<PAGE>

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

                                    FORM 10-Q
(Mark One)

           [X] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE
                         SECURITIES EXCHANGE ACT OF 1934
                  For the quarterly period ended March 31, 1999

                                       or

           [ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE
                         SECURITIES EXCHANGE ACT OF 1934
                  For the transition period from _____ to _____

                        Commission File Number: 001-13807

                                   ElderTrust
             (Exact name of registrant as specified in its charter)

            Maryland                                23-2932973
  (State or other jurisdiction          (I.R.S. Employer Identification Number)
of incorporation or organization)

            101 East State Street, Suite 100, Kennett Square PA      19348
                  (Address of principal executive offices)         (Zip Code)

                                 (610) 925-4200
              (Registrant's telephone number, including area code)

         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 the number of shares outstanding of each of the issuer's
classes of common stock, as of the latest practicable date:

                 Class                          Outstanding at April 30, 1999
---------------------------------------        -------------------------------
Common stock, $0.01 par value per share                   7,201,100

Exhibit index is located on page 28
<PAGE>

                                   ELDERTRUST
                                    FORM 10-Q
                  FOR THE QUARTERLY PERIOD ENDED MARCH 31, 1999

                                TABLE OF CONTENTS

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

          Item 1.  Financial Statements (Unaudited)

                    Condensed Consolidated Balance Sheets as of March 31, 1999 and
                           December 31, 1998.........................................................        1

                    Condensed Consolidated Statements of Operations for the
                           three months ended March 31, 1999 and for the period
                           from January
                           30, 1998 to March 31, 1998................................................        2

                    Condensed Consolidated Statements of Cash Flows for the
                           three months ended March 31, 1999 and for the period
                           from January
                           30, 1998 to March 31, 1998................................................        3

                    Notes to Unaudited Condensed Consolidated Financial Statements...................        4

         Item 2.  Management's Discussion and Analysis of Financial Condition and
                         Results of Operations.......................................................        8

         Item 3.  Quantitative and Qualitative Disclosures About Market Risk.........................       25

PART II:        OTHER INFORMATION

         Item 2.  Changes in Securities and Use of Proceeds..........................................       26

         Item 6.  Exhibits and Reports on Form 8-K...................................................       26

SIGNATURES...........................................................................................       27

EXHIBIT INDEX........................................................................................       28
</TABLE>

                                       i
<PAGE>

                         PART I - FINANCIAL INFORMATION

ITEM 1.  Financial Statements (Unaudited)

                                   ELDERTRUST
                      CONDENSED CONSOLIDATED BALANCE SHEETS
                                   (Unaudited)

               (dollar amounts in thousands, except share amounts)

<TABLE>
<CAPTION>
                                                                               March 31, 1999          December 31, 1998
                                                                               --------------          -----------------
<S>                                                                            <C>                     <C>
                               ASSETS
Assets:
     Real estate properties, at cost                                              $164,287                  $163,783
     Less - accumulated depreciation                                                (5,881)                   (4,444)
     Land                                                                           16,642                    16,790
                                                                                  --------                  --------
            Net real estate properties                                             175,048                   176,129
     Real estate loans receivable                                                   50,721                    47,899
     Cash and cash equivalents                                                       2,060                     2,272
     Restricted cash                                                                 4,639                     3,549
     Accounts receivable                                                             4,695                     4,412
     Accounts receivable from unconsolidated entities                                1,044                       987
     Prepaid expenses                                                                1,124                       986
     Investments in and advances to unconsolidated entities                         33,800                    34,426
     Other assets, net                                                               1,548                       657
                                                                                  --------                  --------
                Total assets                                                      $274,679                  $271,317
                                                                                  ========                  ========

                LIABILITIES AND SHAREHOLDERS' EQUITY
Liabilities:
     Bank credit facility                                                         $ 95,822                  $ 90,204
     Accounts payable and accrued expenses                                           1,848                     1,571
     Accounts payable to unconsolidated entities                                        84                        14
     Mortgages and bonds payable                                                    49,282                    49,594
     Notes payable                                                                   3,000                     3,000
     Notes payable to unconsolidated entities                                        1,121                     1,134
     Other liabilities                                                               3,601                     3,645
                                                                                  --------                  --------
           Total liabilities                                                       154,758                   149,162

Minority interest                                                                    8,718                     8,859

Shareholders' Equity:
     Preferred shares, $.01 par value; 20,000,000 shares
         authorized; none outstanding                                                   --                        --
     Common shares, $.01 par value; 100,000,000 shares authorized;
         7,201,100 and 7,244,800 shares issued and outstanding,
         respectively                                                                   72                        72
     Capital in excess of par value                                                116,004                   116,428
     Distributions in excess of earnings                                            (4,873)                   (3,204)
                                                                                  --------                  --------
           Total shareholders' equity                                              111,203                   113,296
                                                                                  --------                  --------
                Total liabilities and shareholders' equity                        $274,679                  $271,317
                                                                                  ========                  ========
</TABLE>


See accompanying notes to unaudited condensed consolidated financial statements.

                                       1
<PAGE>

                                   ELDERTRUST
                 CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS
                                   (Unaudited)

                (dollars in thousands, except per share amounts)

<TABLE>
<CAPTION>
                                                                       For the three           Period from
                                                                        months ended          January 30 to
                                                                         March 31,              March 31,
                                                                            1999                  1998
                                                                     -------------------    ------------------
<S>                                                                  <C>                     <C>
Revenues:
     Rental revenues                                                       $4,623               $ 2,420
     Interest, net of amortization of deferred loan
        origination costs                                                   1,465                   674
     Interest from unconsolidated entities                                    941                   113
     Other income                                                              19                    23
                                                                           ------               -------
        Total revenues                                                      7,048                 3,230
                                                                           ------               -------

Expenses:
     Property operating expenses                                              298                   150
     Interest expense, including amortization of deferred
        finance costs                                                       2,935                   779
     Depreciation                                                           1,440                   743
     General and administrative                                               753                   379
     Start-up expenses                                                         --                 2,617
                                                                           ------               -------
        Total expenses                                                      5,426                 4,668
                                                                           ------               -------

Net income (loss) before equity in losses of unconsolidated
     entities and minority interest                                         1,622                (1,438)

Equity in losses of unconsolidated entities, net                             (593)                   (4)
Minority interest                                                             (70)                   88
                                                                           ------               -------

Net income (loss)                                                          $  959               $(1,354)
                                                                           ======               =======

Basic and diluted weighted average number of
     common shares outstanding                                              7,215                 7,390
                                                                           ======               =======

Net income (loss) per share - basic and diluted                            $ 0.13              ($  0.18)
                                                                           ======              ========
</TABLE>

See accompanying notes to unaudited condensed consolidated financial statements.

