<PAGE>

                                  UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                                   FORM 10-QSB

[X]                 QUARTERLY REPORT UNDER SECTION 13
           OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

                For the quarterly period ended September 30, 2004

[ ]                 TRANSITION REPORT UNDER SECTION 13
           OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from _________________ to ___________________

Commission File Number  0-17602

                     ChrisKen Partners Cash Income Fund L.P.

--------------------------------------------------------------------------------
            (Exact name of small business issuer as specified in its
                       certificate of Limited Partnership)

           DELAWARE                                    36-3521124
---------------------------------            -------------------------------
(State or other jurisdiction of                     (I.R.S. Employer
 incorporation or organization)                  Identification Number)

345 North Canal Street, Chicago, Illinois                    60606
--------------------------------------------------------------------------------

(Address of principal executive offices)               (Zip Code)

(312) 454-1626
--------------------------------------------------------------------------------

(Issuer's telephone number)

--------------------------------------------------------------------------------
(Former name, former address and former fiscal year, if changed since last
report)

Check whether the issuer (1) filed all reports required to be filed by Section
13 or 15(d) of the Securities Exchange Act during the past 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   [ ]

Indicate by checkmark whether the registrant is an accelerated filer (as defined
in Rule 12 b-2 of the Exchange Act).

Yes   [ ]    No   [X]

<PAGE>

                     CHRISKEN PARTNER CASH INCOME FUND L.P.

                                      INDEX

<TABLE>
<CAPTION>
                                                                                         PAGE
<S>                                                                                      <C>
PART I                FINANCIAL INFORMATION

         Item 1.      Condensed Consolidated Financial Statements (UNAUDITED)

                                 Condensed Consolidated Balance Sheet at
                                 September 30, 2004                                       2

                                 Condensed Consolidated Statements of Operations
                                 for the Three and Nine Months Ended
                                 September 30, 2004 and 2003                              3

                                 Condensed Consolidated Statement of Partners'
                                 Capital for the Nine Months Ended
                                 September 30, 2004                                       4

                                 Condensed Consolidated Statements of Cash Flows for
                                 the Nine Months Ended September 30, 2004
                                 and 2003                                                 5

                                 Notes to Condensed Consolidated Financial Statements     6

         Item 2.      Management's Discussion and Analysis or Plan of Operation           7

         Item 3.      Controls and Procedures                                            11

PART II.              OTHER INFORMATION

         Item 1.      Legal Proceedings                                                  12

         Item 2.      Changes in Securities                                              12

         Item 3.      Defaults Upon Senior Securities                                    12

         Item 4.      Submissions of Matters to a Vote of Security Holders               12

         Item 5.      Other Information                                                  12

         Item 6.      Exhibits and Reports on Form 8-K                                   12

SIGNATURE                                                                                14

CERTIFICATIONS                                                                           15
</TABLE>

                                       1
<PAGE>
                                     PART I

ITEM 1.     CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)

                     ChrisKen Partners Cash Income Fund L.P.
                        (A DELAWARE LIMITED PARTNERSHIP)

                      Condensed Consolidated Balance Sheet

                               September 30, 2004
                                   (UNAUDITED)

<TABLE>
<S>                                                                              <C>
ASSETS
Cash and cash equivalents                                                        $   150,110
Restricted cash                                                                      377,320
Real estate tax and other escrows                                                     20,000
Accounts receivable                                                                   30,477
Prepaid expenses                                                                      23,878
                                                                                 -----------
                                                                                     601,785
Investment in real estate, at cost:
   Land and improvements                                                             656,438
   Buildings and improvements                                                      6,365,890
   Personal property                                                                 156,464
                                                                                 -----------
                                                                                   7,178,792
   Accumulated depreciation                                                       (3,059,800)
                                                                                 -----------
                                                                                   4,118,992

                                                                                 -----------
Total assets                                                                     $ 4,720,777
                                                                                 ===========

LIABILITIES AND PARTNERS' CAPITAL
Accounts payable                                                                 $   117,072
Tenants' security deposits                                                             4,837
Deferred income and prepaid rent                                                     102,653
Accrued real estate taxes                                                            175,481
                                                                                 -----------
Total liabilities                                                                    400,043

Partners' capital, 35,965 limited partnership units issued and outstanding         4,320,734
                                                                                 -----------
Total liabilities and partners' capital                                          $ 4,720,777
                                                                                 ===========
</TABLE>

SEE ACCOMPANYING NOTES.

