<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 March 31, 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)
<TABLE>
<CAPTION>

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

                  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
                                                                              ------------------------------------------------

</TABLE>


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


<PAGE>


            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                           FORM 10-QSB MARCH 31, 2002
                           --------------------------

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


ITEM 1. FINANCIAL STATEMENTS.

BALANCE SHEETS

(IN THOUSANDS, EXCEPT UNIT DATA)

<TABLE>
<CAPTION>

                                                                        MARCH 31, 2002        DECEMBER 31,
                                                                         (Unaudited)               2001
                                                                      -------------------   ------------------
<S>                                                                   <C>                    <C>
Assets
------

Cash and cash equivalents                                             $              347    $              341
Note receivable and accrued interest                                                 135                   133
Investment in Local Limited Partnership                                               85                   106
                                                                      -------------------   ------------------
      Total Assets                                                    $              567    $              580
                                                                      ===================   ==================
Liabilities and Partners' Capital
---------------------------------

Liabilities:

Accrued expenses                                                      $               10    $               12
Loan payable and accrued interest - affiliate                                        409                   405
                                                                      -------------------   ------------------
      Total Liabilities                                                              419                   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                                                              1,259                 1,273
General Partners' deficit                                                         (1,111)               (1,110)
                                                                      -------------------   ------------------
      Total Partners' Capital                                                        148                   163
                                                                      -------------------   ------------------
      Total Liabilities and Partners' Capital                         $              567    $              580
                                                                      ===================   ===================

</TABLE>




                       See notes to financial statements.

                                     2 of 12

<PAGE>


            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                           FORM 10-QSB MARCH 31, 2002
                           --------------------------

<TABLE>
<CAPTION>

STATEMENTS OF OPERATIONS (UNAUDITED)

(IN THOUSANDS, EXCEPT UNIT DATA)

                                                                             FOR THE THREE MONTHS ENDED
                                                                          MARCH 31,             MARCH 31,
                                                                             2002                  2001
                                                                        -----------------     -----------------
<S>                                                                    <C>                   <C>
Income:

Income from Local Limited Partnership
  cash distributions                                                    $             37      $              -
Equity in loss of Local Limited Partnership                                          (21)                   (3)
Interest                                                                               3                     6
                                                                        -----------------     -----------------
      Total income                                                                    19                     3
                                                                        -----------------     -----------------
Expenses:

Interest                                                                               4                     6
Management fees                                                                        4                     -
General and administrative                                                            26                    20
                                                                        -----------------     -----------------
      Total expenses                                                                  34                    26
                                                                        -----------------     -----------------
Net loss                                                                $            (15)     $            (23)
                                                                        =================     =================
Net loss allocated to General Partners                                  $             (1)     $             (1)
                                                                        =================     =================
Net loss allocated to Limited Partners                                  $            (14)     $            (22)
                                                                        =================     =================
Net loss per Unit of Limited Partnership Interest                       $          (0.55)     $          (0.86)
                                                                        =================     =================


</TABLE>







                       See notes to financial statements.

                                    3 of 12

<PAGE>



            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                           FORM 10-QSB MARCH 31, 2002
                           --------------------------

<TABLE>
<CAPTION>

STATEMENT OF PARTNERS' CAPITAL (UNAUDITED)

(IN THOUSANDS, EXCEPT UNIT DATA)

                                                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                                             -              (14)              (1)            (15)
                                              --------------  ---------------  ---------------  --------------

Balance - March 31, 2002                             25,595   $        1,259   $       (1,111)  $         148
                                              ==============  ===============  ===============  ==============


</TABLE>











                       See notes to financial statements.


