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                                  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 September 30, 2001

                                       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 12

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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                         FORM 10-QSB SEPTEMBER 30, 2001
                        ------------------------------
                         PART 1 - FINANCIAL INFORMATION
                         ------------------------------



ITEM 1. FINANCIAL STATEMENTS.

Balance Sheets

(IN THOUSANDS, EXCEPT UNIT DATA)                 SEPTEMBER 30,
                                                      2001         DECEMBER 31,
                                                  (UNAUDITED)          2000
                                                 -------------    -------------
Assets
-------

Cash and cash equivalents                        $         356    $         423
Note receivable and accrued interest                       131              124
Investment in Local Limited Partnership                    204              209
                                                 -------------    -------------

       Total Assets                              $         691    $         756
                                                 =============    =============

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


Liabilities:

Accrued expenses                                 $           9    $          10
Loan payable and accrued interest - affiliate              401              384
                                                 -------------    -------------

       Total Liabilities                                   410              394
                                                 -------------    -------------

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                                   1,385            1,462
General Partners' deficit                               (1,104)          (1,100)
                                                 -------------    -------------

       Total Partners' Capital                             281              362
                                                 -------------    -------------

       Total Liabilities and Partners' Capital   $         691    $         756
                                                 =============    =============


                       See notes to financial statements.

                                     2 of 12
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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                         FORM 10-QSB SEPTEMBER 30, 2001
                         ------------------------------

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,
                                                            2001              2000                 2001                2000
                                                       ------------        ------------        ------------        ------------
<S>                                                  <C>                 <C>                 <C>                 <C>
Income:

     Income from Local Limited Partnership
       cash distributions                              $        --         $        --         $        --         $         68
     Equity in (loss) income of Local Limited
       Partnership                                              (20)                 11                  (5)                 35
     Interest                                                     5                   5                  16                  17
                                                       ------------        ------------        ------------        ------------
         Total income                                           (15)                 16                  11                 120
                                                       ------------        ------------        ------------        ------------
Expenses:

     Interest                                                     5                   7                  17                  22
     General and administrative                                  29                  20                  75                  76
     Management fees                                            --                    7                 --                    7
                                                       ------------        ------------        ------------        ------------
         Total expenses                                          34                  34                  92                 105
                                                       ------------        ------------        ------------        ------------

Net (loss) income                                      $        (49)       $        (18)       $        (81)       $         15
                                                       ============        ============        ============        ============
Net (loss) income  allocated to General Partners       $         (2)       $         (1)       $         (4)       $          1
                                                       ============        ============        ============        ============
Net (loss) income allocated to Limited Partners        $        (47)       $        (17)       $        (77)       $         14
                                                       ============        ============        ============        ============
Net (loss) income  per Unit of Limited
   Partnership Interest                                $      (1.84)       $      (0.66)       $      (3.01)       $       0.55
                                                       ============        ============        ============        ============
</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, 2001
                         ------------------------------


STATEMENT OF PARTNERS' CAPITAL (UNAUDITED)

(IN THOUSANDS, EXCEPT UNIT DATA)


<TABLE>
<CAPTION>
                                         UNITS OF
                                         LIMITED            GENERAL            LIMITED           TOTAL
                                       PARTNERSHIP         PARTNERS'          PARTNERS'           PARTNERS'
                                         INTEREST           DEFICIT            CAPITAL           CAPITAL
                                     -----------------  -----------------  ----------------  ----------------


<S>                                       <C>          <C>                <C>               <C>
Balance - January 1, 2001                      25,595   $         (1,100)  $         1,462   $           362

     Net loss                                                         (4)              (77)              (81)
                                     -----------------  -----------------  ----------------  ----------------

Balance - September 30, 2001                   25,595   $         (1,104)  $         1,385   $           281
                                     =================  =================  ================  ================
</TABLE>





                       See notes to financial statements.

                                     4 of 12


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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                         FORM 10-QSB SEPTEMBER 30, 2001
                         ------------------------------

STATEMENTS OF CASH FLOWS (UNAUDITED)

(IN THOUSANDS)


<TABLE>
<CAPTION>
                                                                                       FOR THE NINE MONTHS ENDED
                                                                                 SEPTEMBER 30,           SEPTEMBER 30,
                                                                                      2001                    2000
                                                                              ---------------------   ---------------------
<S>                                                                           <C>                     <C>
Cash Flows From Operating Activities:

Net (loss) income                                                             $                (81)   $                 15
Adjustments to reconcile net (loss) income to net cash used in
 operating activities:
       Equity in loss (income) of Local Limited Partnership                                      5                     (35)
       Income from Local Partnership cash distributions                                          -                     (68)

Changes in assets and liabilities:
       Increase in accrued interest receivable                                                  (7)                     (6)
       Decrease in accrued expenses                                                             (1)                     (9)
       Increase in accrued interest payable                                                     17                      22
                                                                              ---------------------   ---------------------

       Net cash used in operating activities                                                   (67)                    (81)
                                                                              ---------------------   ---------------------

Cash Flows From Investing Activities:

       Distributions received from Local Limited Partnership                                     -                      68
                                                                              ---------------------   ---------------------

       Cash provided by investing activities                                                     -                      68
                                                                              ---------------------   ---------------------

Net decrease in cash and cash equivalents                                                      (67)                    (13)

Cash and cash equivalents, beginning of period                                                 423                     446
                                                                              ---------------------   ---------------------

Cash and cash equivalents, end of period                                      $                356    $                433
                                                                              =====================   =====================

</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, 2001
                         ------------------------------


                          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, 2000.