                                       2
<PAGE>

                     ChrisKen Partners Cash Income Fund L.P.
                        (A DELAWARE LIMITED PARTNERSHIP)

                 Condensed Consolidated Statements of Operations

                                   (UNAUDITED)

<TABLE>
<CAPTION>
                                                                         THREE MONTHS ENDED         NINE MONTHS ENDED
                                                                             SEPTEMBER 30              SEPTEMBER 30
                                                                        2004         2003          2004           2003
                                                                      ----------  -----------    ----------    ---------
<S>                                                                   <C>         <C>            <C>           <C>
REVENUE
Rental                                                                $  246,709  $   252,825    $  741,558    $ 753,406
Other                                                                      7,109        8,940        23,567       30,312
                                                                      ----------  -----------    ----------    ---------
Total revenue                                                            253,818      261,765       765,125      783,718

EXPENSES
Property operations                                                       33,697       31,131       121,482      145,086
Depreciation                                                              56,553       52,911       167,924      159,994
General and administrative                                               114,358      110,259       469,259      408,507
Management fees - Affiliate                                               13,886       15,750        44,226       45,040
                                                                      ----------  -----------    ----------    ---------
Total expenses                                                           218,494      210,050       802,891      758,627
                                                                      ----------  -----------    ----------    ---------
Income (Loss) from continuing operations                              $   35,324  $    51,714    $  (37,766)   $  25,091

DISCONTINUED OPERATIONS
Income from discontinued operations of
Springdale Apartments                                                          -       88,098         7,104      234,989
Gain on sale of Springdale Apartments                                          -            -     5,561,665            -
                                                                      ----------  -----------    ----------    ---------
Income from discontinued operations                                            -       88,098     5,568,769      234,989
                                                                      ----------  -----------    ----------    ---------

Net Income                                                            $   35,324  $   139,812    $5,531,003    $ 260,080

                                                                      ==========  ===========    ==========    =========
Net income (loss) allocated to general partners                       $    3,532  $    13,981    $   (3,066)   $  26,008
                                                                      ==========  ===========    ==========    =========
Net income allocated to limited partners                              $   31,792  $   125,831    $5,534,069    $ 234,072
                                                                      ==========  ===========    ==========    =========
Income (Loss) from continuing operations allocated to limited
  partners per limited partnership unit outstanding                   $      .88  $      1.29    $     (.95)   $    .63
                                                                      ==========  ===========    ==========    =========
Income from discontinued operations allocated to limited partners
  per limited partnership unit outstanding                            $        -  $      2.21    $   154.82    $    5.88
                                                                      ==========  ===========    ==========    =========
Net income allocated to limited partners per limited partnership
  unit outstanding                                                    $      .88  $      3.50    $   153.87    $    6.51
                                                                      ==========  ===========    ==========    =========
Limited partnership units outstanding                                     35,965       35,965        35,965       35,965
                                                                      ==========  ===========    ==========    =========
</TABLE>

SEE ACCOMPANYING NOTES.

                                       3
<PAGE>

                     ChrisKen Partners Cash Income Fund L.P.
                        (A DELAWARE LIMITED PARTNERSHIP)

              Condensed Consolidated Statement of Partners' Capital

                      Nine months ended September 30, 2004
                                   (UNAUDITED)

<TABLE>
<CAPTION>
                                               PARTNERS' CAPITAL ACCOUNTS
                                         -----------------------------------------
                                          GENERAL       LIMITED
                                         PARTNERS      PARTNERS          TOTAL
                                         ---------    ------------    ------------
<S>                                      <C>          <C>             <C>
Balance at January 1, 2004               $ 469,632    $ 10,116,578    $ 10,586,210
Distributions (A)                                -     (11,796,479)    (11,796,479)
Net (loss) income                           (3,066)      5,534,069       5,531,003
                                         ---------    ------------    ------------
Balance at September 30, 2004            $ 466,566    $  3,854,168    $  4,320,734
                                         =========    ============    ============
</TABLE>

(A) Summary of 2004 quarterly cash distributions paid per limited partnership
unit:

<TABLE>
<S>                                      <C>
First quarter                            $       -
Second quarter                              327.99
Third quarter                                   -
</TABLE>

SEE ACCOMPANYING NOTES.

                                       4
<PAGE>

                     ChrisKen Partners Cash Income Fund L.P.
                        (A DELAWARE LIMITED PARTNERSHIP)

                 Condensed Consolidated Statements of Cash Flows

                                   (UNAUDITED)

<TABLE>
<CAPTION>
                                                                                     NINE MONTHS ENDED
                                                                                        SEPTEMBER 30
                                                                                  2004             2003
                                                                              ------------    ------------
<S>                                                                           <C>             <C>
CASH FLOWS FROM OPERATING ACTIVITIES
Net income                                                                    $  5,531,003    $    260,080
Adjustments to reconcile net income to net cash flows (used in) provided by
   operating activities:
       Depreciation                                                                272,301         468,023
       Gain on sale of Springdale Apartments                                    (5,561,665)              -
       Net changes in operating assets and liabilities:
         Decrease (Increase) in accounts receivable                                    167          (9,458)
         (Increase) in prepaid expenses                                                (22)        (19,973)
         (Increase) in real estate tax escrow                                      (20,000)              -
         (Decrease) Increase in accounts payable                                   (43,927)         17,069
         (Decrease) in accrued real estate taxes                                  (141,543)        (70,295)
         (Decrease) in deferred income and prepaid rent                            (31,540)         (8,299)
         (Decrease) in tenants' security deposits                                  (76,569)         (1,568)
                                                                              ------------    ------------
Net cash flows (used in) provided by operating activities                          (71,795)        635,579

