UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549



FORM 10-K

[X] Annual Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

For The Fiscal Year Ended December 31, 2000



or

[  ] Transition Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

Commission file #0-18431



Inland Land Appreciation Fund, L.P.

(Exact name of registrant as specified in its charter)

|Delaware                                   | 36-3544798                             
|------------------------------------------ | ---------------------------------------
|(State of organization)                    | (I.R.S. Employer Identification Number)
|                                           |                                        
|2901 Butterfield Road, Oak Brook, Illinois | 60523                                  
|(Address of principal executive office)    | (Zip Code)                             

Registrant's telephone number, including area code:  630-218-8000



Securities registered pursuant to Section 12(b) of the Act:



|Title of each class: | Name of each exchange on which registered:
|-------------------- | ------------------------------------------
|None                 | None                                      

Securities registered pursuant to Section 12(g) of the Act:

LIMITED PARTNERSHIP UNITS

(Title of class)



Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant
was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes X  No ___



Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best of registrant's knowledge, in definitive proxy or information statements
incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K.[X]



State the aggregate market value of the voting stock held by nonaffiliates of the registrant. Not applicable.



The Prospectus of the Registrant dated October 12, 1988, as supplemented and filed pursuant to Rule 424(b) and 424(c) under the Securities Act of 1933 is incorporated by reference in Parts I, II and III of this Annual Report on Form 10-K
 .



---

INLAND LAND APPRECIATION FUND, L.P.

(a limited partnership)





TABLE OF CONTENTS



|           | Part I                                                                                        | Page
|---------- | --------------------------------------------------------------------------------------------- | ----
|           |                                                                                               |     
|Item  1.   | Business                                                                                      | 3   
|           |                                                                                               |     
|Item  2.   | Properties                                                                                    | 5   
|           |                                                                                               |     
|Item  3.   | Legal Proceedings                                                                             | 5   
|           |                                                                                               |     
|Item  4.   | Submission of Matters to a Vote of Security Holders                                           | 5   
|           |                                                                                               |     
|           | Part II                                                                                       |     
|           |                                                                                               |     
|Item  5.   | Market for Partnership's Limited Partnership Units and Related Security Holder Matters        | 6   
|           |                                                                                               |     
|Item  6.   | Selected Financial Data                                                                       | 7   
|           |                                                                                               |     
|Item  7.   | Management's Discussion and Analysis of Financial Condition and Results of Operations         | 8   
|           |                                                                                               |     
|Item  7(a) | Quantitative and Qualitative Disclosure About Market Risk                                     | 11  
|           |                                                                                               |     
|Item  8.   | Financial Statements and Supplementary Data                                                   | 12  
|           |                                                                                               |     
|Item  9.   | Changes in and Disagreements with Independent Auditors on Accounting and Financial Disclosure | 30  
|           |                                                                                               |     
|           | Part III                                                                                      |     
|           |                                                                                               |     
|Item 10.   | Directors and Executive Officers of the Registrant                                            | 30  
|           |                                                                                               |     
|Item 11.   | Executive Compensation                                                                        | 35  
|           |                                                                                               |     
|Item 12.   | Security Ownership of Certain Beneficial Owners and Management                                | 36  
|           |                                                                                               |     
|Item 13.   | Certain Relationships and Related Transactions                                                | 36  
|           |                                                                                               |     
|           | Part IV                                                                                       |     
|           |                                                                                               |     
|Item 14.   | Exhibits, Financial Statement Schedules, and Reports on Form 8-K                              | 37  
|           |                                                                                               |     
|           | SIGNATURES                                                                                    | 38  

---

PART I

Item 1. Business

The Registrant, Inland Land Appreciation Fund, L.P. (the "Partnership"), was formed in October 1987, pursuant to the Delaware Revised Uniform Limited Partnership Act, to invest in undeveloped land on an all-cash basis and realize
appreciation of such land upon resale. On October 12, 1988, the Partnership commenced an Offering of 10,000  (subject to increase to 30,000) Limited Partnership Units ("Units") pursuant to a Registration Statement on Form S-11 under the Securities Act of
1933. The Offering terminated on October 6, 1989, with total sales of 30,000 Units, at  $1,000 per Unit, resulting in gross offering proceeds of $30,000,000, which does not include the General Partner or the Initial Limited Partner. All of the holders of
these Units have been admitted to the Partnership. Inland Real Estate Investment Corporation is the General Partner. The Partnership used $25,187,069 of gross offering proceeds to purchase on an all-cash basis twenty-five parcels of undeveloped land and
an option to purchase undeveloped land. The Limited Partners of the Partnership share in their portion of benefits of ownership of the Partnership's real property investments according to the number of Units held. As of December 31, 2000, the Partnership
has repurchased a total of 407.75 Units for $359,484 from various Limited Partners through the Unit Repurchase Program. Under this program Limited Partners may under certain circumstances have their Units repurchased for an amount equal to their Invested
Capital.

The Partnership is engaged in the business of real estate investment which management considers being a single operating segment. A presentation of information about operating segments would not be material to an understanding of the
Partnership's business taken as a whole.

The Partnership acquired fee ownership of the following real property investments:

|                                   | Gross Acres    | Purchase/Sales
|---------------------------------- | -------------- | --------------
|Parcel & Location                  | Purchased/Sold | Date          
|Parcel 1, Kendall County, Illinois | 84.7360        | 01/19/89      
|                                   | (3.5200        | sold 12/24/96)
|                                   | (.3520         | sold 11/25/97)
|                                   | (80.8640       | sold 12/29/97)
|                                   |                |               
|Parcel 2, McHenry County, Illinois | 223.4121       | 01/19/89      
|                                   | (183.3759      | sold 12/27/90)
|                                   | (40.0362       | sold 05/11/00)
|                                   |                |               
|Parcel 3, Kendall County, Illinois | 20.0000        | 02/09/89      
|                                   | (20.0000       | sold 05/08/90)
|                                   |                |               
|Parcel 4, Kendall County, Illinois | 69.2760        | 04/18/89      
|                                   | (.4860         | sold 02/28/91)
|                                   | (27.5750       | sold 08/25/95)
|                                   | (3.9500        | sold 11/01/00)
|                                   |                |               
|Parcel 5, Kendall County, Illinois | 372.2230 (a)   | 05/03/89      
|                                   | (Option        | sold 04/06/90)
|                                   |                |               
|Parcel 6, Kendall County, Illinois | 78.3900        | 06/21/89      
|                                   |                |               
|Parcel 7, Kendall County, Illinois | 77.0490        | 06/21/89      
|                                   |                |               

1. Included in the purchase agreement of this parcel was a condition that required the Partnership to buy an option to purchase an additional 243 acres immediately to the west of this parcel.



|                                    | Gross Acres    | Purchase/Sales
|----------------------------------- | -------------- | --------------
|Parcel & Location                   | Purchased/Sold | Date          
|Parcel 8, Kendall County, Illinois  | 5.0000         | 06/21/89      
|                                    | (5.0000        | sold 10/06/89)
|                                    |                |               
|Parcel 9, McHenry County, Illinois  | 51.0300        | 08/07/89      
|                                    |                |               
|Parcel 10, McHenry County, Illinois | 123.9400       | 08/07/89      
|                                    | (123.9400      | sold 12/06/89)
|                                    |                |               
|Parcel 11, McHenry County, Illinois | 30.5920        | 08/07/89      
|                                    |                |               
|Parcel 12, Kendall County, Illinois | 90.2710        | 10/31/89      
|                                    | (.7090         | sold 04/26/91)
|                                    |                |               
|Parcel 13, McHenry County, Illinois | 92.7800        | 11/07/89      
|                                    | (2.0810        | sold 09/18/97)
|                                    |                |               
|Parcel 14, McHenry County, Illinois | 76.2020        | 11/07/89      
|                                    |                |               
|Parcel 15, Lake County, Illinois    | 84.5564        | 01/03/90      
|                                    | (10.5300       | sold Var 1996)
|                                    | (5.4680        | sold Var 1997)
|                                    | (68.5584       | sold Var 1998)
|                                    |                |               
|Parcel 16, Kane/Kendall Counties,   | 72.4187        | 01/29/90      
|Illinois                            | (30.9000       | sold 07/10/98)
|                                    | (10.3910       | sold 12/15/99)
|                                    | (3.1000        | sold 12/12/00)
|                                    |                |               
|Parcel 17, McHenry County, Illinois | 99.9240        | 01/29/90      
|                                    | (27.5100       | sold 01/29/99)
|                                    |                |               
|Parcel 18, McHenry County, Illinois | 71.4870        | 01/29/90      
|                                    | (1.0000        | sold Var 1990)
|                                    | (.5200         | sold 03/11/93)
|                                    |                |               
|Parcel 19, McHenry County, Illinois | 63.6915        | 02/23/90      
|                                    |                |               
|Parcel 20, Kane County, Illinois    | 224.1480       | 02/28/90      
|                                    | (.2790         | sold 10/17/91)
|                                    |                |               
|Parcel 21, Kendall County, Illinois | 172.4950       | 03/08/90      
|                                    | (172.4950      | sold Var 1998)
|                                    |                |               
|Parcel 22, McHenry County, Illinois | 254.5250       | 04/11/90      
|                                    |                |               
|Parcel 23, Kendall County, Illinois | 140.0210       | 05/08/90      
|                                    | (4.4100        | sold Var 1993)
|                                    | (35.8800       | sold Var 1994)
|                                    | (3.4400        | sold Var 1995)
|                                    | (96.2910       | sold 08/26/99)



|                                    | Gross Acres    | Purchase/Sales
|----------------------------------- | -------------- | --------------
|Parcel & Location                   | Purchased/Sold | Date          
|Parcel 24, Kendall County, Illinois | 298.4830       | 05/23/90      
|                                    | (12.4570       | sold 05/25/90)
|                                    | (4.6290        | sold 04/01/96)
|                                    |                |               
|Parcel 25, Kane County, Illinois    | 225.0000       | 06/01/90      

Reference is made to Note 4 of the Notes to Financial Statements (Item 8 of this Annual Report) for additional descriptions of the Partnership's real property investments.



