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

Statements of Partners' Capital (Unaudited)

(In Thousands, Except Unit Data)

<TABLE>
<CAPTION>
                                                         Units of
                                                         Limited            General            Limited
                                                       Partnership         Partners'          Partners'           Total
                                                         Interest           Deficit            Capital           Capital
                                                       ---------------  ----------------   ---------------   ---------------
<S>                                                    <C>              <C>                <C>               <C>
Balance - January 1, 1999                                      25,595   $         (1,091)  $         1,645   $           554
                                                       ---------------  ----------------   ---------------   ---------------

     Net Loss                                                                         (1)              (10)              (11)
                                                       ---------------  ----------------   ---------------   ---------------

Balance - June 30, 1999                                        25,595   $         (1,092)  $         1,635   $           543
                                                       ===============  ================   ===============   ===============


</TABLE>



                      See notes to financial statements.

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


Statements of Cash Flows (Unaudited)

(In Thousands)

<TABLE>
<CAPTION>
                                                                                        For The Six Months Ended
                                                                                    June 30,                 June 30,
                                                                                      1999                     1998
                                                                                  ------------             ------------
<S>                                                                           <C>                      <C>
Cash Flows From Operating Activities:

Net (loss) income                                                             $                (11)    $                  6
Adjustments to reconcile net (loss) income to net cash provided
  by operating activities:
       Equity in loss of Local Limited Partnership                                              34                        -

Changes in assets and liabilities:
       Increase in accrued interest receivable                                                  (5)                       -
       Decrease in accrued expenses                                                             (2)                      (3)
       Increase in accrued interest payable                                                     11                       14
                                                                              --------------------     --------------------

       Net cash provided by operating activities                                                27                       17
                                                                              --------------------     --------------------

Net increase in cash and cash equivalents                                                       27                       17

Cash and cash equivalents, beginning of period                                                 455                      251
                                                                              --------------------     --------------------
Cash and cash equivalents, end of period                                      $                482     $                268
                                                                              ====================     ====================
</TABLE>


                      See notes to financial statements.

                                    5 of 12
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           WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                          FORM 10-QSB JUNE 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 June 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 six months ended June 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 JUNE 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 June 30, 1999, the Partnership retained an equity interest
             in six Local Limited Partnerships. The level of liquidity based
             on cash and cash equivalents experienced a $27,000 increase from
             cash used in operating activities for the six months ended June
             30, 1999, as compared to December 31, 1998. At June 30, 1999, the
             Partnership had $482,000 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 $340,000 at June 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 JUNE 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 been notified by HUD that they
             have begun foreclosure proceedings. 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 JUNE 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 income decreased by $17,000 to a net loss of $11,000 for the
             six months ended June 30, 1999 as compared to the comparable
             period in 1998, due to a decrease in income of $27,000 and a
             decrease in expenses of $10,000. Net income for three months
             ended June 30, 1999 increased by $20,000 as compared to the three
             months ended June 30, 1998, due to an increase in income of
             $4,000 and a decrease in expenses of $16,000.

             Income for the six months ended June 30, 1999, as compared to
             1998, declined primarily due to the equity in income of a Local
             Limited Partnership which decreased to a loss of $34,000. This
             amount was partially offset by an increase in interest income of
             $8,000 which was due to higher cash reserves. Expenses decreased
             primarily due to a decrease in management fees and general and
             administrative expenses.

                                   9 of 12
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           WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                          FORM 10-QSB JUNE 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 six months
                  ended June 30, 1999.

                                   10 of 12
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           WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
                          FORM 10-QSB JUNE 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: August 13, 1999


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