CASH FLOWS FROM INVESTING ACTIVITIES
Additions to investment in real estate                                             (45,521)       (271,899)
Proceeds from sale of Springdale Apartments                                     11,072,439               -
                                                                              ------------    ------------
Net cash flows provided (used) in investing activities                          11,026,918        (271,899)

CASH FLOWS FROM FINANCING ACTIVITIES
Distributions to partners                                                      (11,796,479)       (354,733)
                                                                              ------------    ------------
Cash flows used in financing activities                                        (11,796,479)       (354,733)
                                                                              ------------    ------------
Net (decrease) increase in cash and cash equivalents                              (841,356)          8,947
Cash and cash equivalents, beginning of period                                     991,466         753,040
                                                                              ------------    ------------
Cash and cash equivalents, end of period                                      $    150,110    $    761,987
                                                                              ============    ============
</TABLE>

SEE ACCOMPANYING NOTES.

                                       5
<PAGE>

                    CHRISKEN PARTNERS CASH INCOME FUND, L.P.
                        (A DELAWARE LIMITED PARTNERSHIP)

              Notes to Condensed Consolidated Financial Statements
                                   (Unaudited)

1.  INTERIM ACCOUNTING POLICIES

The accompanying unaudited condensed consolidated financial statements have been
prepared in accordance with accounting principles generally accepted in the
United States for interim financial information and with the instructions to
Form 10-QSB and 310(b) of Regulations of S-B. Accordingly, they do not include
all of the information and footnotes required by U.S. generally accepted
accounting principles for complete financial statements. The condensed
consolidated financial statements are the representation of the General Partners
and reflect all adjustments which are, in the opinion of the General Partners,
necessary for a fair presentation of the financial position and results of
operations of the Partnership. The General Partners believe that all such
adjustments are normal and recurring. For further information, refer to the
consolidated financial statements and notes thereto included in the ChrisKen
Partners Cash Income Fund L.P.'s (the "Partnership") Annual Report on Form
10-KSB for the year ended December 31, 2003.

2.  SALE OF SPRINGDALE APARTMENTS

On April 14, 2004 the Partnership held a special meeting of the Limited Partners
at which the Limited Partners voted to approve the sale of Springdale
Apartments, one of the Partnership's two properties. As a result, on April 15,
2004 Springdale Apartments was sold for a purchase price of $11,385,000. The
gain from the sale of Springdale Apartments was $5,560,894. The Partnership
distributed net sales proceeds of approximately $11,072,000 to the Limited
Partners. In accordance with FAS 144, the operating results of the respective
property have been reflected in discontinued operations, broken down as follows:

<TABLE>
<CAPTION>
                                     Nine Months
                                        Ended
                                  September 30, 2004
<S>                               <C>
REVENUE
Rental                               $  420,417
Interest                                  8,616
Other                                    26,095
                                     ----------
Total operating revenue                 455,128
EXPENSES
Property operations                     172,000
Depreciation                            104,377
General and administrative              150,341
Management fees                          21,306
                                     ----------
Total operating expenses                448,024
                                     ----------
NET OPERATING INCOME                 $    7,104
                                     ==========
</TABLE>

As a result of the sale of Springdale Apartments, the Partnership has a single
business segment relating to its remaining operating property.

Subject to Limited Partner approval, the Partnership anticipates that Gold Coast
Storage will be sold in December 2004. The anticipated sales price and net
proceeds are $6,914,153 and $6,602,887, respectively. The net proceeds will be
distributed to Limited Partnerships promptly following the transaction.

                                       6
<PAGE>

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

      ChrisKen Partners Cash Income Fund L.P. ("CPCIF" or the "Partnership") is
a Delaware limited partnership organized on May 4, 1987, with ChrisKen Income
Properties, Inc. ("Managing General Partner") and ChrisKen Limited Partnership I
as General Partners. Pursuant to a public offering (the "Offering"), CPCIF sold
37,732 limited partnership units (the "Units" or the "Limited Partnership
Units"). CPCIF acquired 99.9% ownership interests in Springdale Associates
Limited Partnership and Chicago I Self-Storage Limited Partnership. Springdale
Associates Limited Partnership owned a 199-unit residential complex located in
Waukesha, Wisconsin ("Springdale Apartments"), until its sale on April 15, 2004,
and Chicago I Self-Storage Limited Partnership owns a 155,997 square foot
self-storage facility located in Chicago, Illinois ("Gold Coast Storage").