The Partnership had purchased on an all-cash basis, twenty-five parcels of undeveloped land and is engaged in the rezoning and resale of the parcels. All of the investments were made in the Chicago metropolitan area.  The anticipated
holding period of the land was approximately two to seven years from the completion of the land portfolio acquisitions. As of December 31, 2000, the Partnership has had multiple sales transactions, through which it has disposed of approximately 980 acres
of the approximately 3,102 acres originally owned.



The General Partner anticipates that land purchased by the Partnership will produce sufficient income to pay property taxes, insurance and other miscellaneous expenses. Income will be derived through leases to farmers or from other
activities compatible with undeveloped land.   The majority of the parcels purchased by the Partnership consist of land which generates revenue from farming or other leasing activities. It is not expected that the Partnership will generate cash
distributions to investors from farm leases or other activities.

The Partnership had no employees during 2000.

The terms of transactions between the Partnership and Affiliates of the General Partner of the Partnership are set forth in Item 11 below and Note 3 of the Notes to Financial Statements (Item 8 of this Annual Report) to which reference is hereby made
for a description of such terms and transactions.



Item 2. Properties

The Partnership owns directly the parcels of land referred to in Item 1 and in Note 4 of the Notes to Financial Statements  (Item 8 of this Annual Report) to which reference is hereby made for a description of said parcels.



Item 3. Legal Proceedings

The Partnership is not subject to any material pending legal proceedings.



Item 4. Submission of Matters to a Vote of Security Holders

There were no matters submitted to a vote of security holders during 2000.





---

PART II



Item 5. Market for the Partnership's Limited Partnership Units and Related Security Holder Matters



As of December 31, 2000, there were 3,181 holders of Units of the Partnership. There is no public market for Units nor is it anticipated that any public market for Units will develop.



Although the Partnership has established a Unit Repurchase Program, funds for repurchase of Units are limited. Reference is made to "Unit Repurchase Program" on pages 17-18 of the Prospectus of the Partnership dated October 12, 1988,
which is incorporated herein by reference. As of December 31, 2000, the Partnership had approximately $42,500 available for the repurchase of Units.



---

Item 6. Selected Financial Data



INLAND LAND APPRECIATION FUND, L.P.

(a limited partnership)



For the years ended December 31, 2000, 1999, 1998, 1997, and 1996



(not covered by Independent Auditors' Report)





|                                                             |   | 2000       | 1999       | 1998       | 1997       | 1996      
|------------------------------------------------------------ | - | ---------- | ---------- | ---------- | ---------- | ----------
|                                                             |   |            |            |            |            |           
|Total assets                                                 | $ | 25,475,076 | 24,680,969 | 25,809,385 | 28,057,898 | 28,788,243
|                                                             |   |            |            |            |            |           
|Total income                                                 | $ | 1,383,351  | 4,021,769  | 8,008,204  | 6,438,303  | 1,348,095 
|                                                             |   |            |            |            |            |           
|Net income                                                   | $ | 845,328    | 1,882,472  | 2,030,823  | 171,674    | 451,249   
|                                                             |   |            |            |            |            |           
|Net income (loss) allocated to the one General Partner Unit  | $ | 3,335      | 4,063      | 2,529      | (1,726)    | (822)     
|                                                             |   |            |            |            |            |           
|Net income allocated per Limited Partnership Unit (b)        | $ | 28.45      | 63.46      | 68.47      | 5.85       | 15.20     
|                                                             |   |            |            |            |            |           
|Distributions per Limited Partnership Unit from sales (b)(c) | $ | 50.68      | 89.55      | 115.68     | 62.41      | -         
|                                                             |   |            |            |            |            |           
|Weighted average Limited Partnership Units                   |   | 29,596     | 29,599     | 29,621     | 29,639     | 29,739    

1. The above selected financial data should be read in conjunction with the financial statements and related notes appearing elsewhere in this Annual Report.
2. The net income per Unit and distributions per Unit data is based upon the weighted average number of Units outstanding.
3. Distributions from sales represent a return of Invested Capital, as defined in the Partnership Agreement.
4. Reference is made to Note 4 of the Notes to Financial Statements (Item 8 of this Annual Report) for a description of the Partnership's land acquisitions and dispositions.



---

Item 7. Management's Discussion and Analysis of Financial Condition and Results of Operations



Certain statements in this  "Management's Discussion and Analysis of Financial Condition and Results of Operations" and elsewhere in this annual report on Form 10-K constitute  "forward-looking statements" within the meaning of the
Federal Private Securities Litigation Reform Act of 1995. These forward-looking statements involve known and unknown risks, uncertainties and other factors which may cause the Partnership's actual results, performance, or achievements to be materially
different from any future results, performance, or achievements expressed or implied by these forward-looking statements. These factors include, among other things, federal, state or local regulations; adverse changes in general economic or local
conditions; uninsured losses; and potential conflicts of interest between the Partnership and its Affiliates, including the General Partner.

Liquidity and Capital Resources

On October 12, 1988, the Partnership commenced an Offering of 10,000 (subject to increase to 30,000) Limited Partnership Units pursuant to a Registration Statement on Form S-11 under the Securities Act of 1933.  On October 6, 1989, the
Offering terminated with a total of 30,000 Units sold to the public at $1,000 per Unit resulting in $30,000,000 in gross offering proceeds, which does not include the Initial Limited Partner and the General Partner.  All of the holders of these Units have
been admitted to the Partnership. The Limited Partners of the Partnership share in their portion of benefits of ownership of the Partnership's real property investments according to the number of Units held.



The Partnership used $25,187,069 of gross offering proceeds to purchase on an all-cash basis twenty-five parcels of undeveloped land and an option to purchase undeveloped land. These investments include the payment of the purchase
price, acquisition fees and acquisition costs of such properties. Fourteen of the parcels were purchased during 1989 and eleven during 1990.  As of December 31, 2000, the Partnership has had multiple sales transactions, through which it has disposed of
approximately 980 acres of the approximately 3,102 acres originally owned. As of December 31, 2000, cumulative distributions to the Limited Partners have totaled $13,573,623 (which represents a return of Invested Capital, as defined in the Partnership
Agreement) and $153,743 to the General Partner. Through December 31, 2000, the Partnership has used $12,747,466 of working capital reserve for rezoning and other activities. Such amounts have been capitalized and are included in investments in land.



The Partnership's capital needs and resources will vary depending upon a number of factors, including the extent to which the Partnership conducts rezoning and other activities relating to utility access, the installation of roads,
subdivision and/or annexation of land to a municipality, changes in real estate taxes affecting the Partnership's land, and the amount of revenue received from leasing.  As of December 31, 2000, the Partnership owns, in whole or in part, seventeen of its
twenty-five original parcels, the majority of which are leased to local farmers and are generating sufficient cash flow from farm leases to cover property taxes and insurance.



At December 31, 2000, the Partnership had cash and cash equivalents of $920,893, of which approximately  $42,500 is reserved for the repurchase of Units through the Unit Repurchase Program. The remaining $878,393 is available to be
used for the Partnership expenses and liabilities, cash distributions to partners and other activities with respect to some or all of its land parcels. The Partnership has increased its parcel sales effort in anticipation of rising land values.



The Partnership plans to enhance the value of its land through pre-development activities such as rezoning annexation and land planning. The Partnership has already been successful in, or is in the process of pre-development activity
on a majority of the Partnership's land investments. Parcels 4, 6 and 7 have completed one phase of improvements for an industrial park and sites are being marketed. A second phase began in late 2000 and a third phase is slated for spring 2001. Parcel 16
has been zoned with development and sales marketing underway. Zoning discussions have begun on Parcel 12. The Partnership sold the remaining acres of Parcel 2 to an unaffiliated third-party (see Note 4 of the Notes to Financial Statements.)