                                       2
<PAGE>

                                   ELDERTRUST
                 CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS
                                   (Unaudited)

                             (dollars in thousands)

<TABLE>
<CAPTION>
                                                                                         For the three         Period from
                                                                                          months ended        January 30 to
                                                                                            March 31,            March 31,
                                                                                              1999                1998
                                                                                         --------------        -------------
<S>                                                                                        <C>                 <C>
CASH FLOWS FROM OPERATING ACTIVITIES:
     Net income (loss)                                                                     $     959           $  (1,354)
     Adjustments to reconcile net income (loss) to net cash provided by
           operating activities:
         Depreciation and amortization                                                         1,781                 787
         Non-cash compensation expense to officers                                              --                 2,018
         Non-cash expense in connection with stock issued to trustees                           --                    14
         Minority interest and equity in losses from unconsolidated
              entities                                                                           663                 (84)
         Net changes in assets and liabilities:
           Accounts receivable and prepaid expenses                                             (461)             (1,507)
           Accounts payable and accrued expenses                                                 347               4,053
           Other liabilities                                                                     (39)              2,597
                                                                                           ---------           ---------
                 Net cash provided by operating activities                                     3,250               6,524
                                                                                           ---------           ---------

CASH FLOWS FROM INVESTING ACTIVITIES:
     Acquisition and cost of real estate investments                                            --              (103,882)
     Investments in real estate mortgages and development funding                             (2,822)            (37,900)
     Investment in and advances to unconsolidated entities                                      --                (7,406)
     Capital expenditures                                                                       (438)               (103)
     Proceeds from collection on advances to unconsolidated entities                              34                --
     Net increase in bond and operating reserve funds (restricted cash)                       (1,090)             (2,657)
     Other                                                                                       155                (562)
                                                                                           ---------           ---------
                 Net cash used in investing activities                                        (4,161)           (152,510)
                                                                                           ---------           ---------

CASH FLOWS FROM FINANCING ACTIVITIES:
     Proceeds from initial public offering, net of offering costs                               --               114,217
     Payment of deferred financing fees                                                       (1,330)               (140)
     Borrowings under Credit Facility                                                          5,618              34,110
     Principal payments on mortgages                                                            (312)               (122)
     Distributions to shareholders                                                            (2,628)               --
     Distributions to minority interests                                                        (188)               --
     Repurchase of common shares                                                                (424)               --
     Other                                                                                       (37)               --
                                                                                           ---------           ---------
                   Net cash provided by financing activities                                     699             148,065
                                                                                           ---------           ---------

Net increase (decrease) in cash and cash equivalents                                            (212)              2,079
Cash and cash equivalents, beginning of period                                                 2,272                --
                                                                                           ---------           ---------
Cash and cash equivalents, end of period                                                   $   2,060           $   2,079
                                                                                           =========           =========
</TABLE>

                                       3

See accompanying notes to unaudited condensed consolidated financial statements.
<PAGE>

                                   ELDERTRUST
                          NOTES TO UNAUDITED CONDENSED
                  CONSOLIDATED FINANCIAL STATEMENTS (continued)

1.  Basis of Presentation

         The accompanying unaudited condensed consolidated financial statements
of ElderTrust and its consolidated subsidiaries (the "Company") have been
prepared in accordance with generally accepted accounting principles for interim
financial information and pursuant to the rules and regulations of the
Securities and Exchange Commission. Accordingly, they do not include all of the
information and footnotes required by generally accepted accounting principles
for complete financial statements. Additionally, although the December 31, 1998
condensed consolidated balance sheet was derived from audited financial
statements, it does not include all disclosures required by generally accepted
accounting principles. In the opinion of management, all adjustments (consisting
only of normal recurring accruals) considered necessary for a fair presentation
of the financial statements for the interim periods presented have been
included. Operating results for the three months ended March 31, 1999 are not
necessarily indicative of the results that may be expected for the full fiscal
year ending December 31, 1999. Certain amounts included in the unaudited
condensed consolidated financial statements for the three months ended March 31,
1998 have been reclassified for comparative purposes.

         Results of operations for the interim period ended March 31, 1998
includes the Company's operations from January 30, 1998, the date of
consummation of the Company's initial public offering, to March 31, 1998. The
accompanying unaudited condensed consolidated financial statements should be
read in conjunction with the consolidated financial statements and notes thereto
for the year ended December 31, 1998 included in the Company's Form 10-K filed
with the Securities and Exchange Commission.

2.  Investments in Unconsolidated Entities

         The Company has several investments in entities in which the
controlling interest is owned by Mr. Edward B. Romanov, Jr., the Company's
President and Chief Executive Officer. Mr. Romanov owns all of the voting
interest in ET Capital Corp., representing a 5% equity interest. Mr. Romanov
also owns a 1% general partner interest in ET Sub-Meridian, LLP. He also owns a
1% managing member interest in ET Sub-Vernon Court, LLC, ET Sub-Cabot Park, LLC
and ET Sub-Cleveland Circle, LLC. through a limited liability company of which
he is the sole member. As the Company has the ability to acquire Mr. Romanov's
1% managing interest in ET Sub-Vernon Court, LLC, this company is consolidated
into the Company's consolidated financial statements at March 31, 1999. As a
result of the Company not having controlling or managing interest in the 
remaining entities, the Company records its investments in and results of
operations from these entities using the equity method of accounting in its
consolidated financial statements. Summary combined financial information as of
and for the period ended March 31, 1999 for these unconsolidated entities is as
follows (dollars in thousands):

                                       4
<PAGE>

                                   ELDERTRUST
                          NOTES TO UNAUDITED CONDENSED
                  CONSOLIDATED FINANCIAL STATEMENTS (continued)

<TABLE>
<CAPTION>
                                       ET                              ET Sub-           ET
                                  Sub-Meridian,     ET Capital          Cabot      Sub-Cleveland
                                       LLP             Corp.          Park, LLC     Circle, LLC       Total
                                 ---------------- ---------------- --------------- ---------------   --------
<S>                                 <C>               <C>              <C>            <C>            <C>     
Current assets                      $  1,562          $   520          $   255        $   337        $  2,674
Real estate properties (1)           109,156               --           17,564         14,499         141,219
Notes receivable                          --           12,492               --             --          12,492
Other assets                             452              125              500            474           1,551
Current liabilities                    1,768              408              640            652           3,468
Long-term debt (2)                   107,178            9,681           17,225         14,216         148,300
Total equity                             139            3,048              178            211           3,576
Rental revenue                         2,450               --              413            364           3,227
Interest income                            3              418               --             --             421
Interest expense                       2,138              320              347            268           3,073
Depreciation/amortization                878                3              140            116           1,137
Net income (loss)                       (563)              62              (74)           (20)           (595)
Percent ownership                         99%              95%              99%            99%     
</TABLE>

    (1)  Includes properties under capital lease.
    (2)  Includes capital lease obligations.

         In connection with ET Sub-Meridian's acquisition of seven skilled
nursing facilities from Genesis Health Ventures, Inc. ("Genesis"), the Company
agreed to indemnify the property owners for any loss of deferral of tax benefits
prior to August 31, 2008 due to a default under a sublease or if a cure to a
default by Genesis resulted in a taxable event to the owners. The Company also
agreed to indemnify Genesis against any amounts expended by Genesis under a
back-up indemnity provided by Genesis to the previous owners against any such
loss of deferral to tax benefits or default resulting in a taxable event to
them.

3.  Credit Facility

         At March 31, 1999, the Company had $95.8 million outstanding under its
bank credit facility (the "Credit Facility"). The original expiration date of
the Credit Facility was extended on January 29, 1999 to April 30, 1999, and the
availability under the Credit Facility was reduced from $140 million to $100.5
million. In addition, the letters of credit originally available under the
Credit Facility were canceled. During the extension period, the Company notified
the bank that it was in violation of certain restrictive covenants under the
Credit Facility which occurred as a result of the Company's equity value (market
value of outstanding shares) being less than $70 million as of February 4, 1999
and due to the Company declaring and paying shareholder distributions during
this violation period. The Company also borrowed additional funds for working
capital during February 1999, prior to the determination that the Company was in

                                       5
<PAGE>

                                   ELDERTRUST
                          NOTES TO UNAUDITED CONDENSED
                  CONSOLIDATED FINANCIAL STATEMENTS (continued)

violation of the minimum equity value covenant. Additional borrowings were not
permitted under the Credit Facility during this period while the Company was in
default.

