<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 March 31, 1999

[ ]                   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
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                     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 formal 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
    -----      -----
<PAGE>

                     CHRISKEN PARTNERS CASH INCOME FUND L.P.

                                      INDEX

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

     Item 1.   Consolidated Financial Statements
               (UNAUDITED)

               Consolidated Balance Sheet at
               March 31, 1999                                       2

               Consolidated Statements of Income
               for the Three Months Ended
               March 31, 1999 and 1998                              3

               Consolidated Statement of Partners'
               Capital for the Three Months Ended
               March 31, 1999                                       4

               Consolidated Statements of Cash Flows for
               the Three Months Ended March 31, 1999
               and 1998                                             5

               Notes to Consolidated Financial Statements           6

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

PART II        OTHER INFORMATION

     Item 1.   Legal Proceedings                                    11

     Item 2.   Changes in Securities and Use of Proceeds            11

     Item 3.   Defaults Upon Senior Securities                      11

     Item 4.   Submissions of Matters to a Vote of
               Security Holders                                     11

     Item 5.   Other Information                                    11

     Item 6.   Exhibits and Reports on Form 8-K                     11

SIGNATURE                                                           12
</TABLE>


                                                                             1
<PAGE>


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

                           Consolidated Balance Sheet

                                 March 31, 1999
                                   (UNAUDITED)

<TABLE>

<S>                                                         <C>
ASSETS
Cash and cash equivalents                                   $   677,222
Restricted cash                                                 377,320
Accounts receivable                                              28,013
Other                                                             3,414
                                                            -----------
                                                              1,085,969

Investment in real estate, at cost:
   Land                                                       2,241,388
   Buildings and improvements                                10,847,062
   Equipment                                                    261,024
                                                            -----------
                                                             13,349,474
   Accumulated depreciation                                  (2,179,296)
                                                            -----------
                                                             11,170,178
                                                            -----------
   Total assets                                             $12,256,147
                                                            -----------
                                                            -----------

LIABILITIES AND PARTNERS' CAPITAL
Accounts payable                                            $    48,051
Tenants' security deposits                                       93,627
Deferred income and prepaid rent                                 86,882
Accrued real estate taxes                                       195,904
                                                            -----------
Total liabilities                                               424,464

Partners' capital, 36,948 limited partnership
units issued and outstanding                                 11,831,683
                                                            -----------
Total liabilities and partners' capital                     $12,256,147
                                                            -----------
                                                            -----------
</TABLE>

SEE ACCOMPANYING NOTES.


                                                                             2
<PAGE>

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

                        Consolidated Statements of Income
                                   (UNAUDITED)

<TABLE>
<CAPTION>
                                                      THREE MONTHS ENDED
                                                           MARCH 31
                                                     1999              1998
                                                  ---------------------------
<S>                                               <C>                <C>
REVENUE
Rental                                            $677,754           $636,053
Interest                                            11,942             11,426
Other                                               33,926             31,696
                                                  ---------------------------
Total revenue                                      723,622            679,175

EXPENSES
Property operations and maintenance                137,615            155,755
Depreciation                                       132,443             50,297
General and administrative                         203,349            217,347
Management fees - Affiliate                         38,140             35,410
                                                  ---------------------------
Total expenses                                     511,547            458,809
                                                  ---------------------------
Net income                                        $212,075           $220,366
                                                  ---------------------------
                                                  ---------------------------
Net income allocated to general partners          $ 21,208           $ 22,037
                                                  ---------------------------
                                                  ---------------------------
Net income allocated to limited partners          $190,867           $198,329
                                                  ---------------------------
                                                  ---------------------------
Net income allocated to limited partners
   per limited partnership units
   outstanding                                    $   5.15           $   5.37
                                                  ---------------------------
                                                  ---------------------------
Limited partnership units outstanding               36,948             36,948
                                                  ---------------------------
                                                  ---------------------------
</TABLE>

SEE ACCOMPANYING NOTES.