Results of Operations

As of December 31, 2000, the Partnership owned seventeen parcels of land consisting of approximately 2,122 acres. Of the 2,122 acres owned, approximately 1,940 acres are tillable, leased to local farmers and generate sufficient cash
flow to cover property taxes, insurance and other miscellaneous expenses. Sale of investments in land and improvements and cost of land sold for the year ended December 31, 2000 is a result of the sale of approximately 40 acres of Parcel 2, the sale of an
additional lot of Parcel 4 and the sale of 3 acres of Parcel 16. Sale of investments in land and improvements and cost of land sold for the year ended December 31, 1999 is a result of the sale of approximately 134 acres, including the remaining acreage of
Parcel 23, the sale of approximately 10 acres of Parcel 16 and the sale of approximately 28 acres of Parcel 17. Sale of investments in land and improvements and cost of land sold for the year ended December 31, 1998 is a result of the sale of
approximately 272 acres, including the remaining acreage of Parcels 15 and 21 and the sale of approximately 31 acres of Parcel 16. Reference is made to Note 4 of the Notes to Financial Statements for additional discussion on the sales of the Partnership's
real property investments.



Rental income decreased for the year ended December 31, 2000, as compared to the year ended December 31, 1999, due to a decrease in acres farmed due to land sales. Rental income increased for the year ended December 31, 1999, as
compared to the year ended December 31, 1998, due to the annual increase in lease amounts from tenants.



Interest income decreased for the years ended December 31, 2000 and 1999, as compared to the year ended December 31, 1998, primarily as a result of less interest income earned on the mortgage loans receivable as the Partnership
received paydowns on the mortgages from the sales of Parcels 15 and 21. This decrease was partially offset by an increase in interest income on the mortgage loan receivable on Parcel 23. See Note 6 of the Notes to Financial Statements for further
discussion of the terms of the mortgage loans receivable received from these sales.



Professional services to Affiliates increased for the year ended December 31, 2000, as compared to the year ended December 31, 1999, due to an increase in legal services. Professional services to Affiliates decreased for the year ended
December 31, 1999, as compared to the year ended December 31, 1998, due to a decrease in legal services and accounting services. Professional services to non-affiliates decreased for the year ended December 31, 1999, as compared to the year ended December
31, 1998, due primarily to a decrease in legal services.



General and administrative expenses to Affiliates increased for the year ended December 31, 2000, as compared to the year ended December 31, 1999, due primarily to an increase in investor services expenses. General and administrative
expenses to Affiliates decreased for the year ended December 31, 1999, as compared to the year ended December 31, 1998, due to a decrease in postage and investor services, which was partially offset by an increase in data processing expenses. General and
administrative expenses to non-affiliates increased for the year ended December 31, 1999, as compared to the year ended December 31, 1998, due to an increase in the Illinois Replacement Tax paid.

Marketing expenses to Affiliates decreased for the years ended December 31, 2000 and 1999, as compared to the year ended December 31, 1998, due to an increase in the capitalization of marketing costs to the specific land parcels.
Marketing expenses to non-affiliates decreased for the year ended December 31, 2000 and 1999, as compared to the year ended December 31, 1998, due to a decrease in non-recurring advertising and travel expenses related to marketing the land portfolio to
prospective purchasers.



Land operating expenses to Affiliates decreased for the year ended December 31, 1999, as compared to the year ended December 31, 1998, due to a decrease in Asset Management Fees incurred. Asset Management Fees are limited to a
cumulative total over the life of the Partnership of 2% of the land's original cost. As of June 30, 1998, the Partnership had met this limit. Land operating expenses to non-affiliates increased for the year ended December 31, 2000, as compared to the year
ended December 31, 1999, due to costs relating to a proposed spec building on one of the parcels. Land operating expenses to non-affiliates decreased for the year ended December 31, 1999, as compared to the year ended December 31, 1998, due to a decrease
in repairs and grounds maintenance expenses of the Partnership's land investments.



Selected Quarterly Financial Data (unaudited)

The following represents the results of operations for each quarter during the years ended December 31, 2000 and 1999.

|                                                  |   | 2000     
|------------------------------------------------- | - | ---------
|                                                  |   | 12/31    
|Total income                                      | $ | 721,490  
|Net income                                        |   | 507,186  
|                                                  |   |          
|Net income per common share, basic and   diluted: |   | 17.14    
|                                                  |   |          
|                                                  |   | 1999     
|                                                  |   | 12/31    
|Total income                                      | $ | 1,668,660
|Net income/(loss)                                 |   | 1,333,932
|                                                  |   |          
|Net income per common share, basic and   diluted: |   | 45.07    

Inflation

Inflation in future periods may cause capital appreciation of the Partnership's investments in land. Rental income levels  (from leases to new tenants or renewals of existing tenants) will rise and fall in accordance with normal
agricultural market conditions and may or may not be affected by inflation.



Item 7(a). Quantitative and Qualitative Disclosures About Market Risk

Not Applicable.

Item 8.  Financial Statements and Supplementary Data



---

INLAND LAND APPRECIATION FUND, L.P.

(a limited partnership)



Index



|                                                                                       | Page
|-------------------------------------------------------------------------------------- | ----
|                                                                                       |     
|Independent Auditors' Report                                                           | 13  
|                                                                                       |     
|Financial Statements:                                                                  |     
|                                                                                       |     
|Balance Sheets, December 31, 2000 and 1999                                             | 14  
|                                                                                       |     
|Statements of Operations, for the years ended December 31, 2000, 1999, and 1998        | 16  
|                                                                                       |     
|Statements of Partners' Capital, for the years ended December 31, 2000, 1999, and 1998 | 18  
|                                                                                       |     
|Statements of Cash Flows, for the years ended December 31, 2000, 1999, and 1998        | 19  
|                                                                                       |     
|Notes to Financial Statements                                                          | 21  





Schedules not filed:

All schedules have been omitted as the required information is inapplicable or the information is presented in the financial statements or related notes.



---



INDEPENDENT AUDITORS' REPORT



To the Partners of

Inland Land Appreciation Fund, L.P.

We have audited the accompanying balance sheets of Inland Land Appreciation Fund, L.P. (a limited partnership) as of December 31, 2000 and 1999, and the related statements of operations, partners' capital, and cash flows for each of
the three years in the period ended December 31, 2000. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.



We conducted our audits in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial
statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant
estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.



In our opinion, such financial statements present fairly, in all material respects, the financial position of Inland Land Appreciation Fund, L.P. as of December 31, 2000 and 1999, and the results of its operations and its cash flows
for each of the three years in the period ended December 31, 2000, in conformity with accounting principles generally accepted in the United States of America.





DELOITTE & TOUCHE LLP



Chicago, Illinois

February 2, 2001

(February 28, 2001, as to Note 8)



---



INLAND LAND APPRECIATION FUND, L.P.

(a limited partnership)

Balance Sheets

December 31, 2000 and 1999

Assets



|                                                                                                                                                                                       |   | 2000       | 1999      
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- | - | ---------- | ----------
|Current assets:                                                                                                                                                                        |   |            |           
|Cash and cash equivalents (Note 1)                                                                                                                                                     | $ | 920,893    | 696,685   
|Accounts and accrued interest receivable (Note 6)                                                                                                                                      |   | 740,430    | 462,209   
|Current portion of mortgage loans receivable (Note 6)                                                                                                                                  |   | -          | 1,427,057 
|Other current assets                                                                                                                                                                   |   | 1,510      | 1,371     
|                                                                                                                                                                                       |   |            |           
|Total current assets                                                                                                                                                                   |   | 1,662,833  | 2,587,322 
|                                                                                                                                                                                       |   |            |           
|Other assets                                                                                                                                                                           |   | 46,840     | 42,984    
|Mortgage loans receivable, less current portion (Note 6)                                                                                                                               |   | 2,658,386  | 1,747,986 
|Investments in land and improvements, at cost (including acquisition fees paid   to Affiliates of $869,139 and $877,618 at December 31, 2000 and 1999,   respectively) (Notes 3 and 4) |   | 21,107,017 | 20,302,677
|                                                                                                                                                                                       |   |            |           
|Total assets                                                                                                                                                                           | $ | 25,475,076 | 24,680,969
|                                                                                                                                                                                       |   |            |           



See accompanying notes to financial statements.