         On March 31, 1999, the term of the Credit Facility was extended from
April 30, 1999 to January 1, 2000 through an amendment which also waived the
Company's defaults under the Credit Facility and provided for available
borrowings up to an aggregate of $100.5 million. The Credit Facility contains
various financial and other covenants, including, but not limited to, minimum
net asset value, minimum tangible net worth, a total leverage ratio and minimum
interest coverage ratio. The covenant requiring maintenance of a minimum equity
value is no longer required under the Credit Facility, as amended. The Company's
owned properties and properties underlying loans receivable with an aggregate
cost of $152.0 million are included in the Credit Facility borrowing base and
pledged as collateral.

         Amounts outstanding under the Credit Facility bear interest at floating
rates based on a margin over the London Interbank Offered Rate ("LIBOR"), as
determined by the percentage of the Credit Facility outstanding as compared to
the borrowing base. The margin ranges from 1.50% to 1.80% over one-month LIBOR.
The interest rate on borrowings outstanding under the Credit Facility will
increase from 1.80% over one-month LIBOR to 2.75% effective June 1, 1999. The
interest rate on borrowings outstanding under the Credit Facility at March 31,
1999 was 6.8%, including the 1.80% margin adjustment.

         The Company paid financing fees aggregating $1.3 million in connection
with amendments to the Credit Facility during the three months ended March 31,
1999. Unamortized deferred financing costs in connection with the Credit
Facility aggregated approximately $1.4 million at March 31, 1999. These
financing costs will be fully amortized ratably during the remaining three
quarters of 1999 and included as a component of interest expense.


                                       6
<PAGE>

                                   ELDERTRUST
                          NOTES TO UNAUDITED CONDENSED
                  CONSOLIDATED FINANCIAL STATEMENTS (continued)

4.   Earnings (Loss) Per Share

         The following table sets forth the computation of basic and diluted
earnings (loss) per share for the periods indicated (in thousands, except per
share data):

<TABLE>
<CAPTION>
                                                                            For the three months
                                                                               ended March 31,
                                                                         ----------------------------
                                                                            1999          1998 (1)
                                                                         ------------    ------------
<S>                                                                          <C>           <C>     
Net income (loss) for basic and diluted earnings (loss) per share            $  959        $(1,354)
                                                                         ============    ============

Weighted average common shares outstanding for basic and diluted net
    earnings (loss) per share                                                 7,215          7,390
                                                                         ============    ============

Basic and diluted net earnings (loss) per share                              $ 0.13        $ (0.18)
                                                                         ============    ============
</TABLE>

     (1) Represents the period from January 30, 1998 to March 31, 1998.

         The effect of outstanding stock options is antidilutive and thus not
reflected in the determination of weighted average common shares outstanding.
The operating partnership units are not included in the determination of
weighted average common shares outstanding since they are not considered to be
common stock equivalents as they are redeemable for cash.

5.   Supplemental Cash Flow Information:

         Supplemental cash flow information for the periods indicated is as
         follows

<TABLE>
<CAPTION>
                                                                              For the three months ended
                                                                                       March 31,
                                                                            -------------------------------
                                                                                1999            1998 (1)
                                                                            --------------    -------------
                                                                                (amounts in thousands)
<S>                                                                         <C>                 <C>
       Non-Cash Investing and Financing Transactions:
           Note receivable relating to officer share purchase                        --          $ 3,600
           Assumption of debt in connection with acquisition of real
              estate properties                                                      --           36,996
           Units issued in connection with acquisition of real estate
              properties                                                             --           10,511
</TABLE>

       (1) Represents the period from January 30, 1998 through March 31, 1998.

                                       7
<PAGE>

ITEM 2.  Management's Discussion and Analysis of Financial Condition and
         Results of Operations

Forward-Looking Statements

         Management's Discussion and Analysis of Financial Condition and Results
of Operations contains certain forward-looking statements with respect to
results of operations and financial condition of ElderTrust and its consolidated
subsidiaries (collectively, the "Company"). In addition, forward-looking
statements may be included in various other Company documents to be issued in
the future and in various oral statements by Company representatives to
securities analysts and potential investors from time to time. In general, these
statements are identified by the use of forward-looking words or phrases,
including "intended," "will," "should," "may," "continues," "estimates,"
"expects," and "anticipates" or the negative or variations thereof or similar
terminology. These statements are not guarantees of the Company's future
performance and are subject to risks and uncertainties, and other important
factors that could cause the Company's actual performance or achievements to be
materially different from those expressed or implied by these forward-looking
statements. These risks, uncertainties and factors include, but are not limited
to:

      o   general economic, business and regulatory conditions,
      o   the ability to refinance the Company's existing credit facility,
      o   availability, terms and use of capital,
      o   federal and state government regulation,
      o   changes in Medicare and Medicaid reimbursement programs,
      o   relationship with Genesis Health Ventures ("Genesis"),
      o   competition, and
      o   Year 2000 readiness.

         Refer to the Company's annual report on Form 10-K for the year ended
December 31, 1998 for a discussion of these and other factors which management
believes may impact the Company. The forward-looking statements included herein
represent the Company's judgment as of the date of this Form 10-Q and should be
read in conjunction with the consolidated financial statements and notes thereto
appearing elsewhere in this report. Although the Company believes that the
expectations reflected in these forward-looking statements are reasonable, there
can be no assurance that such expectations will prove to be correct. All
subsequent written and oral forward-looking statements attributable to the
Company are expressly qualified in their entirety by the cautionary statements.
The Company disclaims, however, any intent or obligation to update its
forward-looking statements.


                                       8
<PAGE>

General

         The Company is a self-managed and self-administered real estate
investment trust ("REIT") that invests principally in senior housing and other
healthcare facilities, including skilled nursing facilities, assisted and
independent living facilities and medical office buildings. The Company conducts
all of its operations through ElderTrust Operating Limited Partnership (the
"Operating Partnership"), of which ElderTrust is the sole general partner. The
Company's consolidated assets consist primarily of the assets of the Operating
Partnership and its consolidated subsidiaries. As of March 31, 1999, skilled
nursing, assisted and independent living facilities comprised approximately 93%
of the Company's consolidated investments in real estate properties and loans.

         Approximately 69% of the Company's consolidated assets at March 31,
1999 consisted of real estate properties leased to and loans on real estate
properties made to Genesis or entities in which Genesis accounts for its
investment using the equity method of accounting ("Genesis Equity Investees").
Revenues recorded by the Company in connection with these leases and borrowings
aggregated $4.6 million for the three months ended March 31, 1999. In addition,
the Company's investments in unconsolidated entities which it accounts for using
the equity method of accounting (the Company's "Equity Investees") also have
leased properties or provided mortgages on properties to Genesis or Genesis
Equity Investees. As a result of these relationships, the Company and its Equity
Investees' revenues and ability to meet their obligations depends, in
significant part, upon:

      o   the ability of Genesis and Genesis Equity Investees to meet their
          lease and loan obligations;
      o   the revenues derived from, and the successful operation of, the
          facilities leased to or managed by Genesis or Genesis Equity
          Investees; and
      o   the ability of these entities to complete successfully and on
          schedule the development projects securing construction loans made
          by the Company to them.