                                                                             3
<PAGE>

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

                   Consolidated Statement of Partners' Capital

                        Three months ended March 31, 1999
                                   (UNAUDITED)

<TABLE>
<CAPTION>
                                        PARTNERS' CAPITAL ACCOUNTS
                                  --------------------------------------------
                                   GENERAL         LIMITED
                                  PARTNERS         PARTNERS           TOTAL
                                  --------------------------------------------
<S>                               <C>             <C>              <C>
Balance at January 1, 1999        $428,255        $11,470,886      $11,899,141
Distributions (A)                        -           (279,533)        (279,533)
Net income                          21,208            190,867          212,075
                                  --------------------------------------------
Balance at March 31, 1999         $449,463        $11,382,220      $11,831,683
                                  --------------------------------------------
                                  --------------------------------------------
</TABLE>

(A) Cash distributions paid per limited partnership unit were $7.57.

SEE ACCOMPANYING NOTES.


                                                                             4
<PAGE>

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

                      Consolidated Statements of Cash Flows
                                   (UNAUDITED)

<TABLE>
<CAPTION>
                                                    THREE MONTHS ENDED
                                                          MARCH 31
                                                    1999             1998
                                                 --------------------------
<S>                                              <C>              <C>
CASH FLOWS FROM OPERATING ACTIVITIES
Net income                                       $ 212,075        $ 220,366
Adjustments to reconcile net income
  to net cash flows provided by
  operating activities:        
     Depreciation                                  132,443           50,297
     Net changes in operating assets
       and liabilities:
       Decrease (increase) in accounts
         receivable                                 10,639           (4,583)
         (Increase) in other assets                   (823)          (7,588)
       (Decrease) in accounts payable
         and accrued expenses                     (169,014)        (137,927)
       (Decrease) increase in deferred
         income and prepaid rent                    (7,839)           4,284
       Increase in tenants' security
         deposits                                    1,669            3,155
                                                 --------------------------
Net cash flows provided by operating
  activities                                       179,150          128,004

CASH FLOWS FROM INVESTING ACTIVITIES
Additions to investment in real estate             (15,211)         (37,590)
                                                 --------------------------
Cash flows used in investing activities            (15,211)         (37,590)

CASH FLOWS FROM FINANCING ACTIVITIES
Distributions                                     (279,533)        (244,572)
                                                 --------------------------
Cash flows used in financing activities           (279,533)        (244,572)
                                                 --------------------------
Net decrease in cash and cash
  equivalents                                     (115,594)        (154,158)
Cash and cash equivalents,
  beginning of period                              792,816          594,370
                                                 --------------------------
Cash and cash equivalents, end of period         $ 677,222        $ 440,212
                                                 --------------------------
                                                 --------------------------
</TABLE>

SEE ACCOMPANYING NOTES.


                                                                             5
<PAGE>

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

                   Notes to Consolidated Financial Statements
                                   (UNAUDITED)

1.  INTERIM ACCOUNTING POLICIES

The accompanying unaudited consolidated financial statements have been 
prepared in accordance with generally accepted accounting principles 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 generally accepted accounting 
principles for complete financial statements. The 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, 1998.


                                                                             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. CPCIF has 99.99% 
ownership interests in Springdale Associates Limited Partnership and Chicago 
I Self-Storage Limited Partnership. Springdale Associates Limited Partnership 
owns a 199-unit residential complex located in Waukesha, Wisconsin 
("Springdale Apartments"), 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 $677,222 and $792,816 
as of March 31, 1999 and December 31, 1998, respectively. The reduction in 
cash and cash equivalents is primarily due to additions to investment in real 
estate, reductions in accounts payable and accrued liabilities, and 
distributions in excess of net cash provided by operating activities. 
Restricted cash represents operating and contingency reserves (the "Reserve") 
equal to approximately 2% of the gross proceeds of the Offering ($377,320 at 
March 31, 1999 and December 31, 1998) as required by the Limited Partnership 
Agreement. The Reserve is available for unanticipated contingencies and 
repairs at Springdale Apartments and Gold Coast Storage (collectively the 
"Specified Properties"). The General Partners believe the current amount of 
the Reserve is adequate to satisfy cash requirement needs. The Partnership 
holds the Specified Properties described above on an unencumbered or all cash 
basis.