LIQUIDITY AND CAPITAL RESOURCES

      The Partnership had cash and cash equivalents of $150,110 and $991,466 as
of September 30, 2004, and December 31, 2003, respectively. The reduction in
cash and cash equivalents is primarily due to a distribution to the Limited
Partners in the second quarter, and reductions in tenant security deposits,
accrued real estate taxes and accounts payable and other liabilities, partially
offset by the proceeds from the sale of Springdale Apartments and cash flow from
operations for the first nine months of 2004. Restricted cash represents
operating and contingency reserves (the "Reserve") equal to approximately 2% of
the gross proceeds of the Offering ($377,320 at September 30, 2004, and December
31, 2003) as required by the Limited Partnership Agreement. The Reserve is
available for unanticipated contingencies and repairs at Gold Coast Storage. The
Partnership holds Gold Coast Storage on an unencumbered, or all cash basis.

      In February 2004, CMG Partners, L.L.C., which is not affiliated with the
Partnership or its General Partners, submitted an unsolicited offer to the
Partnership's Limited Partners to purchase up to 4.9%, or approximately 1,762,
of the outstanding Limited Partnership Units of the Partnership at $350 per
Unit. The offer expired on May 15, 2004. The Partnership's records indicate that
as of October 29, 2004, 66 Limited Partnership Units were sold by Limited
Partners to CMG Partners L.L.C. as a result of this offer.

      In May 2004, CMG Partners, L.L.C., which is not affiliated with the
Partnership or its General Partners, submitted an unsolicited offer to the
Partnership's Limited Partners to purchase up to 4.9%, or approximately 1,762,
of the outstanding Limited Partnership Units of the Partnership at $365 per
Unit. The offer expired on August 15, 2004. The Partnership's records indicate
that as of October 29, 2004, 177.6 Limited Partnership Units were sold by
Limited Partners to CMG Partners L.L.C. as a result of this offer.

      On March 26, 2004, the Managing General Partner received a copy of an
offer, made by Mackenzie Patterson Fuller, Inc. and affiliated entities, for all
of the Partnership's outstanding Units for $350 per Unit. The Managing General
Partner responded to the tender offer made by Mackenzie Patterson Fuller, Inc.
and affiliated entities on March 30, 2004, by filing a Schedule 14D-9 with the
Securities and Exchange Commission in which it stated its position on the tender
offer. A copy of that filing was sent concurrently with filing to the Limited
Partners. The Partnership's records indicate that as of October 29, 2004,
235.255 Limited Partnership Units were sold to Mackenzie Patterson Fuller, Inc.
as a result of this offer.

      On June 25, 2004, Mackenzie Patterson Fuller, Inc., which is not
affiliated with the Partnership or its General Partners, submitted an
unsolicited offer to the Partnership's Limited Partners to purchase up to 1.9%,
or approximately 700, of the outstanding Limited Partnership Units of the
Partnership at $40 per Unit. The offer expired on July 30, 2004. The
Partnership's records indicate that as of October 29, 2004, no Limited
Partnership Units were sold by Limited Partners to Mackenzie Patterson Fuller,
Inc. as a result of this offer.

      Management believes that the Limited Partnership Unit sales to CMG
Partners L.L.C. and Mackenzie Patterson Fuller, Inc. will not adversely affect
the management or the liquidity of the Partnership. Additional unsolicited
offers to purchase Limited Partnership Units may occur in the future. From time
to time, the Partnership receives requests to furnish the names, addresses and
number of Limited Partnership Units owned by the Limited Partners. The
Partnership complies with such requests as required by the terms of the
Partnership Agreement and/or applicable law.

      In 2001, at Gold Coast Storage, the City of Chicago Fire Department
determined that, in the event of a fire, individuals using exterior fire escapes
might be injured by broken glass from window openings within ten feet of a fire
escape. In conjunction with the Fire Department, the Partnership has developed a
plan to encase identified windows with UL fire rated materials. The Partnership
has received the necessary approval and building permit by the City of Chicago
Building Department. Work on this project began in the second quarter and was
completed in the fourth quarter of 2003 for a total capital expenditure of
$171,000.

                                       7
<PAGE>

      In 2001, the Partnership agreed with the City of Chicago that it would
complete repairs and tuck pointing with respect to the exterior walls at Gold
Coast Storage property. Such work began in 2001 and was completed in November
2002, as required. The total cost for this project, $280,267, was funded from
2001 and 2002 operations. In performing the tuck-pointing work in 2002,
additional structural improvements were identified. The additional capital
expenditures were completed in the first quarter of 2003 at a cost of $68,500.

      In the fall of 2000, in the course of repairing the damage caused by a
fire at one of the apartment units at Springdale Apartments, a structural defect
in the construction of the fire-damaged unit was discovered. The Managing
General Partner of the Partnership retained a structural engineer to perform an
examination of Springdale Apartments. As of March 19, 2004, the structural
engineer has completed the examination of all units where similar conditions
could exist. Remediation of the structural defects identified in the structural
engineer's report was completed prior to the April 2004 sale, at a cost of
approximately $33,000, which was expensed and funded out of the Partnership's
cash flow.