         Neither the Company nor its Equity Investees has control over these
entities and can make no assurance that any of these entities will have
sufficient income or assets to enable them to satisfy their obligations under
the leases or loans made to them.
See "Summary Condensed Consolidated Financial Data of Genesis."

         On March 31, 1999, the term of the bank credit facility (the "Credit
Facility") was extended from April 30, 1999 to January 1, 2000 through an
amendment which also waived certain defaults under the Credit Facility and
provided for available borrowings up to an aggregate of $100.5 million. At March
31, 1999 the Company had $95.8 million outstanding under the Credit Facility.
See "Liquidity and Capital Resources."

         The Company has incurred indebtedness to acquire its assets and may
incur additional short and long-term indebtedness, and related interest expense,

                                       9
<PAGE>

from time to time. The Company has unfunded construction loan commitments at
March 31, 1999 which it expects to fund with cash flow from operations and funds
available under the Credit Facility. The Company is also obligated, or has an
option, to purchase eight assisted living facilities underlying term or
construction loans, which will generally be leased back to the sellers pursuant
to long term leases. A portion or all of the purchase price for these
acquisitions will be satisfied by any remaining balance outstanding under the
related term or construction loans. The Company will need to fund the remainder
of the purchase prices through borrowings under the existing or any future
credit facilities or through other funding alternatives. Due to the limited
availability of funds under the existing credit facility, the Company may be
required to finance any required purchases or exercise of its purchase option by
using other borrowing sources, the sale of other assets or issuance of equity.
See "Liquidity and Capital Resources."

         The Company intends to declare and pay distributions to its
shareholders in amounts not less than the amounts required to maintain REIT
status. The amount and timing of distributions will depend upon the Company's
cash available for distribution and limitations or restrictions under the
existing and any future credit facilities on payment of shareholder
distributions. See "Liquidity and Capital Resources."

         Substantially all of the Company's revenues are derived from:

            o   rents received under long-term leases of healthcare-related real
                estate;
            o   interest earned from term and construction loans; and
            o   interest earned from the temporary investment of funds in
                short-term instruments.

         The Company has incurred operating and administrative expenses, which
principally included compensation expense for its executive officers and other
employees, office rental and related occupancy costs.

         The Company is self-administered and managed by its executive officers
and staff, and has not engaged a separate advisor or paid an advisory fee for
administrative or investment services, although the Company has engaged legal,
accounting, tax and financial advisors as needed from time to time.

         The primary non-cash expenses of the Company are the depreciation of
its healthcare facilities, amortization of its deferred loan origination costs
and deferred financing costs.

Investments in Equity Investees

         The Company's Equity Investees represent entities in which the
controlling interest is owned by Mr. Edward B. Romanov, Jr., the Company's
President and Chief Executive Officer. As a result, the Company records its

                                       10
<PAGE>

investments in and results of operations from these entities using the equity
method of accounting in the unaudited condensed consolidated financial
statements included herein.

         ET Capital Corp.

         The Company has a nonvoting 95% equity interest in ET Capital Corp.
("ET Capital"). The remaining voting 5% equity interest in ET Capital is owned
by Mr. Romanov. As of March 31, 1999, ET Capital owned a $7.8 million second
mortgage note with AGE Institute of Florida, which it acquired from Genesis
during 1998. This note is secured by a second lien on 11 Florida skilled nursing
facilities owned by AGE Institute of Florida and a second lien on accounts
receivable and other working capital assets. This note matures on September 30,
2008 with payments of interest only, at a fixed annual rate of 13% due quarterly
until the note is paid in full.

         The Company recorded income of $59,000 and a loss of ($4,000) related
to the portion of its equity interest in ET Capital's results of operations for
the three months ended March 31, 1999 and the period from January 30, 1998 to
March 31, 1998, respectively. ET Capital has notes receivable of $12.5 million
and long-term debt of $9.7 million payable to the Company at March 31, 1999. See
Note 3 to the Company's unaudited condensed consolidated financial statements
included herein.

         ET Capital has notes receivable aggregating $4.7 million at March 31,
1999 from two of the Company's Equity Investees and one of the Company's
consolidated subsidiaries. These loans mature in December 2001 and bear interest
at 12% per annum with interest and principal payable monthly. ET Capital's
long-term debt includes two demand promissory notes payable to the Company
aggregating $5.9 million at March 31, 1999 in connection with the above second
mortgage note transaction. These notes bear interest at a weighted average rate
of 12.1% per annum with interest only payable quarterly. In addition, ET Capital
has loans payable to the Company aggregating $3.8 million, bearing interest at
15% and maturing at various dates from April 2008 to December 2011. The Company
recorded $320,000 and $113,000 in interest income during the three months ended
March 31, 1999 and the period from January 30, 1998 to March 31, 1998,
respectively, on the notes payable to the Company by ET Capital.

         ET Sub-Meridian Limited Partnership, L.L.P.

         The Company has a 99% limited partnership interest in ET Sub-Meridian
Limited Partnership, L.L.P. ("ET Sub-Meridian"). The 1% general partner interest
is owned by a limited liability company of which Mr. Romanov is the sole member.
ET Sub-Meridian owns the leasehold and purchase option rights to seven skilled
nursing facilities located in Maryland and New Jersey, which it purchased from
Genesis during September 1998. The purchase options are exercisable by ET
Sub-Meridian in September 2008 for a cash exercise price of $66.5 million. ET
Sub-Meridian subleased the facilities to Genesis for an initial ten-year period
with a ten-year renewal exercisable by that entity. Genesis has guaranteed the
subleases.

                                       11
<PAGE>

         As part of the transaction, the Company agreed to indemnify the
property owners for any loss of deferral of tax benefits prior to August 31,
2008 due to a default under a sublease or if a cure to a default by the Genesis
subsidiary leasing the facilities resulted in a taxable event to the owners. The
Company also agreed to indemnify Genesis against any amounts expended by Genesis
under a back-up indemnity provided by Genesis to the current owners against any
such loss of deferral to tax benefits or default resulting in a taxable event to
the owners.

         The Company recorded a loss of ($557,000) related to the portion of its
equity interest in ET Sub-Meridian's results of operations for the three months
ended March 31, 1999. ET Sub-Meridian has real estate investments and long-term
debt of $109.2 million and $107.2 million, respectively, at March 31, 1999. See
Note 3 to the Company's unaudited condensed consolidated financial statements
included herein. At March 31, 1999, ET Sub-Meridian had a $17.6 million
subordinated demand loan bearing interest at 12% per annum payable to the
Company in connection with the above transaction. The Company recorded $527,000
in interest income during the three months ended March 31, 1999 on this loan.

         ET Sub-Heritage Andover, LLC
         ET Sub-Vernon Court, LLC
         ET Sub-Cabot Park, LLC
         ET Sub-Cleveland Circle, LLC

         The Company, through four limited liability companies (ET Sub-Heritage
Andover, LLC, ET Sub-Vernon Court, LLC, ET Sub-Cabot Park, LLC, and ET
Sub-Cleveland Circle, LLC), has member interests in three assisted living
facilities and one independent living facility which it acquired during December
1998 from an unrelated third party. A Genesis Equity Investee leases each of the
facilities.

