<PAGE>

          SECURITIES AND EXCHANGE COMMISSION

               Washington, D.C.  20549

    Form 10-QSB - Quarterly or Transitional Report

/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         
          EXCHANGE ACT

     For the transition period from                        to             
        
            Commission File Number    33-16163-LA       

            Nashville Super 8 Ltd., A California Limited Partnership      
           (Exact name of small business issuer as specified in its charter)

           California                          33-0249749        
(State or other jurisdiction of          (U. S. Employer Identification Number 
incorporation or organization)             Identification Number)

                   PMB 296, 3725 Talbot Street, San Diego, CA 92106
                       (Address of principal executive offices)

                                   (619) 294-9435                          
                             (Issuer's telephone number)
                                                                             
(Former name, former address and former fiscal year, if changed since 
 last report)

Check whether the registrant (1) has filed all reports required to be filed by
Sections 13 or 15(d) of the Exchange Act during the last 12 months (or for such
shorter period that the issuer was required to file such reports), and (2) has 
been subject to such filing requirements for the past 90 days.

Yes     /x/           No /  /

State the number of limited partnership interests outstanding as of the latest
practicable date:  3,975  




<PAGE>
                 PART I. -- FINANCIAL INFORMATION

ITEM 1.  FINANCIAL STATEMENTS

Incorporated herein is the following unaudited financial information:

Balance Sheet as of March 31, 1999 and December 31, 1998.

Statement of Operations for the three months ended March 31, 1999 and March 31,
1998.

Statement of Cash Flows for the three months ended March 31, 1999 and March
31, 1998.

Notes to Financial Statements.



<PAGE>
                            NASHVILLE SUPER 8 LTD.     
                      A California Limited Partnership
                              Balance Sheet
                   March 31, 1999 and December 31, 1998
                               (Unaudited)
                              (Part 1 of 2)
<TABLE>
<CAPTION>

                                               March 31,      December 31,
          ASSETS                                  1999             1998    
<S>                                               <C>            <C>
Current Assets:                         
  Cash and cash equivalents                $  331,589       $   350,562
  Accounts receivable                           4,901             5,620
  Operating supplies                                0                 0
  Prepaid expenses                              3,557             3,557
  Due from affilitiates (note 4)                    0               628 
                                          -----------          ---------- 
       Total current assets                   340,047           360,367

Investment property, at cost:
  Land                                              0                 0
  Building and improvements                         0                 0
  Furniture, fixtures and equipment                 0                 0
                                         --------------      -------------
                                                    0                 0
Less accumulated depreciation                       0                 0
                                          --------------      ------------
   Investment property, 
   net of accumulated depreciation                  0                 0
                                          --------------      ------------- 
Franchise fees, net (note 3)                        0                 0
                                          --------------      -------------
                                           $  340,047         $ 360,367
                                          ==============     ==============
</TABLE>

   See accompanying notes to financial statements

                              Page 1


<PAGE>
                          NASHVILLE SUPER 8 LTD.
                  A California Limited Partnership
                            Balance Sheet
               March 31, 1999 and December 31, 1998
                             (Unaudited)
                            (Part 2 of 2)
<TABLE>
<CAPTION>

         LIABILITIES AND                     March 31,           December 31,
    PARTNER'S CAPITAL ACCOUNTS                 1999                   1998    
<S>                                             <C>                   <C>
Current liabilities:                              
  Accounts payable and accrued expenses       $30,443              $ 53,698
  Due to affiliates (note 4)                      346                     0
                                            -----------           ----------   
   Total current liabilities                   30,789                53,698
                                            -----------           ----------
Long-term debt (note 5)                             0                     0
                                            -----------           ----------   
   Total liabilities                        $  30,789              $ 53,698
                                            -----------           ----------
Partners' capital accounts (deficit):
 General Partners:
  Cumulative net earnings                 $     8,761                 8,761
  Cumulative cash distributions               (77,205)              (77,205)
                                            ------------         ------------  
                                              (68,444)              (68,444)
 Limited partners:
  Capital contributions, net of 
           offering costs                   3,449,823             3,449,823
  Cumulative net earnings                     (87,877)              (90,466)
  Cumulative cash distributions            (2,984,244)           (2,984,244)  
                                           -------------        -------------
                                              377,702               375,113
                                           -------------        -------------
   Total partners' capital accounts           309,258               306,669
                                           ------------         ------------ 
                                          $   340,047              $360,367
                                          =============         ============
</TABLE>
                          