                                    4 of 12

<PAGE>



            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                           FORM 10-QSB MARCH 31, 2002
                           --------------------------

<TABLE>
<CAPTION>


STATEMENTS OF CASH FLOWS (UNAUDITED)

(IN THOUSANDS)

                                                                             For The Three Months Ended
                                                                          March 31,             March 31,
                                                                             2002                  2001
                                                                        -----------------     -----------------
<S>                                                                     <C>                   <C>
Cash Flows From Operating Activities:

Net loss                                                               $             (15)    $             (23)
Adjustments to reconcile net loss to net cash used in
  operating activities:
      Equity in loss of Local Limited Partnership                                     21                     3
      Income from Local Limited Partnership cash distributions                       (37)                    -
Changes in assets and liabilities:
      Increase in accrued interest receivable                                         (2)                   (2)
      Decrease in accrued expenses                                                    (2)                   (1)
      Increase in accrued interest payable                                             4                     6
                                                                        -----------------     -----------------
      Net cash used in operating activities                                          (31)                  (17)
                                                                        -----------------     -----------------
Cash flows from Investing Activities:

      Distributions received from Local Limited Partnerships                          37                     -
                                                                        -----------------     -----------------
      Cash provided by investing activities                                            -                     -
                                                                        -----------------     -----------------
Net increase (decrease) in cash and cash equivalents                                   6                   (17)

Cash and cash equivalents, beginning of period                                       341                   423
                                                                        -----------------     -----------------
Cash and cash equivalents, end of period                                $            347      $            406
                                                                        =================     =================

</TABLE>













                       See notes to financial statements.

                                     5 of 12

<PAGE>



            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                           FORM 10-QSB MARCH 31, 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 three months ended March 31, 2002
         and 2001 are not necessarily indicative of the results to be expected
         for the full year.
























                                     6 of 12


<PAGE>


            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                           FORM 10-QSB MARCH 31, 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 March 31, 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 $6,000 increase for the three months ended March 31,
             2002, as compared to December 31, 2001. The Partnership's $31,000
             of net cash used in operating activities was more than offset by
             $37,000 of distributions received from a Local Limited Partnership
             (investing activities). At March 31, 2002, the Partnership had
             $347,000 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 $409,000 at March 31, 2002. The Partnership did not
             make cash distributions to its partners during the three months
             ended March 31, 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 12


<PAGE>


            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                           FORM 10-QSB MARCH 31, 2002
                           --------------------------


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

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

             The Partnership's net loss decreased by $8,000 to a net loss of
             $15,000 for the three months ended March 31, 2002, as compared to
             the comparable period in 2001 due to an increase in income of
             $16,000 which was partially offset by an increase in expenses of
             $8,000.

             Income for the three months ended March 31, 2002, as compared to
             the comparable period in 2001, increased due to $37,000 of income
             from Local Limited Partnership cash distributions which was
             partially offset by an increase in equity in loss of a Local
             Limited Partnership of $18,000 and a decrease in interest of
             $3,000. During the three months ended March 31, 2001 the
             Partnership did not receive any cash distributions from the Local
             Limited Partnerships. Expenses increased due to increases in
             management fees of $4,000 and general and administrative expenses
             of $6,000 which were partially offset by a decrease in interest of
             $2,000.

             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 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 ARB 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.

             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. This statement rescinds SFAS
             No. 4, "Reporting Gains and Losses from Extinguishment of Debt, an
             amendment of Accounting Principals Board Opinion ("APB") 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. As a result, the criteria in APB 30 will be used to
             classify those gains and losses. FASB No. 64, "Extinguishments of
             Debts Made to Satisfy Sinking-Fund Requirements (an amendment of
             FASB No. 4)"is no longer necessary because FASB No. 4 has been
             rescinded. FASB No. 44, "Accounting for Intangible Assets of Motor
             Carriers" is no longer necessary since the transition to the Motor
             Carrier

                                     8 of 12

<PAGE>


            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                           FORM 10-QSB MARCH 31, 2002
                           --------------------------


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

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

             Act of 1980 has been completed. FASB No. 145 amends FASB No. 13,
             "Accounting for Leases" to require that certain lease modifications
             that have economic effects similar to sale-leaseback transactions
             be accounted for in the same manner as sale-leaseback transactions.
             FASB No. 145 also makes technical corrections to existing
             pronouncements. While these corrections are not substantive in
             nature, in some instances, they may change accounting practice.
             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 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.

                                     9 of 12











<PAGE>


            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                           FORM 10-QSB MARCH 31, 2002
                           --------------------------

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

ITEM 6.      EXHIBITS AND REPORTS ON FORM 8-K.
             ---------------------------------
             (a)    Exhibits:

                    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
                    March 31, 2002.
















                                    10 of 12


<PAGE>


            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                           FORM 10-QSB MARCH 31, 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: May 14, 2002










                                    11 of 12