     For Springdale Apartments management has budgeted the following major 
repairs or improvements to the property to be completed during 1999: grounds 
and signage enhancements ($18,000), exterior painting ($10,000), renovation 
of ten apartment units ($34,000), apartment entry door replacement 
($35,000),and continued carpet ($72,000) and appliance replacement ($42,000) 
as needed due to obsolescence. For Gold Coast Storage management has budgeted 
the following major repairs or improvements to the property to be completed 
during 1999: elevator repairs ($13,000), roof and exterior brick repairs 
($14,000), paving and concrete repairs ($12,000), fence replacement ($6,500), 
phase two of security monitoring system ($38,000), and the addition of 5,850 
rentable square feet of garage style storage space ($300,000). This 
additional rental space is estimated to generate annual gross revenues of 
approximately $104,000.

     RESULTS OF OPERATIONS

     Occupancy at the Springdale Apartments was 98% at March 31, 1999, 97% at 
December 31, 1998, and 95% at March 31, 1998. Rental revenue increased during 
the three months ended March 31, 1999 as compared to the same period one year 
earlier, primarily due to a moderate increase in rental rates and a 
significant reduction in vacancy loss. The General Partners believe that 
occupancy at Springdale Apartments will remain between 95 - 98% for the 
remainder of 1999.

     Occupancy at Gold Coast Storage was 88% at March 31, 1999, 88% at 
December 31, 1998, and 93% at March 31, 1998. Rental revenue increased during 
the three months ended March 31, 1999 as compared to the same period one year 
earlier, primarily due to a 2.7% net effective increase in rental rates. The 
General Partners believe that occupancy at Gold Coast will remain between 85 
- 90% for the remainder of 1999.

     Management continues to aggressively market both apartment units at 
Springdale Apartments and space at Gold Coast Storage in order to increase 
occupancy percentages, and rental rates, at both locations.


                                                                             7
<PAGE>

Management anticipates occupancy at both Properties to remain at present 
levels during the remainder of 1999.

     Rental and other revenue of $422,668 for Springdale Apartments for the 
three months ended March 31, 1999 increased 11.5% from rental revenue of 
$379,173 for the three months ended March 31, 1998. The increase in rental 
revenue primarily resulted from moderately increased rental rates and a 
significant reduction in vacancy loss in 1999. Rental and other revenue at 
Gold Coast Storage increased by approximately 2% from $288,576 for the three 
months ended March 31, 1998 to $294,393 for the three months ended March 31, 
1999, due to a 2.7% net effective increase in rental rates partially offset 
by a reduction in sundry income. The General Partners believe that rental 
revenue at Gold Coast Storage will remain relatively stable over the next few 
years. Overall rental and other revenue for the three months ended March 31, 
1999 of $717,061 increased by 7.4% from the three months ended March 31, 1998 
of $667,749 due to the factors detailed above affecting the Specified 
Properties.