      In 2001, structural enhancements and repairs to the Specified Properties
that the Managing General Partner deemed necessary and advisable were
undertaken. As a result, 2001 major expenditures exceeded expenditures for such
items for the few years preceding 2001. The increased level of expenditures for
major repairs and improvements continued in 2002 and 2003. All such expenditures
were funded from operating cash flow. If Gold Coast Storage is not sold in 2004
as contemplated, the Managing General Partner anticipates that such expenditures
for Gold Coast Storage will remain substantial in near term fiscal periods due
to competitive market conditions and overall maintenance. Expenditures for major
repairs and improvements for Springdale Apartments, which was sold in April
2004, totaled $62,555 in the first nine months of 2004, including approximately
$33,000 in structural remediation costs.

      As the Springdale Apartments were sold on April 15, 2004, the Managing
General Partner determined the amount of cash that it believed should be
sufficient to provide for the payment of the Partnership's remaining general and
administrative expenses with respect to Springdale Apartments. The balance of
approximately $11,072,000 was distributed to the Limited Partners in June 2004
in accordance with the Partnership Agreement. In general, under Section K of the
Partnership Agreement, distributions of net sale or refinancing proceeds were
made (i) first, to the Limited Partners until they have been paid an amount
equal to their Adjusted Investment; (ii) second, to the Limited Partners until
they have been paid an amount equal to their Preferential Distribution less any
amounts previously distributed. Although the Partnership Agreement provides that
after the amount specified in (ii) is received, remaining amounts are
distributed 85% to the Limited Partners and 15% to the General Partners,
proceeds from the sale were not sufficient to satisfy (ii) and accordingly the
General Partners did not receive any distribution of sale proceeds from the sale
of the Springdale Apartments.

      In the first half of 2004, a broker was engaged to solicit offers on Gold
Coast Storage. On September 14, 2004, subject to approval by Limited Partners
holding a majority of the outstanding Units, the Partnership agreed to sell Gold
Coast Storage, the last of the Partnership's two properties, to
Warburg-StorageMart Partners, L.P., a Delaware Limited Partnership (the
"Purchaser"), pursuant to the Real Estate Purchase Agreement. Copies of the Real
Estate Purchase Agreement and all amendments through November 12, 2004, are
attached exhibits hereto. The Purchaser is not affiliated with the Partnership
or its General Partners.

      Pursuant to the terms of the Purchase Agreement, aggregate consideration
to be paid for Gold Coast Storage is Six Million Nine Hundred Fifty Thousand
Dollars ($6,950,000.00), plus or minus prorations and credits (the "Purchase
Price"), which consideration will be paid in cash. There is no mortgage
indebtedness encumbering the Gold Coast Storage. The Purchase Price was agreed
upon through arm's length negotiations. If approved by Limited Partners holding
a majority of the outstanding Units, Gold Coast Storage will be sold as promptly
as practicable after satisfaction (or waiver where permissible) of all
conditions to the sale of Gold Coast Storage. If Limited Partners approve the
sale of Gold Coast Storage, it is expected to be completed prior to December 31,
2004.

      Following the sale of Gold Coast Storage, the Managing General Partner
will determine the amount of cash that it believes will be sufficient to provide
for the payment of the Partnership's liabilities with respect to Gold Coast
Storage and any remaining Partnership obligations. The balance will then be
promptly distributed to the Limited Partners and General Partners in accordance
with the Partnership Agreement and the Partnership will begin finalizing
dissolution and liquidation. It is expected that all such net cash will be
distributed no later than the calendar quarter following the calendar quarter in
which the sale of Gold Coast Storage is completed, which currently is expected
to occur in the last quarter of 2004. In general, under Section K of the
Partnership Agreement, distributions of net sale or refinancing proceeds will be
made (i) first, to the Limited Partners until they have been paid an amount
equal to their Adjusted Investment; (ii) second, to the Limited Partners until
they have been paid an amount equal to their Preferential Distribution less any
amounts previously distributed. Although the Partnership Agreement provides that
after the amount specified in (ii) is received, remaining amounts are
distributed 85% to the Limited Partners and 15% to the General Partners,
proceeds for the sale will not be sufficient to satisfy (ii) and accordingly the
General Partners will not receive any distribution of sale proceeds from the
sale of the Gold Coast Storage. Any amounts

                                       8
<PAGE>

remaining after all Partnership obligations are paid would be distributed as
described above.

      The source of near-term future liquidity for the Partnership and cash
distributions to the Partners is dependent upon the sale of Gold Coast Storage
and cash generated by Gold Coast Storage. Based upon a review of the existing
leases and occupancy levels at Gold Coast Storage and cash flows generated by
Gold Coast Storage and further based upon the Partnership's investment
objectives and the fact that Gold Coast Storage is held on an all-cash basis,
the General Partners do not anticipate a lack of liquidity. In the event the
Reserve and cash flows are insufficient to meet cash or liquidity needs, the
Partnership would be required to borrow funds to meet such costs. Nonetheless,
in addition to the Reserve and cash flows generated by Gold Coast Storage
discussed above, the General Partners believe that the equity in Gold Coast
Storage, which is now held on an all-cash basis, would provide additional
sources of liquidity, if required. The General Partners therefore believe that,
if required, the Partnership would be able to obtain financing collateralized by
Gold Coast Storage in order to provide funds to meet working capital needs.