         These limited liability companies have $15.4 million of subordinated
demand loans bearing interest at 12% per annum with the Company. The Company
recorded $94,000 in interest income during the three months ended March 31, 1999
in connection with the demand loans payable aggregating $3.1 million payable to
the Company by two of the unconsolidated limited liability companies.
Additionally, three of the limited liability companies have loans aggregating
$4.7 million payable to ET Capital, maturing December 2001 and bearing interest
at 12% per annum with interest and principal payable monthly. The Company has an
option to acquire Mr. Romanov's interest in ET Sub-Vernon Court, LLC. The option
exercise price is equal to Mr. Romanov's investment of $3,200 and expires on
November 30, 1999.

         The Company is the sole member of ET Sub-Heritage Andover, LLC, which,
accordingly, is consolidated into the Company's consolidated financial
statements at March 31, 1999. In each of the remaining three limited liability
companies, the Company has a 99% member interest and a limited liability company

                                       12
<PAGE>

of which Mr. Romanov is the sole member has a 1% managing member interest. As
the Company has the ability to acquire Mr. Romanov's 1% managing interest in ET
Sub-Vernon Court, LLC, this company is consolidated into the Company's
consolidated financial statements at March 31, 1999.

         The Company recorded aggregate losses of ($93,000) related to the
portion of its equity interest in ET-Sub-Cabot Park, LLC and ET Sub-Cleveland
Circle, LLC's results of operations for the three months ended March 31, 1999.
These two entities have real estate investments and aggregate long-term debt of
$32.1 million and $31.4 million, respectively, at March 31, 1999. See Note 3 to
the Company's unaudited condensed consolidated financial statements included
herein.

Results of Operations

         The Company had no real estate investment operations prior to
consummation of its initial public offering on January 30, 1998. Thus, results
of operations for the quarter ended March 31, 1998 represent only two months of
operations. Additionally, the Company acquired its real estate investments at
various times during 1998 through acquisitions of senior housing and other
healthcare-related properties and term and construction loans. The Company also
made investments in its Equity Investees at various times during 1998. The
revenues and expenses generated by the Company's investments were included in
its results of operations from the dates of acquisition or investment.
Accordingly, the operating results for the three months ended March 31, 1998 are
not comparable to those of the quarter ended March 31, 1999.

         Three months ended March 31, 1999 compared with the period from January
30, 1998 to March 31, 1998

                  Revenues

         Rental revenues of $4.6 million were generated during the three months
ended March 31, 1999. This represented a 91% increase from $2.4 million for the
corresponding period in 1998. This increase was a result of 1998 including only
two months of operations and due to acquisitions of senior housing and other
healthcare-related properties at various times during 1998.

         Interest income of $1.5 million, net of amortization of deferred loan
costs of $30,000, was earned during the three months ended March 31, 1999. This
represented an increase of $791,000, or 117%, from $674,000 for the
corresponding period in 1998. This increase was a result of 1998 including only
two months of operations and due to additional funding of construction loans at
various times during 1998 and 1999. The increase was comprised of an increase of
$706,000 in interest on term and construction loans and an increase of $98,000
in interest earned on excess invested funds and bond reserve funds, offset by a
decrease of $13,000 in connection with a mortgage loan receivable that was paid
off in December 1998.

                                       13
<PAGE>

         Interest from unconsolidated entities of $941,000 was earned during the
three months ended March 31, 1999. This represented an increase of $828,000, or
733%, from $113,000 for the corresponding period in 1998. This increase was
primarily a result of the loans with these unconsolidated equity investees
increasing from $5.6 million at March 31, 1998 to $30.4 million at March 31,
1999.

                  Expenses

         Property operating expenses principally relate to medical office
buildings which are not subject to leases that require the lessees to pay all
operating expenses of the related property. Property operating expenses for
these leased properties were $298,000 for the three months ended March 31, 1999.
This represented a 99% increase from $150,000 for the corresponding period in
1998. This increase was a result of 1998 including less than two months of
operations for the Company's medical office buildings due to one of these
buildings being acquired during the last half of February 1998. Property
operating expenses as a percentage of total rental revenues remained relatively
consistent at 6.4% for the three months ended March 31, 1999 as compared to 6.2%
for the corresponding period in 1998.

         Interest expense, which included amortization of deferred financing
costs of $311,000, was $2.9 million for the three months ended March 31, 1999.
This represented a 277% increase in interest expense from $779,000 for the
corresponding period in 1998. This increase was a result of 1998 including only
two months of operations, increased amortization of deferred financing costs of
$299,000 and increases in debt at various times during 1998 to fund operating,
investing and financing activities. Debt, which includes the Credit Facility and
mortgages and notes payable, increased from $71.0 million at March 31, 1998 to
$148.1 million at March 31, 1999. The weighted average interest rate on total
outstanding debt decreased from 7.6% at March 31, 1998 to 6.9% at March 31,
1999.

         The Company expects interest expense to increase as a result of the
increase in the interest rate on the Credit Facility in June 1999 from 1.80%
over the one-month London Interbank Offered Rate ("LIBOR") to 2.75%.
Additionally, the Company expects interest expense to increase as a result of
the amortization of deferred financing costs of $1.4 million during the
remaining three quarters of 1999. The Company expects to incur additional
deferred financing costs in the future in connection with refinancing of the
Credit Facility.

         Depreciation was $1.4 million for the three months ended March 31,
1999. This represented a 94% increase from $743,000 for the corresponding period
in 1998. This increase was a result of 1998 including only two months of
operations and increases in real estate properties and other depreciable assets
which were placed in service at various times during 1998.

                                       14
<PAGE>

         General and administrative expenses were $753,000 for the three months
ended March 31, 1999. This represented a 99% increase from $379,000 for the
corresponding period in 1998. This increase was a result of 1998 including only
two months of operations and additional expenses as the Company established its
current internal infrastructure. General and administrative expenses increased
slightly as a percentage of rental revenues to 16.3% for the three months ended
March 31, 1999 as compared to 15.7% for the corresponding period in 1998. This
increase was due to the growth in the Company's infrastructure to support its
growth during 1998. These expenses consisted principally of management salaries
and benefits and legal and other administrative costs.

         Start-up expenses were $2.6 million for the three months ended March
31, 1998. These expenses were comprised principally of nonrecurring compensation
expense of $2.0 million recorded in connection with the issuance of units of
beneficial interest of the operating partnership to certain officers of the
Company and approximately $500,000 of amounts reimbursed to Genesis for certain
formation expenses.

Liquidity and Capital Resources

         Net cash flows provided by operating activities were $3.3 million for
the three months ended March 31, 1999 compared to $6.5 million for the same
period in 1998. Net cash flows provided by financing activities were $699,000
for the three months ended March 31, 1999 compared to $148.1 million for the
same period in 1998. Net cash flows provided by financing activities for 1999
principally included borrowings under the Credit Facility of $5.6 million,
offset in part by (a) $1.3 million in deferred financing fees in connection with
amendments to the Credit Facility during the quarter, (b) $2.6 million in
distributions to shareholders, and (c) $424,000 in common share repurchases.
Net cash flows provided by financing activities for 1998 included $114.2 million
of net proceeds from the Company's initial public offering and borrowings under
the Credit Facility of $34.1 million.