     Expenses for the three months ended March 31, 1999, attributable to 
Springdale Apartments of $267,924 were approximately 22% higher than expenses 
for the three months ended March 31, 1998 of $219,514, due primarily to the 
reinstatement of depreciation expense, partially offset by lower property 
operating and maintenance, and general and administrative expenses. Before 
depreciation expense, the Springdale Apartments had total expenses of 
$185,828 for the three months ended March 31, 1999, compared to $219,514. for 
the three months ended March 31, 1998. In the latter part of 1997, Springdale 
Apartments was reclassified to "Assets Held for Sale" which resulted in the 
suspension of the recognition of depreciation expense pursuant to Statement 
of Financial Accounting Standards No. 121(SFAS 121) "IMPAIRMENT OF LONG-LIVED 
ASSETS AND LONG-LIVED ASSETS TO BE DISPOSED OF". However, negotiations with a 
potential buyer of the property were terminated June 1, 1998. Also pursuant 
to SFAS 121, the Property was reclassified as "Held for Investment" and 
depreciation expense was resumed June 1, 1998. The Partnership is not 
currently marketing the Springdale Apartments. Property operating and 
maintenance expenses were lower primarily due to the resumption of treating 
appliance replacement, carpet replacement, and certain electrical and grounds 
expenses as additions to investment in real estate. In the first quarter of 
1998 these expenditures were treated as current period costs as set forth in 
SFAS 121. Property operating expenses also decreased due to lower painting 
and decoration, grounds maintenance, and water and sewer expenses, partially 
offset by increased heating fuel and heating system repair costs. Water and 
sewer expenses are lower in the current period due to overstated first 
quarter 1998 accrual estimates caused by billing errors by the utility 
company. Heating fuel costs are higher compared to the first quarter of 1998 
due to mild temperatures during that period and overstated fourth quarter 
1997 accrual estimates. General and administrative expenses are lower for the 
quarter ended March 31, 1999 as compared to the same period one year earlier 
due primarily to legal fees and property disposition costs incurred in 1998 
for which there are no comparable expenses in 1999. General and 
administrative expenses are also lower due to decreased advertising and 
insurance expense, partially offset by higher office administrative costs, 
real estate taxes, and pager and answer service expense. Administrative 
salaries are higher due to increased salary levels. Management fee expense is 
higher due to increased revenue.

     Overall expenses attributable to Gold Coast Storage for the three months 
ended March 31, 1999 of $217,151 increased 9% compared to overall expenses 
for the three months ended March 31, 1998 of $199,031. Property operating and 
maintenance expenses are higher in 1999 as compared to the first quarter of 
1998 due to higher electric, plumbing repairs, elevator maintenance, grounds 
maintenance, and heating and ventilation repairs, offset by decreased water 
and sewer, heating fuel, and maintenance payroll. Grounds maintenance expense 
increased primarily due to higher snow plowing costs resulting from heavy 
snow fall in early 1999. Depreciation expense is slightly higher during the 
current period due to additions to investment in real estate during 1998. 
General and administrative expenses during 1999 are higher than 1998 with 
increases in advertising, training and administrative expenses, and 
administrative salaries offset by lower property insurance and professional 
fees. Management fees are higher due to increased revenue.


                                                                             8
<PAGE>

     Overall expenses incurred by the Specified Properties for the three 
months ended March 31, 1999 of $485,075 increased by approximately 15.9% from 
the three months ended March 31, 1998 of $418,545, primarily as a result of a 
combination of the foregoing factors affecting the Specified Properties. 
Management anticipates that operational expenses in 1999 will be similar to 
those experienced in 1998. The reinstatement of depreciation expense, as 
discussed above, will result in increased aggregate expenses in 1999 as 
compared to 1998.

     Net income for the three months ended March 31, 1999 of $154,744 from 
Springdale Apartments decreased from the three months ended March 31, 1998 of 
$159,659 due primarily to the restatement of depreciation expense, offset by 
increased rental revenue, lower property operating, and maintenance, and 
general, and administrative expenses. Net income for the three months ended 
March 31, 1999 of $77,242 from Gold Coast Storage decreased 13.7% as compared 
to net income for the three months ended March 31, 1998 of $89,545, due to 
increased property operating, and general and administrative expenses, and 
lower sundry income partially offset by increased rental revenue.

     Interest income earned by the Partnership for the three months ended 
March 31, 1999 of $6,561 is lower than the $11,426 earned during the three 
months ended one year earlier because excess cash was held the Springdale 
Apartments earning $5,381 in interest. Administrative expenses incurred by 
the Partnership for the three months ended March 31, 1999 of $26,472 
decreased by approximately 34.3% from the three months ended one year earlier 
of $40,264 due to a bookkeeping error which overstated the 1998 accounting 
and tax service fees by $10,000.

     Overall net income for the three months ended March 31, 1999 of $212,075 
decreased from the three months ended March 31, 1998 of $220,366 due to 
increased rental revenue offset by increased expenses at the Specified 
Properties as discussed above.