RESULTS OF OPERATIONS

      Occupancy at Gold Coast Storage was 74.2% at September 30, 2004, 74.9% at
December 31, 2003, and 76.8% at September 30, 2003. Rental revenue decreased
$11,848 during the nine months ended September 30, 2004, as compared to the same
period one year earlier, due primarily to a $11,367 decrease in rental rates,
and a $25,066 increase in rental concessions, partially offset by a $24,586
decrease in vacancy loss. The General Partners do not anticipate that rental
revenue at Gold Coast Storage will improve during 2004 due to lower occupancy
resulting primarily from overall weakened economic conditions and increased
competition. The General Partners believe that occupancy at Gold Coast will
remain between 70 - 75% for the remainder of 2004.

      Management continues to aggressively market lease space at Gold Coast
Storage in order to improve occupancy percentages and increase rental rates.
There can be no assurance, however, that increases will occur.

      Total revenue at Gold Coast Storage of $765,125 for the nine months ended
September 30, 2004 decreased 2.4% compared to revenue of $783,718 for the nine
months ended September 30, 2003, due to a net decrease in rental revenue of 1.6%
and a $4,375 decrease in sundry income.

      Expenses attributable to Gold Coast Storage for the nine months ended
September 30, 2004, of $673,611 are approximately .4% lower compared to expenses
for the nine months ended September 30, 2003, of $676,603 due to decreased
property operating costs, partially offset by increased repair and maintenance,
general and administrative and depreciation expenses. Property operating
expenses decreased in 2004, as compared to the first nine months of 2003, due to
a $30,191 decrease in gas and fuel costs. Gas and fuel expense decreased due to
a change in the provider of gas and fuel and decreased usage. Repair and
maintenance increased due to the following increases in expense: electrical
repairs and supplies, $7,816, and structural repairs and supplies, $4,147,
partially offset by a $5,310 decrease in janitorial contracts and supplies.
Electrical supplies and repairs increased primarily due to electrical upgrades
to the garage spaces costing $7,752. Structural repairs increased primarily due
to the replacement of the elevator gate, $3,575, in the first quarter of 2004.
Janitorial contracts and supplies decreased in 2004, compared to 2003, due to a
reduction in the number of hired contractors in 2004. General and administrative
expenses are higher primarily due to the following increases in expense: office
and administrative salaries and commission, $11,750, payroll taxes, $3,079,
advertising expense, $10,673, and bad debt expense, $4,631, partially offset by
a $4,536 decrease in legal and eviction fees and a $4,526 decrease in insurance
premiums. Office and administrative salaries increased in 2004, compared to
2003, due to a temporary reduction of office staff in 2003. Advertising expense
increased due to an increase in advertisements in an effort to improve
occupancy. Depreciation expense increased to $167,924 in the nine months ended
September 30, 2004, compared to $159,994 for the same period in 2003, due to
fixed asset additions. Management fee expense decreased to $44,226 for the first
nine months of 2004, compared to $45,040 for the first nine months of 2003.
Management anticipates that operational expenses for Gold Coast Storage in 2004,
excluding utilities, will be similar to those experienced in 2003.

      Net income for the nine months ended September 30, 2004, of $91,514 from
Gold Coast Storage decreased 14.6% as compared to net income for the nine months
ended September 30, 2003, of $107,115 due primarily to decreased revenue, and
increased repair and maintenance, general and administrative and depreciation
expenses, partially offset by decreased property operations expense.

      The Partnership did not earn interest income for the nine months ended
September 30, 2004 or the nine months ended September 30, 2003. Interest income
is affected not only by declining interest rates but also by increased bank fees
that require higher offsetting compensating cash balances. Administrative
expenses incurred by the

                                       9
<PAGE>

Partnership for the nine months ended September 30, 2004, of $129,285 increased
by approximately 57.6% from the nine months ended one year earlier of $82,024.
The increase in Partnership expenses is the result of a $32,088 increase in
audit and accounting fees and a $15,634 increase in professional fees.
Professional fees increased, in part, due to expenses incurred related to the
sale of Springdale Apartments.

      Overall net operating loss for the nine months ended September 30, 2004,
was $37,766 compared to overall net operating income from the nine months ended
September 30, 2003, of $25,091. The decrease in net operating income is due
primarily to the sale of Springdale Apartments, decreased revenue for Gold Coast
Storage and increased expenses for the Partnership, as discussed above.