         The Company used its net cash flows provided by operating and financing
activities during the three months ended March 31, 1999 principally to fund (a)
$2.8 million in construction loans, (b) $1.1 million in bond and operating
reserve funds, and (c) $438,000 in purchases of equipment and building
renovations. Net cash flows provided by operating and financing activities
during the quarter ended March 31, 1998 were principally used to fund (a) $103.9
million for the acquisition of real estate properties, (b) $37.9 million to fund
term and construction loans, and (c) $7.4 million to fund investments in the
Company's unconsolidated equity investees.

         At March 31, 1999, the Company's consolidated net real estate
investments in properties and loans aggregated $225.8 million. The Company
funded its investments through a combination of long-term and short-term
financing, utilizing both debt and equity. Working capital was $7.0 and $7.1
million at March 31, 1999 and December 31, 1998, respectively. Cash and cash
equivalents were $2.1 million and $2.3 million, respectively. As of March 31,
1999, the Company had shareholders' equity of $111.2 million and Credit Facility

                                       15
<PAGE>

borrowings, mortgages, bonds and notes payable aggregating $148.1 million,
excluding notes payable to the Company's unconsolidated equity investees, which
represents a debt to equity ratio of 1.33 to 1. This was a slight increase from
1.26 to 1 at December 31, 1998.

         At March 31, 1999, the unfunded portion of construction loan
commitments made by the Company aggregated $4.5 million. The Company expects to
fund its construction loan commitments during 1999 with cash flow from
operations and funds available under the Credit Facility.

         The Company is obligated to purchase and leaseback five facilities
under term loans and two facilities under construction loans to Genesis or
Genesis Equity Investees upon the earlier of the maturity of the related loan or
at such time as the facilities reach average monthly occupancy of at least 90%
for three consecutive months. The aggregate purchase price for these facilities
is based upon each facility's net operating income at the acquisition date and a
formula agreed to on the transaction's original commencement date. These amounts
cannot be estimated at this time due to the status of the operations of the
facilities underlying the related term and construction loans. The Company also
has the option to purchase and leaseback one facility from an unaffiliated
company for $13.0 million upon the earlier of the maturity of the related
construction loan or at such time as the facility achieves average monthly
occupancy of at least 90% for three consecutive months. The Company may be
required to purchase certain of these facilities during the fourth quarter of
1999. A portion or all of the purchase price for these acquisitions will be
satisfied by any remaining balance outstanding under the related term or
construction loans. The Company will need to fund the remainder of the purchase
prices through borrowings under the existing or any future credit facilities or
through other funding alternatives. Due to the limited availability of funds
under the existing credit facility, the Company may be required to finance any
required purchases or exercise of its purchase option by using other borrowing
sources, the sale of other assets or issuance of equity.

         At March 31, 1999, the Company had $95.8 million outstanding under the
Credit Facility. The original expiration date of the Credit Facility was
extended on January 29, 1999 to April 30, 1999, and the availability under the
Credit Facility was reduced from $140 million to $100.5 million. In addition,
the letters of credit originally available under the Credit Facility were
canceled. During the extension period, the Company notified the bank that it was
in violation of certain restrictive covenants under the Credit Facility which
occurred as a result of the Company's equity value (market value of outstanding
shares) being less than $70 million as of February 4, 1999 and due to the
Company declaring and paying shareholder distributions during this violation
period. The Company also borrowed additional funds for working capital during
February 1999, prior to the determination that the Company was in violation of
the minimum equity value covenant. Additional borrowings were not permitted
under the Credit Facility during this period while the Company was in default.

                                       16
<PAGE>

         On March 31, 1999, the term of the Credit Facility was extended from
April 30, 1999 to January 1, 2000 through an amendment which also waived the
Company's defaults under the Credit Facility and provided for available
borrowings up to an aggregate of $100.5 million. The Credit Facility contains
various financial and other covenants, including, but not limited to, minimum
net asset value, minimum tangible net worth, a total leverage ratio and minimum
interest coverage ratio. The covenant requiring maintenance of a minimum equity
value is no longer required under the Credit Facility, as amended. The Company's
owned properties and properties underlying loans receivable with an aggregate
cost of $152.0 million are included in the Credit Facility borrowing base and
pledged as collateral.

         Amounts outstanding under the Credit Facility bear interest at floating
rates based on a margin over one-month LIBOR, as determined by the percentage of
the Credit Facility outstanding as compared to the borrowing base. The margin
ranges from 1.50% to 1.80% over one-month LIBOR. The interest rate on borrowings
outstanding under the Credit Facility will increase from 1.80% over one-month
LIBOR to 2.75% effective June 1, 1999. The interest rate on borrowings
outstanding under the Credit Facility at March 31, 1999 was 6.8%, including the
1.80% margin adjustment.

         The Company expects net cash provided by operations and funds available
under the Credit Facility to be sufficient to enable it to meet its short-term
cash flow requirements through December 31, 1999, including the funding of
construction commitments and shareholder distributions.

         The Company expects to meet its long-term cash flow requirements for
the funding of future construction commitments, purchase commitments or options
regarding facilities underlying term or construction loans, real estate property
development and other acquisitions by borrowing, issuing equity or debt
securities in public or private transactions or through the sale of other
assets. The Company believes that it will be able to obtain financing for its
long-term capital needs. However, due to recent illiquidity in the capital
markets and uncertainty in the health care industry, there can be no assurance
that additional financing or capital will be available on terms acceptable to
the Company. Subject to the availability of capital in the credit markets, the
Company may, under certain circumstances, borrow additional amounts in
connection with the renovation or expansion of facilities, the acquisition of
additional properties, or as necessary, to meet certain distribution
requirements imposed on REITs under the Internal Revenue Code.

         The Company has entered into discussions with potential sources to
replace the Credit Facility with new financing which would provide longer term
funding to support the Company's objectives. If the Company is unable to raise
additional capital through equity financing, or is unable to increase its
borrowing capacity, the Company may be limited in its ability to fully fund its
long-term capital needs. Additionally, if the Company is unable to obtain
replacement financing by January 1, 2000, or is unable to negotiate a further
extension to the current credit facility at that time, the bank could exercise
its right to foreclose on the collateral securing the Credit Facility, which
would have a significant adverse affect on the Company's ability to continue its
operations and meet its obligations, including payment of quarterly shareholder
distributions.

                                       17
<PAGE>

         The interest rate on replacement financing may be significantly higher
than the interest rate on the existing credit facility. Additionally, the
Company may be required to pay significant financing fees in the future in
connection with replacement financing or negotiating a further extension with
Deutsche Bank. Increased interest rates or significant financing fees would
reduce the Company's cash flow and affect its ability to continue to maintain
distributions to its shareholders at current levels. There can be no assurance
that the Company will be able to obtain replacement financing on acceptable
terms or at all, or that, if obtained, it will be able to continue making
distributions to its common shareholders at previous levels.

         To qualify as a REIT, the Company must distribute to its shareholders
each year at least 95% of its net taxable income, excluding any net capital
gain. If the Company is unable to make required shareholder distributions, then
the Company may be unable to qualify as a REIT and be subject to federal income
taxes.