                          
  See accompanying notes to financial statements.


                              Page 2

<PAGE>

               NASHVILLE SUPER 8 LTD.
          A California Limited Partnership
              Statement of Operations
                 Three Months Ended
         March 31, 1999 and March 31, 1998
                    (Unaudited)
<TABLE>
<CAPTION>
                                   Three Months Ended      Three Months Ended
                                    March 31, 1999             March 31, 1998
              
<S>                                       <C>                        <C>
Revenues: 
  Income from Discontinued operations   $       0                $       0
  Interest Income                           2,590                      778
                                      --------------           --------------
                                        $   2,590                $     778
                                      --------------           -------------- 
Expenses:
   Loss from Discontinued operations    $       0                $  46,135
                                      ---------------          ---------------
                                                0                $   46,135
                                      ---------------          ---------------

            Net earnings                $   2,590                $  (45,357)
                                      ==============           ===============
      
     Net earnings per limited 
              partnership interest       $  .65                     $ (10.27)
                                        =========                  ========== 
  
</TABLE>
  See accompanying notes to financial statements.

                              Page 3

<PAGE>
               NASHVILLE SUPER 8 LTD.
          A California Limited Partnership
              Statement of Cash Flows
             For the Three Months Ended
         March 31, 1999 and March 31, 1998
                    (Unaudited)
<TABLE>
<CAPTION>                          
                                     Three Months Ended    Three Months Ended
                                         March 31, 1999        March 31, 1998 
<S>                                            <C>                    <C>  
Cash flows from operating activities:
  Net earnings (loss)                       $    2,590           $   (45,357)
  Adjustments to reconcile net income to cash:
    Depreciation and amortization                    0                27,540
    Changes in assets and liabilities:
   (Increase) decrease in other assets             719                 4,685  
    Increase (decrease) in liabilities:
       Accounts payable and accrued expenses   (23,255)              (33,311)
        Due to/from Affiliates                     974                (2,901)
                                            ------------           ------------
Net cash provided by operating activities      (18,972)              (49,344) 
                                            ------------          -------------
Cash flows used in or provided from investing 
activities:
       Acquisition & construction costs of
       investment property                           0                 (3,200)
                                           -------------          -------------
       Net cash (used in)/provided from 
        investing activities                         0                 (3,200) 
                                           --------------         -------------
Cash flows from financing activities:
   Increase(decrease) to Notes payable               0                 (2,154) 
   Cash distributions to partners                    0                      0
                                           ---------------        --------------
     Net cash (used in) financing activities         0                 (2,154) 
                                           ---------------        --------------
     Net increase (decrease) in cash           (18,972)               (54,698) 
   
Cash and cash equivalents,beginning of period  350,561                159,319
                                           -------------          -------------
Cash and cash equivalents, end of period       331,589                104,621  
                                           =============          ============
</TABLE>
                          
  See accompanying notes to financial statements.
 
                         Page 4


<PAGE>

                                      NASHVILLE SUPER 8 LTD.,
                                   A California Limited Partnership
                                     Notes to Financial Statement
                                             March 31, 1999
                                               (Unaudited)

Readers of this quarterly report should refer to the partnership audited 
financial statements and annual report Form 10-KSB (File No. 33-16163-LA) for 
the period ended December 31, 1998, as certain footnote disclosures which would
substantially duplicate those contained in such financial reports have been 
omitted from this report.