---

INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)
Balance Sheets
(continued)
December 31, 2000 and 1999

Liabilities and Partners' Capital



|                                                                                                                                                                                                                         |   | 2000         | 1999        
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------ | - | ------------ | ------------
|                                                                                                                                                                                                                         |   |              |             
|Current liabilities:                                                                                                                                                                                                     |   |              |             
|Accounts payable                                                                                                                                                                                                         | $ | 4,881        | 9,617       
|Accrued real estate taxes                                                                                                                                                                                                |   | 47,843       | 45,099      
|Due to Affiliates (Notes 3 and 7)                                                                                                                                                                                        |   | 19,823       | 42,744      
|Notes payable to Affiliate (Note 7)                                                                                                                                                                                      |   | 3,993,750    | 2,493,750   
|Unearned income                                                                                                                                                                                                          |   | 19,280       | 3,207       
|                                                                                                                                                                                                                         |   |              |             
|Total current liabilities                                                                                                                                                                                                |   | 4,085,577    | 2,594,417   
|                                                                                                                                                                                                                         |   |              |             
|Deferred gain on sale of investments in land and improvements (Note 6)                                                                                                                                                   |   | 255,758      | 296,357     
|                                                                                                                                                                                                                         |   |              |             
|Partners' capital (Notes 1 and 2):                                                                                                                                                                                       |   |              |             
|General Partner:                                                                                                                                                                                                         |   |              |             
|Capital contribution                                                                                                                                                                                                     |   | 500          | 500         
|Cumulative net income                                                                                                                                                                                                    |   | 175,876      | 172,541     
|Cumulative cash distributions                                                                                                                                                                                            |   | (153,743)    | (153,743)   
|                                                                                                                                                                                                                         |   |              |             
|                                                                                                                                                                                                                         |   | 22,633       | 19,298      
|Limited Partners:                                                                                                                                                                                                        |   |              |             
|Units of $1,000. Authorized 30,001 Units, 29,593 and  29,596       outstanding at December 31, 2000 and 1999, respectively (net of       offering costs of
$3,768,113, of which $1,069,764 was paid to       Affiliates) |   | 25,873,403   | 25,875,185  
|Cumulative net income                                                                                                                                                                                                    |   | 8,811,328    | 7,969,335   
|Cumulative cash distributions                                                                                                                                                                                            |   | (13,573,623) | (12,073,623)
|                                                                                                                                                                                                                         |   |              |             
|                                                                                                                                                                                                                         |   | 21,111,108   | 21,770,897  
|                                                                                                                                                                                                                         |   |              |             
|Total Partners' capital                                                                                                                                                                                                  |   | 21,133,741   | 21,790,195  
|                                                                                                                                                                                                                         |   |              |             
|Total liabilities and Partners' capital                                                                                                                                                                                  | $ | 25,475,076   | 24,680,969  
|                                                                                                                                                                                                                         |   |              |             



See accompanying notes to financial statements.

---

INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)

Statements of Operations



For the years ended December 31, 2000, 1999 and 1998



|                                                                                          |   | 2000      | 1999      | 1998     
|----------------------------------------------------------------------------------------- | - | --------- | --------- | ---------
|                                                                                          |   |           |           |          
|Income:                                                                                   |   |           |           |          
|Sale of investments in land and improvements (Note 4)                                     | $ | 770,078   | 3,286,385 | 5,742,721
|Recognition of deferred gain on sale of investments in     land and improvements (Note 6) |   | 40,599    | 110,504   | 1,574,424
|Rental income (Note 5)                                                                    |   | 254,617   | 268,149   | 240,240  
|Interest income                                                                           |   | 311,036   | 353,231   | 433,319  
|Other income                                                                              |   | 7,021     | 3,500     | 17,500   
|                                                                                          |   |           |           |          
|                                                                                          |   | 1,383,351 | 4,021,769 | 8,008,204
|                                                                                          |   |           |           |          
|Expenses:                                                                                 |   |           |           |          
|Cost of land sold                                                                         |   | 298,882   | 1,920,750 | 5,539,189
|Professional services to Affiliates                                                       |   | 32,696    | 28,797    | 47,335   
|Professional services to non-affiliates                                                   |   | 29,750    | 30,732    | 32,672   
|General and administrative expenses to Affiliates                                         |   | 22,339    | 20,077    | 22,907   
|General and administrative expenses to non-affiliates                                     |   | 31,544    | 31,700    | 17,123   
|Marketing expenses to Affiliates                                                          |   | 14,216    | 27,869    | 90,279   
|Marketing expenses to non-affiliates                                                      |   | 23,351    | 17,517    | 63,967   
|Land operating expenses to Affiliates                                                     |   | -         | -         | 25,858   
|Land operating expenses to non-affiliates                                                 |   | 85,245    | 61,855    | 138,051  
|                                                                                          |   |           |           |          
|                                                                                          |   | 538,023   | 2,139,297 | 5,977,381
|                                                                                          |   |           |           |          
|Net income                                                                                | $ | 845,328   | 1,882,472 | 2,030,823
|                                                                                          |   |           |           |          



See accompanying notes to financial statements.

---

INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)



Statements of Operations
(continued)



For the years ended December 31, 2000, 1999 and 1998



|                                                                                                                                                                                                       |   | 2000    | 1999      | 1998     
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------ | - | ------- | --------- | ---------
|                                                                                                                                                                                                       |   |         |           |          
|Net income allocated (Note 2):                                                                                                                                                                         |   |         |           |          
|General Partner                                                                                                                                                                                        | $ | 3,335   | 4,063     | 2,529    
|Limited Partners                                                                                                                                                                                       |   | 841,993 | 1,878,409 | 2,028,294
|                                                                                                                                                                                                       |   |         |           |          
|Net income                                                                                                                                                                                             | $ | 845,328 | 1,882,472 | 2,030,823
|                                                                                                                                                                                                       |   |         |           |          
|Net income allocated to the one General Partner   Unit                                                                                                                                                 | $ | 3,335   | 4,063     | 2,529    
|                                                                                                                                                                                                       |   |         |           |          
|Net income per Unit allocated to Limited Partners per   weighted average Limited Partnership Units   (29,596   29,599 and 29,621 for the years ended December 31,   2000, 1999 and 1998, respectively) | $ | 28.45   | 63.46     | 68.47    
|                                                                                                                                                                                                       |   |         |           |          



See accompanying notes to financial statements.

---

INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)



Statements of Partners' Capital



For the years ended December 31, 2000, 1999 and 1998

|                                                                                                        |   | General | Limited     |            
|------------------------------------------------------------------------------------------------------- | - | ------- | ----------- | -----------
|                                                                                                        |   | Partner | Partners    | Total      
|                                                                                                        |   |         |             |            
|Balance at January 1, 1998                                                                              | $ | 12,706  | 23,966,809  | 23,979,515 
|                                                                                                        |   |         |             |            
|Net income (Note 2)                                                                                     |   | 2,529   | 2,028,294   | 2,030,823  
|Distributions to Partners ($115.68 per weighted average   Limited Partnership Units of 29,621) (Note 2) |   | -       | (3,426,619) | (3,426,619)
|Repurchase of Limited Partnership Units                                                                 |   | -       | (18,378)    | (18,378)   
|                                                                                                        |   |         |             |            
|Balance at December 31, 1998                                                                            |   | 15,235  | 22,550,106  | 22,565,341 
|                                                                                                        |   |         |             |            
|Net income (Note 2)                                                                                     |   | 4,063   | 1,878,409   | 1,882,472  
|Distributions to Partners ($89.55 per weighted average   Limited Partnership Units of 29,599) (Note 2)  |   | -       | (2,650,785) | (2,650,785)
|Repurchase of Limited Partnership Units                                                                 |   | -       | (6,833)     | (6,833)    
|                                                                                                        |   |         |             |            
|Balance at December 31, 1999                                                                            |   | 19,298  | 21,770,897  | 21,790,195 
|                                                                                                        |   |         |             |            
|Net income (Note 2)                                                                                     |   | 3,335   | 841,993     | 845,328    
|Distributions to Partners ($50.68 per weighted average   Limited Partnership Units of 29,596) (Note 2)  |   | -       | (1,500,000) | (1,500,000)
|Repurchase of Limited Partnership Units                                                                 |   | -       | (1,782)     | (1,782)    
|                                                                                                        |   |         |             |            
|Balance at December 31, 2000                                                                            | $ | 22,633  | 21,111,108  | 21,133,741 



See accompanying notes to financial statements.

---

INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)
Statements of Cash Flows



For the years ended December 31, 2000, 1999 and 1998

|                                                                                      |   | 2000        | 1999        | 1998       
|------------------------------------------------------------------------------------- | - | ----------- | ----------- | -----------
|                                                                                      |   |             |             |            
|Cash flows from operating activities:                                                 |   |             |             |            
|Net income                                                                            | $ | 845,328     | 1,882,472   | 2,030,823  
|Adjustments to reconcile net income to net cash provided     by operating activities: |   |             |             |            
|Gain on sale of investments in land and improvements                                  |   | (471,196)   | (1,365,635) | (203,532)  
|Recognition of deferred gain on sale of investments in       land and improvements    |   | (40,599)    | (110,504)   | (1,574,424)
|Changes in assets and liabilities:                                                    |   |             |             |            
|Accounts and accrued interest receivable                                              |   | (278,221)   | (280,388)   | (180,460)  
|Other assets                                                                          |   | 26,005      | (22,856)    | 657        
|Accounts payable                                                                      |   | (4,736)     | 7,120       | (22,688)   
|Accrued real estate taxes                                                             |   | 2,744       | 2,925       | (5,715)    
|Due to Affiliates                                                                     |   | (22,921)    | (232,553)   | (264,432)  
|Unearned income                                                                       |   | 16,073      | (50,817)    | 34,746     
|                                                                                      |   |             |             |            
|Net cash provided by (used in) operating activities                                   |   | 72,477      | (170,236)   | (185,025)  
|                                                                                      |   |             |             |            
|Cash flows from investing activities:                                                 |   |             |             |            
|Principal payments collected on mortgage loans receivable                             |   | 516,657     | 1,206,151   | 4,918,596  
|Additions to investments in land and improvements                                     |   | (1,103,222) | (782,498)   | (1,131,328)
|Proceeds from disposition of investments in land and     improvements                 |   | 770,078     | 1,966,944   | 1,356,292  
|                                                                                      |   |             |             |            
|Net cash flow provided by investing activities                                        |   | 183,513     | 2,390,597   | 5,143,560  
|                                                                                      |   |             |             |            
|Cash flows from financing activities:                                                 |   |             |             |            
|Repurchase of Limited Partnership Units                                               |   | (1,782)     | (6,833)     | (18,378)   
|Net proceeds from notes payable to Affiliate                                          |   | 1,500,000   | -           | (395,098)  
|Loan fees                                                                             |   | (30,000)    | -           | -          
|Cash distributions                                                                    |   | (1,500,000) | (2,650,785) | (3,426,619)
|                                                                                      |   |             |             |            
|Net cash flow used in financing activities                                            |   | (31,782)    | (2,657,618) | (3,840,095)

See accompanying notes to financial statements.