         Facilities owned by the Company and leased to third parties under
percentage and minimum rent triple net leases require the lessee to pay
substantially all expenses associated with the operation of such facilities.
Facilities owned by the Company and subject to percentage and minimum rent
leases represent 91% of the Company's investments in owned facilities at March
31, 1999. As a result of these arrangements, the Company does not believe it
will be responsible for significant expenses in connection with the facilities
during the terms of the leases. The Company anticipates entering into similar
leases with respect to additional properties acquired. However, there can be no
assurance the Company will not be responsible for significant expenses of its
leased properties in the event one or more of its lessees default on their
leases with the Company.

         In August 1998, the Company implemented a share repurchase program.
Under the share repurchase program, the Company from time to time may repurchase
shares in open market transactions up to an amount equal to the Company's excess
cash flow on a quarterly and cumulative basis. The Company repurchased 43,700
common shares for an aggregate purchase price of $424,000 during the three
months ended March 31, 1999. These shares are reflected as a reduction of shares
issued and outstanding in the accompanying 1999 balance sheet. In April 1999,
the Board of Trustees temporarily suspended the share repurchase program.

Distributions to Shareholders Subsequent to March 31, 1999

         The board of trustees declared a cash distribution on April 15, 1999.
The cash distribution of $0.365 per share will be paid on May 14, 1999, to
common shareholders of record on April 30, 1999. There can be no assurance that
distributions will continue to be made or that the level of distributions will
be maintained in future periods at the same level as 1998.

                                       18
<PAGE>

Funds from Operations

         The White Paper on Funds from Operations approved by the Board of
Governors of the National Association of Real Estate Investment Trusts
("NAREIT") in March 1995 defines Funds from Operations as net income (loss),
computed in accordance with generally accepted accounting principles, excluding
gains (or losses) from debt restructuring and sales of properties, plus real
estate related depreciation and after comparable adjustments for the Company's
portion of these items related to unconsolidated partnerships and joint
ventures. The Company believes that Funds from Operations is helpful to
investors as a measure of the performance of an equity REIT because, along with
cash flow from operating activities, financing activities and investing
activities, it provides investors with an indication of the ability of the
Company to incur and service debt, to make capital expenditures and to fund
other cash needs. The Company computes Funds from Operations using standards
established by NAREIT which may not be comparable to Funds from Operations
reported by other REITs that do not define the term using the current NAREIT
definition or that interpret the current NAREIT definition differently than the
Company. Funds from Operations does not represent cash generated from operating
activities using generally accepted accounting principles and should not be
considered as an alternative to net income as an indication of the Company's
financial performance, or to cash flow from operating activities as a measure of
the Company's liquidity, nor is it indicative of funds available to fund the
Company's cash needs, including its ability to make cash distributions.





                                       19
<PAGE>

         The following table presents the Company's Funds from Operations for
the periods presented below (in thousands):

<TABLE>
<CAPTION>
                                                                   For the three months ended
                                                                            March 31,
                                                           ---------------------------------------------
                                                                 1999                    1998 (1)
                                                           ------------------       --------------------
<S>                                                             <C>                       <C>
Funds from Operations:
    Net income (loss)                                            $  959                   $(1,354)
    Minority interest                                               (70)                       88
                                                                 ------                   -------
    Net income (loss) before minority interest                    1,029                    (1,442)
    Adjustments to derive Funds from Operations:
      Add:
        Real estate depreciation and amortization,
           including amounts related to
           unconsolidated entities                                2,591                       769
        Nonrecurring start-up expenses                               --                     2,617
                                                                 ------                   -------
           Funds from Operations before allocation
               to minority interest                               3,620                     1,944
      Less:
         Funds from Operations allocable to minority
           interest                                                (242)                     (119)
                                                                 ------                   -------
    Funds from Operations attributable to the common
        shareholders                                             $3,378                   $ 1,825
                                                                 ======                   =======
</TABLE>

       (1) Represents the period from January 30, 1998 through March 31, 1998.

Impact of Inflation

         Earnings of the Company are primarily long-term investments with fixed
interest rates. These investments are mainly financed with a combination of
equity, long-term mortgages and borrowings under the revolving lines of credit.
During inflationary periods, which generally are accompanied by rising interest
rates, the Company's ability to grow may be adversely affected because the yield
on new investments may increase at a slower rate than new borrowing costs.

Year 2000 Considerations

         The Company recognizes that the Year 2000 problem could affect its
operations as well as the proper functioning of the embedded systems included in
the Company's properties. In any particular property, the problem could affect
the functioning of elevators, heating and air conditioning systems, security
systems and other automated building systems. The nature of the Company's
business is such that most of its assets are subject to triple net lease
arrangements with healthcare facility operators under which the operators are
obligated to remedy, at their own expense, any Year 2000 problems pertaining to
the properties. The Company is currently discussing with these operators their

                                       20
<PAGE>

plans to identify and address any such problems in a manner that does not impair
the operators' ability to continuously operate the property involved. In
addition, as Genesis represents a significant source of the Company's rental and
interest revenue, the Company is discussing with Genesis its preparedness for
the Year 2000 so as to assess their ability to meet their obligations, both in
terms of facility repairs and ability to generate payments, in a timely manner.

         The Company has also begun to evaluate the Year 2000 readiness of those
properties not subject to triple net lease arrangements, which principally
includes the Company's medical and other office buildings, through identifying
and contacting suppliers of building systems and other critical business
partners to determine if the building systems are affected and whether these
entities have an effective plan in place to address the Year 2000 issue. The
Company has evaluated its own internal systems to determine the impact of Year
2000. Due principally to the Company's small size and low transactional volume,
the Year 2000 issue is not expected to have a significant impact on corporate
operations. The Company does not expect its costs of achieving Year 2000
compliance to exceed $200,000. The Company has not developed a formal
contingency plan for Year 2000 issues which may arise. However, a contingency
plan will be established prior to December 31, 1999 once the Company has
completed its Year 2000 evaluation of its properties and lessees.

         With respect to the Year 2000 compliance of critical third parties, the
Company's lessees and borrowers who operate skilled nursing facilities derive a
substantial portion of their revenues from the Medicare and Medicaid programs.
Congress' General Accounting Office ("GAO") concluded in September 1998 that it
would be highly unlikely that all Medicare systems will be compliant on time to
ensure the delivery of uninterrupted benefits and services into the Year 2000.
While these operators do not receive payments directly from Medicare, but from
intermediaries, the GAO statement is interpreted to apply as well to these
intermediaries. Recently, the Health Care Financing Administration ("HCFA")
Administrator asserted that all systems necessary to make payments to fiscal
intermediaries would be compliant. The HCFA Administrator provided further
assurance that intermediary systems would also be compliant well in advance of
the deadline. Any delays in these operators receiving payments in connection
with Year 2000 issues could impact their ability to make required rent and debt
payments to the Company. However, based upon discussions with some of these
operators, including Genesis, these companies intend to actively confirm the
Year 2000 readiness status for each intermediary and to work cooperatively to
ensure appropriate continuing payments for services rendered to all
government-insured patients.