Note 1. THE PARTNERSHIP AND A SUMMARY OF SIGNIFICANT
            ACCOUNTING POLICIES

Nashville Super 8 Ltd., A California Limited Partnership (the Partnership),
formerly Motels of America Series XI, A California Limited Partnership, was
formed on September 1, 1988 pursuant to the California Revised Uniform
Limited Partnership Act.  The Partnership consists of a general partner which
owns a 10% interest and 586 limited partners which collectively own a 90%
interest.  The purpose of the Partnership was to construct, own, and operate a
106-room "economy" motel in Nashville, Tennessee under a Super 8 franchise. 
The motel was opened in April 1989.

On November 16, 1998, the Partnership sold its motel property and related
furniture, fixtures, and equipment, operating supplies, and franchise rights 
to AM & PS, LLC, A Tennessee Limited Liability Company (the Purchaser) for
$2,900,000 in cash.  The sale was approved by limited partners holding a
majority of the Partnership's limited partnership interests pursuant to a 
Consent Solicitation Statement dated October 17, 1998.

The Partnership paid a liquidating distribution to the limited partners of
$2,289,400 ($575.95 per interest) on November 25, 1998. The Partnership
retained some cash to cover its remaining liabilities and any unexpected 
claims.  Any amount not needed for this purpose will be distributed to the 
partners when management determines that all liabilities and potential claims 
have been paid or provided for at which time management intends to cause the 
Partnership to be dissolved.  The liquidation and dissolution of the Partnership
was approved by limited partners holding a majority of the Partnership's limited
partnership interests pursuant to a Consent Solicitation Statement dated 
October 17, 1998.

                       Page 5

<PAGE>
                    NASHVILLE SUPER 8 LTD.,
                A California Limited Partnership
                 Notes to Financial Statement
                        March 31, 1999
                         (Unaudited)
The following is a summary of the Partnership's significant accounting policies:
Discontinued Operations

All of the Partnership's operations are related to the motel business which was
sold on November 16, 1998.  Accordingly, all of the revenues and expenses of
the Partnership prior to the sale have been presented as discontinued operations
in the accompanying statements of operations.  Loss on disposal of discontinued
operations includes estimated expenses of $66,553 to administer the affairs of 
the Partnership until its final liquidation and dissolution.  Approximately 
$16,663 of the estimated expenses were incurred in 1998 and $19,447 were 
incurred for the three months ended March 31, 1999.  $30,443 of these expenses 
remain unpaid at March 31, 1999.  This estimate could change in the next year 
due to unforeseen circumstances.

Cash and Cash Equivalents

The Partnership considers all highly liquid instruments purchased with an 
original maturity of three months or less to be cash equivalents. 

Investment Property

Investment property is recorded at cost.  Depreciation is computed using the
straight-line method based on estimated useful lives of 7 to 39 years. 
Maintenance and repairs costs are expensed as incurred, while significant
improvements, replacements, and major renovations are capitalized.  

Franchise Fees

Franchise fees are amortized over the 20-year life of the franchise agreement
which expires in 2009.

Income Taxes

No provision for income taxes has been made as any liability for such taxes
would be that of the partners rather than the Partnership.

Net Income (Loss) Per Interest

Net income (loss) per interest is based upon the amount allocated to limited
partners pursuant to the partnership agreement divided by 3,975 limited partner
interests outstanding throughout the year.

                                  Page 6
                          
<PAGE>
               NASHVILLE SUPER 8 LTD.,
            A California Limited Partners
               Notes to Financial Statement
                     March 31, 1999
                      (Unaudited)
Use of Estimates

The preparation of financial statements in conformity with generally accepted
accounting principles requires management to make estimates and assumptions
that affect certain reported amounts and disclosures.  Accordingly, actual 
results could differ from those estimates.

Net income per interest is based upon the 90% allocated to limited partners 
divided by 3,975 limited partner interests outstanding throughout the year.