---

INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)
Statements of Cash Flows
(continued)

For the years ended December 31, 2000, 1999 and 1998

|                                                     |   | 2000    | 1999      | 1998     
|---------------------------------------------------- | - | ------- | --------- | ---------
|                                                     |   |         |           |          
|Net increase (decrease) in cash and cash equivalents | $ | 224,208 | (437,257) | 1,118,440
|Cash and cash equivalents at beginning of year       |   | 696,685 | 1,133,942 | 15,502   
|                                                     |   |         |           |          
|Cash and cash equivalents at end of year             | $ | 920,893 | 696,685   | 1,133,942



Supplemental schedule of non-cash investing and financing activities:

|                                                                    |   | 2000    | 1999        | 1998       
|------------------------------------------------------------------- | - | ------- | ----------- | -----------
|                                                                    |   |         |             |            
|Mortgage loans receivable                                           | $ | -       | (1,350,000) | (5,779,701)
|Reduction in investments in land and improvements                   |   | 298,882 | 1,920,750   | 5,539,189  
|Gain on sale of investments in land and improvements                |   | 471,196 | 1,365,635   | 203,532    
|Assumption of note and interest payable to Affiliate                |   | -       | -           | (450,549)  
|Deferred gain on sale of investments in land and   improvements     |   | -       | 30,559      | 1,843,821  
|Proceeds from disposition of investments in land and   improvements | $ | 770,078 | 1,966,944   | 1,356,292  
|                                                                    |   |         |             |            



See accompanying notes to financial statements.

---

INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)
Notes to Financial Statements



For the years ended December 31, 2000, 1999 and 1998

(1) Organization and Basis of Accounting

The Registrant, Inland Land Appreciation Fund, L.P. (the "Partnership"), was formed in October 1987, pursuant to the Delaware Revised Uniform Limited Partnership Act, to invest in undeveloped land on an all-cash basis and realize
appreciation of such land upon resale. On October 12, 1988, the Partnership commenced an Offering of 10,000 (subject to increase to 30,000) Limited Partnership Units ("Units") pursuant to a Registration Statement on Form S-11 under the Securities Act of
1933. Inland Real Estate Investment Corporation is the General Partner. The Offering terminated on October 6, 1989, with total sales of 30,000 Units, at $1,000 per Unit, not including the General Partner or the Initial Limited Partner. All of the holders
of these Units have been admitted to this Partnership. The Limited Partners of the Partnership share in their portion of benefits of ownership of the Partnership's real property investments according to the number of Units held. As of December 31, 2000,
the Partnership has repurchased a total of 407.75 Units for $359,484 from various Limited Partners through the Unit Repurchase Program. Under this program Limited Partners may under certain circumstances have their Units repurchased for an amount equal to
their Invested Capital.



The preparation of financial statements in conformity with accounting principles generally accepted in the United States of America requires management to make estimates and assumptions that affect the reported amounts of assets and
liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates.



Offering costs have been offset against the Limited Partners' capital accounts.



The Partnership considers all highly liquid investments purchased with a maturity of three months or less to be cash equivalents which are carried at cost, which approximates market.



Except as described in footnote (b) to Note 4 of these notes, the Partnership uses the area method of allocation, which approximates the relative sales method of allocation, whereby a per acre price is used as the standard allocation
method for land purchases and sales. The total cost of the parcel is divided by the total number of acres to arrive at a per acre price.



Statement of Financial Accounting Standards No. 121 "Accounting for the Impairment of Long-Lived Assets and for Long-Lived Assets to be Disposed of" ("SFAS 121") requires the Partnership to record an impairment loss on its property to
be held for investment whenever its carrying value cannot be fully recovered through estimated undiscounted future cash flows from their operations and sale. The amount of the impairment loss to be recognized would be the difference between the property's
carrying value and the property's estimated fair value. As of December 31, 2000 and 1999, the Partnership has not recognized any such impairment.

The Partnership is required to pay a withholding tax to the Internal Revenue Service with respect to a Partner's allocable share of the Partnership's taxable net income, if the Partner is a foreign person. The Partnership will first
pay the withholding tax from the distributions to any foreign partner, and to the extent that the tax exceeds the amount of distributions withheld, or if there have been no distributions to withhold, the excess will be accounted for as a distribution to
the foreign partner. Withholding tax payments are made every April, June, September and December.



---

INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)



Notes to Financial Statements
(continued)



A presentation of information about operating segments as required in Statement of Financial Accounting Standards No. 131 "Disclosures About Segments of an Enterprise and Related Information" would not be material to an understanding
of the Partnership's business taken as a whole as the Partnership is engaged in the business of real estate investment which management considers to be a single operating segment.



Effective January 1, 2001, the Partnerships adopted the provisions of SFAS No. 133, "Accounting for Derivative Instruments and Hedging Activities", as amended by SFAS Nos. 137 and 138. This statement standardizes the accounting for
derivative instruments by requiring that an entity recognize those items as assets or liabilities in the statement of financial position and measure them at fair value.  It also provides for matching the timing of gain or loss recognition on the hedging
instrument with the recognition of (a) the changes in fair value of the hedged asset or liability attributable to the hedged risk or (b) the earnings effect of the hedged forecasted transaction.  The net impact of the adoption of SFAS No. 133 has no
effect on the Partnership's financial statements.



No provision for Federal income taxes has been made as the liability for such taxes is that of the Partners rather than the Partnership.



The Partnership's records are maintained on the accrual basis of accounting in accordance with generally accepted accounting principles ("GAAP"). The Federal income tax return has been prepared from such records after making
appropriate adjustments, if any, to reflect the Partnership's accounts as adjusted for Federal income tax reporting purposes. Such adjustments are not recorded in the records of the Partnership. The net effect of these items is summarized as follows:



|                                        | 2000                                    
    1999
|--------------------------------------- | -------------------------------------------------
|                                        |                                                  
|                                        |                                                  
|                                        |                                                  
|                                        |                                                  
|Total assets                            | $                                                
|                                        |                                                  
|Partners' capital:                      |                                                  
|General Partner                         |                                                  
|Limited Partners                        |                                                  
|                                        |                                                  
|Net income allocated:                   |                                                  
|General Partner                         |                                                  
|Limited Partners                        |                                                  
|                                        |                                                  
|Net income per Limited Partnership Unit |                                                  

The net income per Unit is based upon the weighted average number of Units of 29,596 and 29,599 during 2000 and 1999, respectively.



---

INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)



Notes to Financial Statements
(continued)



(2) Partnership Agreement

The Partnership Agreement defines the allocation of profits and losses, and available cash.  If and to the extent that real estate taxes and insurance payable with respect to the Partnership's land during a given year exceed revenues
of the Partnership, the General Partner will make a Supplemental Capital Contribution of such amount to the Partnership to ensure that it has sufficient funds to make such payments.



Profits and losses from operations (other than capital transactions) will be allocated 99% to the Limited Partners and 1% to the General Partner.  The net gain from a sale of Partnership properties is first allocated among the Partners
in proportion to the negative balances, if any, in their respective capital accounts.  Thereafter, except as provided below, net gain is allocated to the General Partner in an amount equal to the proceeds distributed to the General Partner from such sale
and the balance of any net gain is allocated to the Limited Partners.  If the amount of net gain realized from a sale is less than the amount of cash distributed to the General Partner from such sale, the Partnership will allocate income or gain to the
General Partner in an amount equal to the excess of the cash distributed to the General Partner with respect to such sale as quickly as permitted by law.   Any net loss from a sale will be allocated to the Limited Partners.



Distributions of Net Sale Proceeds will be allocated between the General Partner and the Limited Partners based upon both an aggregate overall return to the Limited Partners and a separate return with respect to each parcel of land
purchased by the Partnership.