      Net cash flows used in operations for the nine months ended September 30,
2004, was $71,795 compared to net cash flows provided by operations of $635,579
for the nine months ended September 30, 2003. The decrease was primarily the
result of decreased net income before depreciation expense, a greater reduction
in accrued real estate taxes, a reduction in accounts payable and the reduction
in tenant security deposits and prepaid rent, due to the sale of Springdale
Apartments. Expenditures on investment in real estate at the Specified
Properties decreased to $45,521 for the nine months ended September 30, 2004,
compared to $271,899 for the same period one year ago. Additions to investment
in real estate at Springdale Apartments through the sale date of April 15, 2004,
included the renovation of one apartment, $2,468, replacement of the water
heater in one building, $4,985, and continued carpet, $16,198, and appliance,
$2,141, replacement as necessary. Additions to investment in real estate at Gold
Coast Storage for the nine months ended September 30, 2004 included the
replacement of the dock railing and stairway, 19,729. Distributions to Limited
Partners during the nine months ended September 30, 2004, totaled $11,796,479
compared to distributions of $354,733 during the nine months ended September 30,
2003. The increase in distributions to Limited Partners is primarily the result
of the distribution of the proceeds from the sale of Springdale Apartments. The
Managing General Partner does not anticipate near term distributions resulting
from the operations of Gold Coast Storage.

      As discussed in "Liquidity and Capital Resources" above, increased
expenditures for major repairs and improvements, which began in 2001, continued
in 2002 and 2003. All such expenditures were funded from operating cash flow. In
the first three quarters of 2004, expenditures for Springdale Apartments for
major repairs and improvements totaled $62,555. If Gold Coast Storage is not
sold as contemplated, the Managing General Partner anticipates that major repair
and improvement expenditures will remain substantial in near term fiscal periods
due to competitive market conditions and overall maintenance. As discussed
above, the level of additional distributions to the Limited Partners is
dependent on the overall performance of Gold Coast Storage, and expenditures for
major repairs and improvements. As indicated above and subject to the possible
sale of the Gold Coast Storage during 2004, the Partnership will continue with
major repairs and improvements during 2004, which likely will exceed those
incurred in 2002 and 2003. While the General Partners hope to increase net
income generated by Gold Coast Storage in 2004, as compared to 2003, by
increasing occupancy and rental rates, current economic conditions generally may
continue to limit their ability to do so. Therefore, the Managing General
Partner believes that aggregate distributions during 2004 will be limited to the
second quarter distribution in the amount of $11,796,479, which represents the
proceeds from the sale of Springdale Apartments in the amount of $11,072,000, as
well as a $724,479 distribution of reserves. However, the level of 2004
distributions also would be affected by the sale of Gold Coast Storage. Because
the sale is subject to limited partner approval, there can be no assurance that
the Property can be sold at an acceptable price.

      Some statements in this Form 10-QSB are forward looking and actual results
may differ materially from those stated. As discussed herein, among the factors
that may affect actual results are changes in rental rates, occupancy levels in
the market place in which Gold Coast Storage competes and/or unanticipated
changes in expenses or capital expenditures and/or a failure of the limited
partners to approve a sale of Gold Coast.

                                       10
<PAGE>

ITEM 3. CONTROLS AND PROCEDURES.

      (a) Evaluation of Disclosure Controls and Procedures

      The principal executive officer of our Managing General Partner, John F.
Kennedy, and the acting principal financial officer of our Managing General
Partner, Robert Mayer (an employee of ChrisKen Residential Trust, an affiliate
of CREMCO, L.L.C., but not of the Managing General Partner), have evaluated, as
of the end of the period covered by this report on Form 10-QSB, the
effectiveness of the design and operation of our disclosure controls and other
procedures that are designed to ensure that information required to be disclosed
by us in the reports that we file or submit under the Securities Exchange Act of
1934 is recorded, processed, summarized and reported within the time periods
specified in the SEC's rules and forms. As a result of this evaluation, Messrs.
Kennedy and Mayer have concluded that, as of such date, the design and operation
of our disclosure controls and procedures were effective.

      (b) Changes in internal controls

      During the period covered by this quarterly report and since the date of
the evaluation of our disclosure controls and procedures by Messrs. Kennedy and
Mayer described above, there have been no significant changes in our internal
controls or in other factors that could significantly affect our disclosure
controls and procedures.

                   (BALANCE OF PAGE LEFT INTENTIONALLY BLANK)

                                       11
<PAGE>

                                     PART II

                     CHRISKEN PARTNERS CASH INCOME FUND L.P.
                        (A DELAWARE LIMITED PARTNERSHIP)

ITEM 1. LEGAL PROCEEDINGS.

The Partnership is not a party to any litigation other than litigation that the
Managing General Partner believes is routine litigation incidental to the
Partnership's business. In December 2001, John S. Marten, a former officer and
trustee of ChrisKen Residential Trust ("CRT"), which controls CREMCO, L.L.C.,
the Partnership's management agent, sued CRT, CRT's three independent trustees,
John F. Kennedy (a trustee of CRT and an officer of the Partnership's Managing
General Partner) and CREMCO, L.L.C. (see MARTEN V. CHRISKEN RESIDENTIAL TRUST,
ET AL., No. 01 CH 21979). Neither the Partnership nor the General Partners are
parties to that litigation. The litigation was settled in July 2004.

ITEMS 2 AND 3 ARE OMITTED BECAUSE OF THE ABSENCE OF CONDITIONS UNDER WHICH THEY
ARE REQUIRED.