Note 2. PARTNERSHIP AGREEMENT

Net income or loss and cash distributions from operations of the Partnership are
allocated 90% to the limited partners and 10% to the general partner.  Profits
from the sale or other disposition of Partnership property are to be allocated 
to the general partner until its capital account equals zero; thereafter, to the
limited partners until their capital accounts equal their capital contributions 
reduced by prior distributions of cash from sale or refinancing plus an amount 
equal to a cumulative but not compounded annual 8% return thereon which 
cumulative return shall be reduced (but not below zero) by the aggregate amount
of prior distributions of cash available for distribution; thereafter, gain 
shall be allocated 15% to the general partner and 85% to the limited partners.
Loss from sale shall be allocated 1% to the general partner and 99% to the 
limited partners.

Note 3. FRANCHISE AGREEMENT

The Partnership entered into a twenty-year franchise agreement expiring in 2009
with Super 8 Motels, Inc. to provide the Partnership with consultation in the
areas of design, construction, and operation of the motel.  The agreement
required the payment of initial franchise fees of $20,000 and requires ongoing
royalty and chain-affiliated advertising fees based on a percentage of gross 
room revenues.

The franchise agreement was assumed by the Purchaser in connection with the
sale of the motel.
 
                                   Page 7



<PAGE>
                                      NASHVILLE SUPER 8 LTD.,
                                    A California Limited Partnership
                               Notes to Financial Statement (Continued)
                                            March 31, 1999
                                               (Unaudited)

Note 4. RELATED PARTY TRANSACTIONS

The motel is operated pursuant to a management agreement with the general
partner, GHG Hospitality, Inc. (GHG).  The agreement expires upon the
termination or dissolution of the Partnership or upon three months' written 
notice from the general partner.  The agreement provides for the payment of 
monthly management fees of 6% of gross revenues.  

The Partnership has agreed to reimburse GHG for certain expenses related to
services performed in maintaining the books and administering the affairs of the
Partnership.  

GHG and an affiliate, Grosvenor Management Services, Inc. (GMS), allocate to
the Partnership certain marketing and accounting salaries and certain other
expenses directly related to the operations of the Partnership.  

At March 31, 1999, $346 was owed to GHG and GMS relating to these operating
expenses.

Note 5. LONG-TERM DEBT

The Partnership had a note payable to a bank due in monthly installments of
approximately $2,150, including interest at the bank's index rate plus 2%,
through August 2009 or until paid in full.  The note was secured by a first
priority deed of trust on the Partnership's motel.  The fair value of long-term
debt approximated its carrying amount based on the borrowing rates available to
the Partnership for loans with similar terms.

The note, which had a balance of $156,931 as of November 16, 1998, was paid
in full in connection with the sale of the motel.

Note 6.  ADJUSTMENTS

In the opinion of the general partners, all adjustments (consisting solely of 
normal recurring adjustments) necessary for a fair presentation have been made 
to the accompanying figures as of and for the three months ended March 31, 1999.

                                   Page 8



<PAGE>
                                      NASHVILLE SUPER 8 LTD.,
                                    A California Limited Partnership
                               Notes to Financial Statement (Continued)
                                               March 31, 1999
                                                   (Unaudited)

MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
CONDITION AND RESULTS OF OPERATIONS

     Financial Condition:

On September 1, 1987, the Partnership commenced its public offering pursuant
to its Prospectus.  On September 27, 1988, the Partnership completed the public
offering.  The Partnership received $3,449,823 (net of offering costs of
$525,177) from the sale of limited partnership interests.  These funds were
available for investment in property, to pay legal fees and other costs related 
to the investments, to pay operating expenses, and for working capital.  The
majority of the proceeds were used to acquire and construct the property
identified in Item 2 above.