As a general rule, Net Sale Proceeds will be distributed 90% to the Limited Partners and 10% to the General Partner until the Limited Partners have received from Net Sale Proceeds (i) a return of their Original Capital plus (ii) a
noncompounded Cumulative Preferred Return of 15% of their Invested Capital.  However, with respect to each parcel of land, the General Partner's 10% share will be subordinated until the Limited Partners receive a return of the Original Capital attributed
to such parcel ("Parcel Capital") plus a 6% per annum noncompounded Cumulative Preferred Return thereon.



After the amounts described in items (i) and (ii) above and any previously subordinated distributions to the General Partner have been paid, and the amount of any Supplemental Capital Contributions have been repaid to the General
Partner, subsequent distributions shall be paid 75% to the Limited Partners and 25% to the General Partner without considering Parcel Capital. If, after all Net Sale Proceeds have been distributed, the General Partner has received more than 25% of all Net
Sale Proceeds (exclusive of distributions made to the Limited Partners to return their Original Capital), the General Partner shall contribute to the Partnership for distribution to the Limited Partners an amount equal to such excess.

Any distributions from Net Sale Proceeds at a time when Invested Capital is greater than zero shall be deemed applied first as a reduction of such Invested Capital before application to payment of any deficiency in the 15% Cumulative
Preferred Return.



---

INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)



Notes to Financial Statements
(continued)

(3) Transactions with Affiliates



The General Partner and its Affiliates are entitled to reimbursement for salaries and expenses of employees of the General Partner and its Affiliates relating to the administration of the Partnership. Such costs are included in
professional services and general and administrative expenses to Affiliates, of which $7,665 and $878 were unpaid as of December 31, 2000 and 1999, respectively.



The General Partner is entitled to receive Asset Management Fees equal to one- quarter of 1% of the original cost to the Partnership of undeveloped land annually, limited to a cumulative total over the life of the Partnership of 2% of
the land's original cost to the Partnership. As of June 30, 1998, the Partnership had met this limit. Such fees of $25,858 were incurred for the year ended December 31, 1998, and are included in land operating expenses to Affiliates.



An Affiliate of the General Partner performed marketing and advertising services for the Partnership and was reimbursed (as set forth under terms of the Partnership Agreement) for direct costs. Such costs of $14,216, $27,869, and
$90,279 have been incurred and are included in marketing expenses to Affiliates for the years ended December 31, 2000, 1999 and 1998, respectively, all of which was paid as of December 31, 2000 and 1999, respectively.



An Affiliate of the General Partner performed property upgrades, rezoning, annexation and other activities to prepare the Partnership's land investments for sale and was reimbursed  (as set forth under terms of the Partnership
Agreement) for salaries and direct costs. The Affiliate did not recognize a profit on any project. Such costs of $143,730 and $266,986 have been incurred for the years ended December 31, 2000 and 1999, respectively, and are included in investments in
land, of which $12,158 and $41,866 were unpaid as of December 31, 2000 and 1999, respectively.

---

INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)
Notes to Financial Statements
(continued)

(4) Investments in Land and Improvements



|Initial Costs
|-------------
|             
|Parcel       
|             
|1            
|             
|             
|             
|             
|2            
|             
|             
|             
|3            
|             
|             
|4            
|             
|             
|             
|             
|5            
|             
|             
|6            
|             
|7            
|             
|8            
|             
|             
|9            
|             
|10           
|             
|             
|11           
|             

---

INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)
Notes to Financial Statements
(continued)

(4) Investments in Land and Improvements (continued)



|Initial Costs
|-------------
|             
|Parcel       
|             
|12           
|             
|             
|13           
|             
|             
|14           
|             
|15           
|             
|             
|             
|             
|16           
|             
|             
|             
|             
|17           
|             
|             
|18           
|             
|             
|             
|19           
|             
|20           
|             

---

INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)
Notes to Financial Statements
(continued)

(4) Investments in Land and Improvements (continued)



|Initial Costs
|-------------
|             
|Parcel       
|21           
|             
|             
|22           
|             
|23           
|             
|             
|             
|             
|             
|24           
|             
|             
|             
|25           
|             
|             
|             

---

INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)
Notes to Financial Statements
(continued)



(4) Investments in Land and Improvements (continued)

1. Included in the purchase agreement of Parcel 5 was a condition that required the Partnership to buy an option to purchase an additional 243 acres immediately to the west of this parcel.  The sale transaction relates to the sale of
this option.
2. The Partnership purchased from two third parties, two sets of three contiguous parcels of land (Parcels 6, 7 and 8; and Parcels 9, 10 and 11). The General Partner believes that the total value of this land will be maximized if it
is treated and marketed to buyers as six separate parcels and closed the transactions as six separate purchases to facilitate this. Parcels 6, 7 and 8 will be treated as one parcel and Parcels 9, 10 and 11 will be treated as one parcel for purposes of
computing Parcel Capital (as defined) and distributions to the Partners.
3. Reconciliation of investments in land and improvements owned:



|                        |   | 2000       | 1999       
|----------------------- | - | ---------- | -----------
|                        |   |            |            
|Balance at January 1,   | $ | 20,302,677 | 21,440,929 
|Additions during year   |   | 1,103,222  | 782,498    
|Sales during year       |   | (298,882)  | (1,920,750)
|                        |   |            |            
|Balance at December 31, | $ | 21,107,017 | 20,302,677 



(5) Rental Income

The Partnership has determined that all leases relating to the farm parcels are operating leases.  Accordingly, rental income is reported when earned.



As of December 31, 2000, the Partnership had farm leases of generally one year in duration, for approximately 1,940 acres of the approximately 2,122 acres owned.



---

INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)
Notes to Financial Statements
(continued)

(6) Mortgage Loans Receivable

Mortgage loans receivable are the result of sales of Parcels, in whole or in part.  The Partnership has recorded a deferred gain on these sales.  The deferred gain will be recognized over the life of the related mortgage loan
receivable as principal payments are received.  At December 31, 2000 and 1999, the fair market value of the mortgage loans receivable approximated their carrying value.



|Parcel | Maturity | Interest Rate | Principal Balance 12/31/00 | Principal Balance 12/31/99 | Accrued Interest Receivable 12/31/00 | Deferred Gain 12/31/00
|------ | -------- | ------------- | -------------------------- | -------------------------- | ------------------------------------ | ----------------------
|       |          |               |                            |                            |                                      |                       
|1      | 12/30/03 | 9.00%         | $  1,262,299               | 1,427,057                  | 311,485                              | 62,185                
|       |          |               |                            |                            |                                      |                       
|15     | 06/30/02 | 9.00%         | 144,557                    | 328,516                    | 110,312                              | 4,947                 
|       |          |               |                            |                            |                                      |                       
|21     | 06/30/03 | 9.00%         | 656,050                    | 747,666                    | 227,735                              | 175,147               
|       |          |               |                            |                            |                                      |                       
|23     | 08/26/03 | 9.00%         | 595,480                    | 671,804                    | 88,287                               | 13,480                
|       |          |               |                            |                            |                                      |                       
|       |          |               | $  2,658,386               | 3,175,043                  | 737,819                              | 255,758               
|       |          |               |                            |                            |                                      |                       
|       |          |               |                            |                            |                                      |                       



(7) Notes Payable to Affiliate

On December 31, 1998, the Partnership obtained a loan from the General Partner in the amount of  $2,493,750 solely collateralized by Parcel 5. The note accrues interest at 7.2% and has a maturity date of December 29, 2001. For the
years ended December 31, 2000 and 1999, respectively, interest of $182,044 and $179,550 was capitalized, all of which was paid as of December 31, 2000 and 1999.



On December 6, 2000, the Partnership obtained a loan from the General Partner in the amount of $1,500,000 collateralized by Parcels 17, 18 and 22.  The note accrues interest at 8.75% and has a maturity date of November 30, 2003.  For
the year ended December 31, 2000, interest of $9,479 was capitalized, all of which was paid as of December 31, 2000.



At December 31, 2000 and 1999, the fair market value of the notes payable to Affiliate approximated their carrying value.



(8) Subsequent Events



On February 28, 2001, the Partnership sold an additional lot in the Yorkville Business Center (Parcels 4, 6 and 7) to an unaffiliated third party for $111,000.  The Partnership received net sales proceeds of $110,385 and recorded a
gain on sale of $87,371.

Item 9. Changes in and Disagreements with Independent Auditors on Accounting and Financial Disclosure

There were no disagreements on accounting or financial disclosure matters during 2000.

---

PART III



Item 10.  Directors and Executive Officers of the Registrant

The General Partner of the Partnership, Inland Real Estate Investment Corporation, was organized in 1984 for the purpose of acting as general partner of limited partnerships formed to acquire, own and operate real properties. The
General Partner is a wholly owned subsidiary of The Inland Group, Inc. In 1990, Inland Real Estate Investment Corporation became the replacement General Partner for an additional 301 privately owned real estate limited partnerships syndicated by
Affiliates. The General Partner has responsibility for all aspects of the Partnership's operations. The relationship of the General Partner to its Affiliates is described under the caption  "Conflicts of Interest" at pages 11 to 13 of the Prospectus, a
copy of which description is hereby incorporated herein by reference.