ITEM 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS.

On February 9, 2004, the Partnership, through a subsidiary limited partnership,
entered into a Sale and Purchase Agreement to sell the Springdale Apartments,
one of the Partnership's two properties, to Joint Venture, LLC, Phillip & Sally
Askotzky Revocable Living Trust Dated 10/07/96, Michael A. and Tracy C. Askotzky
Trust T/U//A Dated March 8, 1999, The Levinsky and Ceren Family Trust Dated
April 26, 1989, 2002 Levinsky Family Trust, Maurice Neeman Trust and Shirley
Neeman Trust and Springdale Apartments, LLC (collectively, the "Purchaser"), for
a purchase price of $11,385,000, subject to certain adjustments at or prior to
closing, payable in cash. The Purchaser is not affiliated with the Partnership
or the General Partners. The Purchase Agreement is incorporated by reference to
the Partnership's Current Report on Form 8-K dated February 9, 2004. The
Managing General Partner conditioned the sale to the Purchaser on approval by
limited partners holding not less than a majority of the Partnership's
outstanding Units.

On March 29, 2004, the Partnership mailed a Notice of Special Meeting and Proxy
Statement to all Limited Partners of record on February 29, 2004. The Notice of
Special Meeting and Proxy Statement are incorporated by reference to the
Definitive Proxy Statement included in the Schedule 14A Information filed by the
Partnership on March 29, 2004. The special meeting of the Limited Partners was
held at the offices of the Partnership at 345 North Canal Street, Chicago, IL
60606 at 7:00 p.m. CST on April 14, 2004. At the Special Meeting, Limited
Partners voted to approve the proposal to sell the Springdale Apartments, to the
Purchaser. At that meeting, 22,927.4440 of the 35,964.875 Units were voted, of
which 22,506.7246 (62.58%) of the Units were voted for the sale, 139.8398 Units
(.39%) Units were voted against the sale and 280.8796 (.78%) Units abstained.
The Partnership completed the sale of the Springdale Apartments on April 15,
2004. The Partnership will continue to own and operate its second property, Gold
Coast Storage, until it can be sold and the Partnership is terminated and
dissolved and thereafter liquidated.

ITEM 5 IS OMITTED BECAUSE OF THE ABSENCE OF CONDITIONS UNDER WHICH IT IS
REQUIRED.

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

      (a) Exhibits.

10.4  Real Estate Purchase Agreement between Registrant and Warburg-StorageMart
      Partners, L.P., a Delaware Limited Partnership dated as of September 14,
      2004);

10.5  First Amendment to Real Estate Purchase Agreement dated October 29, 2004;

10.6  Second Amendment to Real Estate Purchase Agreement dated November 1, 2004;

                                       12
<PAGE>

10.7  Third Amendment to Real Estate Purchase Agreement dated November 2, 2004;

31.1  Certification of Principal Executive Officer pursuant to Rule 15d-14(a)
      (17 CFR 240.15d-14(a)) and Section 302 of the Sarbanes-Oxley Act of 2002.

31.2  Certification of Acting Principal Accounting Officer pursuant to Rule
      15d-14(a) (17 CFR 240.15d-14(a)) and Section 302 of the Sarbanes-Oxley Act
      of 2002.

32    Certification of Principal Executive Officer and Acting Principal
      Accounting Officer pursuant to 18 U.S.C. Section 1350, as adopted 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 quarter ended September 30, 2004.

                                       13
<PAGE>

                                   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 thereto duly authorized.

                        ChrisKen Partners Cash Income Fund L.P.
                                          (Registrant)

                                          By:   ChrisKen Income Properties Inc.,
                                                Managing General Partner

Date: November 15, 2004                   By:   /s/ John F. Kennedy
                                                -------------------------------
                                                John F. Kennedy
                                                Director and President

                                       14
<PAGE>

                                  EXHIBIT INDEX

<TABLE>
<CAPTION>
EXHIBITS                                    DESCRIPTION
--------                                    -----------
<S>           <C>
10.4          Real Estate Purchase Agreement between Registrant and Warburg-StorageMart
              Partners, L.P., a Delaware Limited Partnership dated as of September 14,
              2004);

10.5          First Amendment to Real Estate Purchase Agreement dated October 29, 2004;

10.6          Second Amendment to Real Estate Purchase Agreement dated November 1, 2004;

10.7          Third Amendment to Real Estate Purchase Agreement dated November 2, 2004;

31.1          Certification of Principal Executive Officer pursuant to Rule 15d-14(a)
              (17 CFR 240.15d-14(a)) and Section 302 of the Sarbanes-Oxley Act of 2002.

31.2          Certification of Acting Principal Accounting Officer pursuant to Rule
              15d-14(a) (17 CFR 240.15d-14(a)) and Section 302 of the Sarbanes-Oxley Act
              of 2002.

32.1          Certification of Principal Executive Officer and Acting Principal
              Accounting Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant
              to Section 906 of the Sarbanes-Oxley Act of 2002.
</TABLE>

                                       15