At the time of the public offering in 1988, the Prospectus stated that the 
general partner expected that the Partnership would consider selling or 
refinancing the motel after operating it for a period of approximately six to 
ten years.  An informal survey conducted by the general partner of a number of 
limited partners in early 1998 indicated that a substantial majority would like 
the motel to be sold.  For these reasons, the general partner decided in early 
1998 to initiate the process which could possibly result in a sale of the motel.
On March 3, 1998, the Partnership entered into an agreement with Hotel Partners,
Inc., a real estate broker specializing in hotel and motel properties, to list 
the motel for sale.

On November 16, 1998, the Partnership sold its motel property and related
furniture, fixtures, and equipment, operating supplies, and franchise rights to 
AM & PS, LLC, A Tennessee Limited Liability Company (the Purchaser) for
$2,900,000 in cash.  Net cash proceeds received by the Partnership from the sale
were $2,578,512 after deducting the payment of the first trust deed of $156,931
sales commissions and other costs paid outside of escrow of $114,453, and net
pro rations and other closing costs of $50,104.  The sale was approved by 
limited partners holding a majority of the Partnership's limited partnership 
interests pursuant to a Consent Solicitation Statement dated October 17, 1998.


                       Page 9


<PAGE>
               NASHVILLE SUPER 8 LTD.,
           A California Limited Partnership
             Notes to Financial Statement
                   March 31, 1999
                     (Unaudited)

The Partnership paid a liquidating distribution to the limited partners of
$2,289,400 ($575.95 per interest) on November 25, 1998.  The Partnership
retained some cash to cover its remaining liabilities and any unexpected claims.
Any amount not needed for this purpose will be distributed to the partners when
management determines that all liabilities and potential claims have been paid 
or provided for at which time management intends to cause the Partnership to be
dissolved.  The liquidation and dissolution of the Partnership was approved by
limited partners holding a majority of the Partnership's limited partnership
interests pursuant to a Consent Solicitation Statement dated October 17, 1998.

Accrued expenses as of March 31, 1999, includes estimated costs of $30,443 to
administer the affairs of the Partnership until the final liquidation and 
dissolution, which as of the date of this report management estimates to be 
before or during the 4th quarter of 1999.

     Results of Operations:

All of the Partnership's operations are related to the motel business which was
sold on November 16, 1998.  

Loss on disposal of discontinued operations of $(188,166) in 1998 is comprised
of a loss of $104,660 on the sale of the motel and related assets, costs of 
$16,953 associated with obtaining the consent of limited partners to sell the 
motel and liquidate and dissolve the Partnership, and estimated expenses of 
$66,553 to administer the affairs of the Partnership from the date of the sale 
until the final liquidation and dissolution.  Management estimates that this 
final liquidation and dissolution will occur before or during the 4th quarter 
of 1999.  Approximately $30,443 of the estimated expenses remained unpaid at 
March 31, 1999.

     Year 2000 Issues:
Many existing computer programs use only two digits to identify a year in the
date field.  If not corrected, many computer applications could fail or create
erroneous results by or at the Year 2000.

Based on the sale of substantially all of the Partnership's assets and the 
cessation of substantially all of the Partnership's operations, management 
believes that the Year 2000 issues will not have a material effect on the 
Partnership.
                               Page 10
                                           
<PAGE>
                      NASHVILLE SUPER 8 LTD.,
                 A California Limited Partnership
                    Notes to Financial Statement
                           March 31, 1999
                            (Unaudited)
                          
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.

(REGISTRANT)                     NASHVILLE SUPER 8 LTD.,
                                 A California Limited Partnership
                                 By:    GHG Hospitality, Inc.
                                        Corporate General Partner               


By   (SIGNATURE)             / s /   Stephen D. Burchett                   
     (NAME AND TITLE)                Stephen D. Burchett, Vice President
     (DATE)                          March 12, 1999                        


By   (SIGNATURE)0            / s /   Sylvia Mellor Clark                 
     (NAME AND TITLE)                Sylvia Mellor Clark, Controller 
     (DATE)                          March 12, 1999

                               Page 11