     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, 2000 was derived from
     audited financial statements at such date.

     The results of operations for the nine months ended September 30, 2001 and
     2000 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
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                         FORM 10-QSB SEPTEMBER 30, 2001
                         ------------------------------


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, 2001, 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, and
          South Carolina.

          The level of liquidity based on cash and cash equivalents experienced
          a $67,000 decrease for the nine months ended September 30, 2001, as
          compared to December 31, 2000. At September 30, 2001, the Partnership
          had $356,000 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
          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
          $401,000 at September 30, 2001. The Partnership did not make cash
          distributions to its partners during the nine months ended September
          30, 2001 and 2000.

          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
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                         FORM 10-QSB SEPTEMBER 30, 2001
                         ------------------------------

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

          Liquidity and Capital Resources (Continued)
          -------------------------------------------

          The Cedar Lake Ltd. Local Limited Partnership, which owned the Albany
          Landing Apartments, was foreclosed upon by the Department of Housing
          and Urban Development in July 2001. 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 amount of the recapture income
          is estimated to be approximately $100 per unit of Limited Partnership
          Interest.

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

          The Partnership's net loss was $81,000 for the nine months ended
          September 30, 2001 as compared to net income of $15,000 for the nine
          months ended September 30, 2000. This was the result of a decrease in
          income of $109,000 which was partially offset by a decrease in
          expenses of $13,000.

          Income for the nine months ended September 30, 2001 decreased
          primarily because the Partnership did not receive cash distributions
          from any Local Limited Partnerships. During the nine months ended
          September 30, 2000, the Partnership received $68,000 of cash
          distributions from a Local Limited Partnership. In addition, equity in
          income of a Local Limited Partnership decreased by $40,000 and
          interest income decreased by $1,000 for the nine months ended
          September 30, 2001 as compared to the comparable period in 2000.
          Expenses decreased due to a decrease in interest expense of $5,000,
          general and administrative expenses of $1,000 and management fees of
          $7,000.

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

          The Financial Accounting Standards Board ("FASB") issued Statement of
          Financial Accounting Standards "SFAS" No. 137, "Accounting for
          Derivative Instruments and Hedging Activities - Deferral of the
          Effective Date of SFAS No. 133." The Statement deferred for one year
          the effective date of SFAS No. 133, "Accounting for Derivative
          Instruments and Hedging Activities". The Statement requires companies
          to recognize all derivatives on the balance sheet as assets or
          liabilities, measured at fair value. Gains or losses resulting from
          changes in the values of those derivatives would be accounted for
          depending on the use of the derivative and whether they qualify for
          hedge accounting. This Statement was effective for fiscal years
          beginning after June 15, 2000. There was no effect from this Statement
          on the Partnership's financial statements.

          In July 2001, the FASB issued SFAS No. 141 "Business Combinations".
          SFAS No. 141 requires that all business combinations be accounted for
          under the purchase method of accounting. SFAS No. 141 also changes the
          criteria for the separate recognition of intangible assets acquired in
          a business combination. SFAS No. 141 is effective for all business
          combinations initiated after June 30, 2001. This statement will not
          effect the Partnership's financial statements.

          In July 2001, the FASB issued 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 will not
          effect the Partnership's financial statements.

                                     8 of 12
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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                         FORM 10-QSB SEPTEMBER 30, 2001
                         ------------------------------

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

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

          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. The Partnership has not evaluated the effect of this
          statement, however, it is not expected that this statement will have a
          material effect on the Partnership's results of operations.

          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
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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                         FORM 10-QSB SEPTEMBER 30, 2001
                         ------------------------------


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
               September 30, 2001.




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            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            --------------------------------------------------------
                         FORM 10-QSB SEPTEMBER 30, 2001
                         ------------------------------


                                   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 9, 2001




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                                                                      EXHIBIT 99
                                                                      ----------

            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
            ---------------------------------------------------------
                         FORM 10-QSB SEPTEMBER 30, 2001
                         ------------------------------

SUPPLEMENTARY INFORMATION REQUIRED PURSUANT TO SECTION 9.4 OF THE PARTNERSHIP
AGREEMENT

1.   Statement of Cash Available for Distribution for the three months ended
     September 30, 2001:

     Net Loss                                                $    (49,000)
     Add: Equity in loss of Local Limited Partnership              20,000
          Cash from reserves                                       29,000
                                                             ------------

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

2.   Fees and other compensation paid or accrued by the Partnership to the
     General Partners, or their affiliates, during the three months ended
     September 30, 2001:

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

             None







                                    12 of 12