Officers and Directors



The officers, directors, and key employees of The Inland Group, Inc. and its Affiliates ("Inland") that are likely to provide services to the Partnership are as follows:



|                     | Functional Title                               
|-------------------- | -----------------------------------------------
|                     |                                                
|Daniel L. Goodwin    | Chairman and Chief Executive Officer           
|Robert H. Baum       | Executive Vice President-General Counsel       
|G. Joseph Cosenza    | Senior Vice President-Acquisitions             
|Robert D. Parks      | Senior Vice President-Investments              
|Brenda G. Gujral     | President and Chief Operating Officer-IREIC    
|Catherine L. Lynch   | Treasurer                                      
|Roberta S. Matlin    | Assistant Vice President-Investments           
|Patricia A. DelRosso | Vice President-Asset Management                
|Kelly Tucek          | Assistant Vice President-Partnership Accounting



DANIEL L. GOODWIN (age 57) is Chairman of the Board of Directors of The Inland Group, Inc., a billion-dollar real estate and financial organization located in Oak Brook, Illinois.    Among Inland's subsidiaries
is the largest property management firm in Illinois and one of the largest commercial real estate and mortgage banking firms in the Midwest.

Mr. Goodwin has served as Director of the Avenue Bank of Oak Park and as a director of the Continental Bank of Oakbrook Terrace.  He was Chairman of the Bank Holding Company of American National Bank of DuPage.  Currently he is the
Chairman of the Board of Inland Mortgage Corporation.

Mr. Goodwin has been in the housing industry for more than 30 years, and has demonstrated a lifelong interest in housing-related issues.  He is a licensed real estate broker and a member of the National Association of Realtors, the
Illinois Association of Realtors and the Northern Illinois Commercial Association of Realtors.  He has developed thousands of housing units in the Midwest, New England, Florida, and the Southwest.   He is also the author of a nationally recognized real
estate reference book for the management of residential properties.

Mr. Goodwin has served on the Board of the Illinois State Affordable Housing Trust Fund for six years and was recently appointed to serve once again by Governor George Ryan. He is an advisor for the Office of Housing Coordination
Services of the State of Illinois, and a member of the Seniors Housing Committee of the National Multi-Housing Council.   He was appointed Chairman of the Housing Production Committee for the Illinois State Affordable Housing Conference by former Governor
Edgar.  He also served as a member of the Cook County Commissioner's Economic Housing Development Committee, and he was the Chairman of the DuPage County Affordable Housing Task Force.  The 1992 Catholic Charities Award was presented to Mr. Goodwin for
his work in addressing affordable housing needs.   The City of Hope designated him as the Man of the Year for the Illinois construction industry.  In 1989, the Chicago Metropolitan Coalition on Aging presented Mr. Goodwin with an award in recognition of
his efforts in making housing more affordable to Chicago's Senior Citizens.  On May 4, 1995, PADS, Inc. (Public Action to Deliver Shelter) presented Mr. Goodwin with the affordable housing award, recognizing The Inland Group as the leading corporate
provider of transitional housing for the homeless people of DuPage County.  Mr. Goodwin also serves as Chairman of New Directions Housing Corporation, which provides affordable housing in the Midwest.

Mr. Goodwin is a product of Chicago-area schools, and obtained his Bachelor's and Master's Degrees from Illinois Universities. Following graduation, he taught for five years in the Chicago Public Schools. His commitment to education
has continued through his work with the BBF Family Services' Pilot Elementary School in Chicago, and the development of the Inland Vocational Training Center for the Handicapped located at Little City in Palatine, Illinois.  He personally established an
endowment which funds a perpetual scholarship program for inner-city disadvantaged youth. In 1990 he received the Northeastern Illinois University President's Meritorious Service Award. Mr. Goodwin holds a Master's Degree in Education and in 1986, he was
awarded an Honorary Doctorate from Northeastern Illinois University College of Education.    More than 12 years ago, under Mr. Goodwin's direction, Inland instituted a program to educate disabled students about the workplace.  Most of those original
students are employed at Inland today, and Inland continues as one of the largest employers of the disabled in DuPage County.  Mr. Goodwin has served as a member of the Board of Governors of Illinois State Colleges and Universities, and he is currently
Vice Chairman of the Board of Trustees of Benedictine University. Since January 1996, he has been Chairman of the Northeastern Illinois University Board of Trustees.

In 1988 Mr. Goodwin received the Outstanding Business Leader Award from the Oak Brook Jaycees and in March 1994 he won the Excellence in Business Award from the DuPage Area Association of Business and Industry.  Additionally, he was
honored by Little Friends on May 17, 1995 for rescuing their Parent-Handicapped Infant Program.  He was the recipient of the 1995 March of Dimes Life Achievement Award and was recognized as the 1998 Corporate Leader of the Year by the Oak Brook Area
Association of Commerce and Industry.   The Ray Graham Association for People with Disabilities honored Mr. Goodwin as the 1999 Employer of the Year.   Also, in 1999, the YWCA DuPage District bestowed the Corporate Recognition Award for Inland's policies
and practices that demonstrate a commitment to the advancement of women in the workplace.  For many years, he has been Chairman of the National Football League Players Association Mackey Awards for the benefit of inner-city youth and he served as the
recent Chairman of the Speakers   Club   of the Illinois House of Representatives.



ROBERT H. BAUM (age 56) has been with The Inland Group, Inc. and its affiliates since 1968 and is one of the four original principals.  Mr. Baum is Vice Chairman and Executive Vice President-General Counsel of
The Inland Group, Inc.  In his capacity as General Counsel, Mr. Baum is responsible for the supervision of the legal activities of The Inland Group,  Inc.  and its affiliates.  This responsibility includes the supervision of The Inland Law Department and
serving as liaison with outside counsel.  Mr. Baum has served as a member of the North American Securities Administrators Association Real Estate Advisory Committee and as a member of the Securities Advisory Committee to the Secretary of State of
Illinois. He is a member of the American Corporation Counsel Association and has also been a guest lecturer for the Illinois State Bar Association. Mr. Baum has been admitted to practice before the Supreme Court of the United States, as well as the bars
of several federal courts of appeals and federal district courts and the State of Illinois and is a licensed real estate broker. He has served as a director of American National Bank of DuPage and currently serves as a director of Westbank.  Mr. Baum also
is a member of the Governing Council of Wellness House, a charitable organization that provides educational and  emotional support for cancer patients and their families.

G. JOSEPH COSENZA (age 56) has been with The Inland Group, Inc. and its affiliates since 1968 and is one of the four original principals.  Mr. Cosenza is a Director and Vice Chairman of The Inland Group, Inc.
and oversees, coordinates and directs Inland's many enterprises.   In addition, Mr. Cosenza immediately supervises a staff of ten persons who engage in property acquisition.  Mr. Cosenza has been a consultant to other real estate entities and lending
institutions on property appraisal methods. He has directly overseen the purchase of close to $4 billion of income producing real estate from 1968 to the present.

Mr. Cosenza received his B.A.  Degree from Northeastern Illinois University and his M.S. Degree from Northern Illinois University. From 1967 to 1968, he taught in the LaGrange, Illinois School District and from 1968 to 1972, he served
as Assistant Principal and taught in the Wheeling, Illinois School District.  Mr. Cosenza has been a licensed real estate broker since 1968 and an active member of various national and local real estate associations, including the National Association of
Realtors and the Urban Land Institute.

Mr. Cosenza has also been Chairman of the Board of American National Bank of DuPage, and has served on the Board of Directors of Continental Bank of Oakbrook Terrace.  He was the Chairman and is presently a Director on the Board of
Westbank in Westchester, Hillside and Lombard, Illinois.

ROBERT D. PARKS(age 57) is a Director of The Inland Group, Inc. and one of its four original principals; Chairman of Inland Real Estate Investment Corporation and Director of Inland
Securities Corporation.  Mr. Parks was President, Chief Executive Officer, Chief Operating Officer and a Director of Inland Real Estate Corporation from October 1994 to July 2000.  He is still Chairman of Inland Real Estate Corporation.  He is Chairman,
Chief Executive Officer and Affiliated Director of Inland Retail Real Estate Trust, Inc.

Mr. Parks is responsible for the ongoing administration of existing investment programs, corporate budgeting and administration for Inland Real Estate Investment Corporation. He oversees and coordinates the marketing of all investments
and investor relations.

Prior to joining Inland, Mr. Parks taught  in Chicago's public schools. He received his B.A. Degree from Northeastern Illinois University and his M.A. Degree from the University of Chicago.  He is a registered Direct Participation
Program Limited Principal with the National Association of Securities Dealers.  He is a member of the Real Estate Investment Association, the Financial Planning Association, the Foundation for Financial Planning as well as a member of the National
Association of Real Estate Investment Trusts (NAREIT).



BRENDA G. GUJRAL (age 58) is President and Chief Operating Officer of Inland Real Estate Investment Corporation (IREIC).  She is also President and Chief Operating Officer of Inland Securities Corporation (ISC),
a member firm of the National Association of Securities Dealers (NASD).