     Net cash flows provided by operations for the three months ended March 
31, 1999 was $179,150 compared to net cash flows provided by operations of 
$128,004 for the three months ended March 31, 1998. The change was primarily 
the result of an increase in tenants' security liabilities and an increase in 
deferred income and prepaid rent offset by a decrease in accounts payable and 
accrued expenses, an increase in accounts receivable, and an increase in 
other assets. Additions to investment in real estate at the Specified 
Properties decreased to $15,211 for the three months ended March, 31, 1999, 
compared to $37,590 for the same period one year ago. Additions to investment 
in real estate during 1999 at Springdale Apartments during the first quarter 
of 1999 included continued carpet and appliance replacement, and grounds 
maintenance equipment replacement. There were no significant additions to 
investment in real estate at Gold Coast Storage during the first quarter of 
1999. Distributions to Limited Partners during the three months ended March 
31, 1999 totaled $279,533 compared to distributions of $244,572 during the 
three months ended March 31, 1998. The General Partners anticipate that 
distributions to Limited Partners will remain at the current level throughout 
1999, provided that revenues and expenses also remain stable during the 
remainder of the year.

     YEAR 2000 READINESS.

     Information provided within this note constitutes a year 2000 readiness 
disclosure pursuant to the provisions of the Year 2000 Information Readiness 
and Disclosure Act.

     The Year 2000 issue is the result of computer programs being written and 
microchips being programmed using two digits rather than four to define the 
applicable year. If not corrected, any program having time-sensitive software 
or equipment incorporating embedded microchips may recognize a date using 
"00" as the year 1900 rather than the year 2000 or may not recognize the year 
2000 as a leap year. This could result in a variety of problems including 
miscalculations, loss of data and failure of entire systems. Critical


                                                                             9
<PAGE>

areas that could be affected are accounts receivable, accounts payable, 
general ledger, cash management, computer hardware, telecommunications and 
property operating systems.

     The Partnership receives certain ancillary and management services from 
ChrisKen Management. The services provided include all of the Partnership's 
critical functions that utilize software that may have time-sensitive 
applications. ChrisKen Management is in the process of testing all mission 
critical software and it is anticipated that this testing will be completed 
by June 30, 1999. ChrisKen Management is in the process of obtaining 
documentation related to year 2000 readiness from its banking and other 
outside vendors and it is anticipated that this phase will be competed by 
June 30, 1999. In addition, ChrisKen Management has developed a methodology 
to determine that all property operating mission critical systems are year 
2000 ready. The evaluation, testing and remediation activities related to 
property operating systems are expected to be completed by June 30, 1999. 
Costs relating to ChrisKen Management's systems are the responsibility of 
ChrisKen Management; therefore, the Partnership will incur no costs relating 
to these systems. Costs relating to property level systems and equipment will 
be charged to the Property.

     ChrisKen Management expects to complete a contingency plan by September 
30, 1999. ChrisKen Management believes that based on the status of the 
Partnership's real estate portfolio and its limited number of transactions, 
aside from catastrophic failures of banks, governmental agencies, etc., it 
could carry out substantially all of its critical administrative and 
accounting operations on a manual basis or easily convert to systems that are 
year 2000 ready. ChrisKen Management has targeted September 30, 1999, for the 
completion of contingency plans relating to property operating systems.

     Some statements in this Form 10-Q 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 the Springdale Apartments and Gold Coast 
Storage compete and/or unanticipated changes in expenses or capital 
expenditures.


                                                                             10
<PAGE>

                                     PART II

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

     Items 1 through 5 are omitted because of the absence of conditions under 
which they are required.

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

         (a)   Exhibits.

               Exhibit 27, Financial Data Schedule

         (B)   Reports on Form 8-K.

               No Reports on Form 8-K were filed during the quarter ended 
               March 31, 1999.


                                                                             11
<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: May 12, 1999                  By: /s/John F. Kennedy
                                        --------------------------
                                        John F. Kennedy
                                        Director and President


                                                                             12