Mrs. Gujral has overall responsibility for the operations of IREIC, including the distribution of checks to over 50,000 investors, review of periodic communications to those investors, the filing of quarterly and annual reports for
Inland's publicly registered investment programs with the Securities and Exchange Commission, compliance with other SEC and NASD securities regulations both for IREIC and ISC, review of asset management activities, and marketing and communications with
the independent broker/dealer firms selling Inland's current and prior programs.  Mrs. Gujral works with internal and outside legal counsel in structuring and registering the prospectuses for IREIC's investment programs.

Mrs. Gujral began her career with Inland in 1977, becoming an officer in 1982.  Prior to joining Inland, she worked for the Land Use Planning Commission establishing an office in Portland, Oregon, to implement land use legislation for
that state.



CATHERINE L. LYNCH (age 42) joined  Inland  in 1989 and is the Treasurer of Inland Real  Estate  Investment  Corporation.    Ms.  Lynch  is responsible for managing the Corporate Accounting  Department.    Prior
 to joining Inland, Ms. Lynch worked in the  field  of  public  accounting  for KPMG Peat Marwick since 1980.    She  received  her  B.S.  degree  in  Accounting  from  Illinois State University.  Ms. Lynch is  a  Certified  Public  Accountant and a
member of the American  Institute  of  Certified  Public  Accountants  and  the  Illinois CPA Society.  She is registered with the National Association of Securities Dealers as a Financial Operations Principal.



ROBERTA S. MATLIN (age 56) joined  Inland in 1984 as Director of Investor Administration  and  currently  serves  as  Senior  Vice President-Investments. Prior to that, Ms. Matlin spent 11  years with the
Chicago Region of the Social Security Administration of the  United  States  Department  of Health and Human Services.  She is  a  Director  of  Inland  Real Estate Investment Corporation, Inland Securities Corporation, and  Inland  Investment Advisors,
Inc. As Senior  Vice  President-Investments,  she  directs  the  day-to-day internal operations of the General Partner.    Ms.  Matlin received her B.A. degree from the University of Illinois.  She is registered with the National Association of Securities
Dealers, Inc. as a General Securities Principal and a Registered Investment Advisor.



PATRICIA A. DELROSSO (age 48) joined  Inland  in 1985.  Ms. DelRosso serves as Senior Vice President of  Inland  Real  Estate Investment Corporation in the area of Asset Management.    As  head  of  the Asset
Management Department, she develops  operating  and   disposition   strategies  for  all  investment-owned properties.  Ms. DelRosso received her Bachelor's degree from George Washington University and her Master's from Virginia  Tech  University.  Ms.
DelRosso is a licensed real estate  broker,  NASD  registered securities sales representative, a member of the Urban Land Institute and a member of the Northern Illinois Commercial Association of Realtors.



KELLY TUCEK (age  38)  joined  Inland  in  1989  and  is  an Assistant Vice President of Inland Real Estate Investment Corporation.  As of August 1996, Ms. Tucek is responsible for  the  Investment  Accounting
Department which includes all public partnership accounting functions along with quarterly and annual SEC filings.  Prior to joining Inland, Ms.  Tucek was on the audit staff of Coopers and Lybrand since  1984.    She  received  her  B.A.  Degree  in
Accounting and Computer Science from North Central College.



Item 11.  Executive Compensation

The General Partner is entitled to receive a share of cash distributions of Net Sales Proceeds based upon both an aggregate overall return to the Limited Partners and a separate return with respect to each parcel of land purchased by
the Partnership as described under the caption "Cash Distributions" and a share of profits or losses as described under the caption "Allocation of Profits or Losses" at page 38 of the Prospectus, and at pages A-6 to A-9 of the Partnership Agreement,
included as an exhibit  to  the  Prospectus, a copy of which descriptions is incorporated herein by reference.



The Partnership is permitted to engage in various transactions involving Affiliates of the General Partner of the Partnership, as described under the captions "Compensation and Fees" at pages 7-9 and "Conflicts of Interest" at pages
9-11 of the Prospectus, and at pages A-10 through A-19 of the Partnership Agreement, included as an exhibit to the Prospectus, a copy of which is incorporated herein by reference. The relationship of the General Partner (and its directors and officers) to
its Affiliates is set forth above in Item 10.



The General Partner and its Affiliates may be reimbursed for their expenses or out-of-pocket costs relating to the administration of the Partnership. For the year ended December 31, 2000, such costs were $55,035, of which $7,665 was
unpaid as of December 31, 2000.



The General Partner was entitled to receive an Asset Management Fee equal to one-quarter of 1% of the original cost to the Partnership of undeveloped land annually, limited to a cumulative total over the life of the Partnership of 2%
of the land's original cost to the Partnership. As of June 30, 1998, the Partnership had met this limit.



An Affiliate of the General Partner performed marketing and advertising services for the Partnership and was reimbursed  (as set forth under terms of the Partnership Agreement) for direct costs.  For the year ended December 31, 2000,
the Partnership incurred $14,216 of such costs, all of which  was paid as of December 31, 2000.



An Affiliate of the General Partner performed property upgrades, rezoning, annexation and other activities to prepare the Partnership's land investments for sale and was reimbursed  (as set forth under terms of the Partnership
Agreement) for salaries and direct costs. For the year ended December 31, 2000, the Partnership incurred $143,730 of such costs, of which $12,158 was unpaid, and included in the investments in land and improvements. As of December 31, 2000, notes payable
to Affiliate totaled $3,993,750. For the year ended December 31, 2000, interest of $191,523 was capitalized, all of which was paid as of December 31, 2000.



Item 12. Security Ownership of Certain Beneficial Owners and Management

1. No person or group is known by the Partnership to own beneficially more than 5% of the outstanding Units of the Partnership
2. The officers and directors of the General Partner of the Partnership own as a group the following Units of the Partnership:



|                          | Amount and Nature  |         
|------------------------- | ------------------ | --------
|                          | of Beneficial      | Percent 
|Title of Class            | Ownership          | of Class
|                          |                    |         
|Limited Partnership Units | 300 Units directly | 1%      
|                          |                    |         



No officer or director of the General Partner of the Partnership possesses a right to acquire beneficial ownership of Units of the Partnership.



All of the outstanding shares of the General Partner of the Partnership are owned by an Affiliate or its officers and directors as set forth above in Item 10.





Item 13. Certain Relationships and Related Transactions

There were no significant transactions or business relationships with the General Partner, Affiliates or their management other than those described in Items 10 and 11 above.  Reference is made to Note 3 of the Notes to Financial
Statements (Item 8 of this Annual Report) for information regarding related party transactions.



---

PART IV



Item 14.  Exhibits, Financial Statement Schedules, and Reports on Form 8-K

1. The financial statements listed in the index at page 12 of this Annual Report are filed as part of this Annual Report.
2. Exhibits. The following exhibits are incorporated herein by reference:
3. Financial Statement Schedules.
4. Reports on Form 8-K:

None.



No Annual Report or proxy material for the year 2000 has been sent to the Partners of the Partnership.   An Annual Report will be sent to the Partners subsequent to this filing and the Partnership will furnish copies of such report to
the Commission when it is sent to the Partners.



---

SIGNATURES

Pursuant to the requirements of Section 13 or 15 (d) 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.

|      | INLAND LAND APPRECIATION FUND, L.P.              
|----- | -------------------------------------------------
|      | Inland Real Estate Investment Corporation        
|      | General Partner                                  
|      |                                                  
|/s/   | Robert D. Parks                                  
|      |                                                  
|By:   | Robert D. Parks                                  
|      | Chairman of the Board and Chief Executive Officer
|Date: | March 26, 2001                                   

Pursuant to the  requirements  of  the  Securities  Exchange  Act of 1934, this report has  been  signed  below  by  the  following  persons  on  behalf of the Registrant and in the capacities and on the dates indicated:

|By:   | Inland Real Estate Investment Corporation                   
|----- | ------------------------------------------------------------
|      | General Partner                                             
|      |                                                             
|/s/   | Robert D. Parks                                             
|      |                                                             
|By:   | Robert D. Parks                                             
|      | Chairman of the Board and Chief Executive Officer           
|Date: | March 26, 2001                                              
|      |                                                             
|/s/   | Patricia A. DelRosso                                        
|      |                                                             
|By:   | Patricia A. DelRosso                                        
|      | Senior Vice President                                       
|Date: | March 26, 2001                                              
|      |                                                             
|/s/   | Kelly Tucek                                                 
|      |                                                             
|By:   | Kelly Tucek                                                 
|      | Principal Financial Officer and Principal Accounting Officer
|Date: | March 26, 2001                                              
|      |                                                             
|/s/   | Daniel L. Goodwin                                           
|      |                                                             
|By:   | Daniel L. Goodwin                                           
|      | Director                                                    
|Date: | March 26, 2001                                              
|      |                                                             
|/s/   | Robert H. Baum                                              
|      |                                                             
|By:   | Robert H. Baum                                              
|      | Director                                                    
|Date: | March 26, 2001