         There can be no assurance the Company has adequately assessed or
identified all aspects of its business which may be impacted by Year 2000 issues
which may arise after December 31, 1999. Additionally, there can be no assurance
that the Company's lessees or borrowers or other third parties, such as Medicare
intermediaries, will adequately address and correct any and all Year 2000 issues
that may arise after December 31, 1999. A failure by the Company's lessees or
borrowers to be Year 2000 compliant, or significant delays in them receiving

                                       21
<PAGE>

payments for services from other third parties could significantly impact the
Company's ability to collect its rent and debt payments, which could have a
material adverse impact on the Company's financial condition or results of
operations. As a result of the foregoing, there can be no assurance that Year
2000 computer problems which may impact the Company or its lessees or borrowers
will not have a material adverse effect on the Company's financial condition or
results of operations.

Summary Condensed Consolidated Financial Data of Genesis

         As leases with and loans to Genesis represent a significant portion of
the Company's consolidated assets and revenues, the Company has included certain
summary condensed consolidated financial data of Genesis for the periods
discussed below. The summary condensed consolidated financial data of Genesis
was extracted from Genesis' quarterly report on Form 10-Q for the quarter ended
December 31, 1998 as filed with the Securities and Exchange Commission (the
"SEC").

         The Genesis financial data presented includes only the most recent
interim reporting period. The Company can make no representation as to the
accuracy and completeness of Genesis' public filings. It should be noted that
Genesis has no duty, contractual or otherwise, to advise the Company of any
events subsequent to such dates which might affect the significance or accuracy
of such information.

         Genesis is subject to the information filing requirements of the
Securities Exchange Act of 1934, and in accordance therewith, is obligated to
file periodic reports, proxy statements and other information with the SEC
relating to its business, financial condition and other matters. Such reports,
proxy statements and other information may be inspected at the offices of the
SEC at 450 Fifth Street, N.W., Washington, D.C. 20549, and should also be
available at the following Regional Offices of the SEC: 7 World Trade Center,
New York, N.Y. 10048, and 500 West Madison Street, Suite 1400, Chicago, IL
60661. Such reports and other information concerning Genesis can also be
inspected at the offices of the New York Stock Exchange, Inc., 20 Broad Street,
Room 1102, New York, New York 10005.


                                       22
<PAGE>

         The following table sets forth certain summary condensed consolidated
financial data for Genesis as of and for the periods indicated.

<TABLE>
<CAPTION>
                                                           For the three months ended December 31,
                                                         -------------------------------------------
                                                                1998                    1997
                                                         --------------------    --------------------
                                                            (in thousands, except per share data)
                    Operations Data
--------------------------------------------------------
<S>                                                                 <C>                     <C>     
Net revenues                                                        $479,204                $302,565
Operating income before capital costs (1)                             71,154                  57,186
Depreciation and amortization                                         17,807                  11,686
Lease expense                                                          6,367                   6,643
Interest expense, net                                                 27,323                  19,643
Earnings before income taxes, equity in net income of
    unconsolidated affiliates and extraordinary items
                                                                      19,657                  19,214
Income taxes                                                           7,378                   7,013
Earnings before equity in net income (loss) of
    unconsolidated affiliates and extraordinary items                 12,279                  12,201
Equity in net income (loss) of unconsolidated affiliates                (892)                    621
Extraordinary items, net of tax                                       (1,799)                (1,924)
Net income                                                             9,588                  10,898
Net income available to common shareholders (2)                       $5,171                 $10,898

Per common share data:
  Basic
    Earnings before extraordinary items                                $0.20                  $0.37
    Net income                                                         $0.15                  $0.31
    Weighted average shares                                           35,217                 34,079
  Diluted
    Earnings before extraordinary items                                $0.20                  $0.36
    Net income                                                         $0.15                  $0.31
    Weighted average shares                                           35,381                 35,594
</TABLE>

    (1) Capital costs include depreciation and amortization, lease expense and
        interest expense.
    (2) Net income (loss) reduced by preferred stock dividends.

<TABLE>
<CAPTION>
                                                            September 30,           December 31,
                                                         --------------------     ------------------
                                                                1998                    1998
                                                         --------------------     ------------------
                                                                   (dollars in thousands)
                  Balance Sheet Data
--------------------------------------------------------
<S>                                                                <C>                    <C>      
   Working capital                                                 $ 305,718              $ 372,864
   Total assets                                                    2,627,368              2,670,678
   Long-term debt                                                  1,358,595              1,439,457
   Shareholders' equity                                              875,072                880,058
</TABLE>

Impact of Prospective Payment System

         The Balanced Budget Act of 1997 mandated establishment of a prospective
payment system ("PPS") for Medicare skilled nursing facilities under which such
facilities will be paid a federal per diem rate for most covered nursing
facility services. Pursuant to the Balanced Budget Act, PPS began to be phased

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in for skilled nursing facilities commencing with cost reporting periods
beginning on or after July 1, 1998. Under PPS, reimbursement rates initially
will be based on a blend of a facility's historic reimbursement rate and a newly
prescribed federal per diem rate. In subsequent periods, and for facilities
first receiving payments for Medicare services on or after October 1, 1995, the
federal per diem rate will be used without regard to historic reimbursement
levels.

         It is unclear the impact the Balanced Budget Act will have on the
Company's lessees and borrowers abilities to make lease and debt payments to the
Company. The Company does not employ Medicaid and Medicare reimbursement
specialists and must rely on its lessees and borrowers to monitor and comply
with all reporting requirements and to insure appropriate payments are being
received. In February 1999, Genesis reported the estimated adverse impact of PPS
on its revenues in its Form 10-Q for the three months ended December 31, 1998.
However, in connection with the Company's review of the properties leased to
Genesis or Genesis Equity Investees, management notes:

          o    Of the 31 properties the Company owns or that are owned by its
               Equity Investees, 15 are skilled nursing facilities impacted by
               PPS which are subject to fixed rent leases. No facilities
               impacted by PPS are subject to percentage rent leases.

          o    An aggregate review of the skilled nursing facilities' operations
               did not indicate a significant impact on the properties' lease
               coverage ratios. Management of the Company will continue to
               monitor the performance of these properties as PPS is fully
               implemented.

          o    The Company's lease base has approximately nine years before it
               is subject to renewal. As a result, no leases subject to PPS are
               contractually due for renegotiation in the near term.

          o    In addition to skilled nursing facilities, the Company also
               leases assisted living facilities and medical office buildings.
               These properties are not directly impacted by PPS.

         As a result, while it appears that PPS may have a negative impact on
the skilled nursing industry, including Genesis, management does not believe it
will have a material adverse impact on the Company's cash flows, results of
operations or financial condition. However, there can be no assurances that the
Company's lessees or borrowers will not be further negatively impacted by the
provisions or interpretations of the Balanced Budget Act, including PPS, or by
future changes in regulations or interpretations of such regulations. See
"Business - Reimbursement," "Business - Government Regulation" and "Business -
Risk Factors" in the Company's Form 10-K for the year ended December 31, 1998.

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ITEM 3. Quantitative and Qualitative Disclosures About Market Risk

         The Company provides fixed rate mortgage loans to operators of
healthcare facilities as part of its normal operations. The Company also has
mortgages and bonds payable which bear interest at fixed rates. Changes in
interest rates generally affect the fair market value of the underlying fixed
interest rate loans receivable or payable, but not earnings or cash flows. Refer
to the Company's annual report on Form 10-K for the year ended December 31, 1998
for discussion of the market risk associated with these financial instruments.
The Company does not utilize interest rate swaps, forward or option contracts on
foreign currencies or commodities, or other types of derivative financial
instruments.

         The Company is exposed to market risks related to fluctuations in
interest rates on its Credit Facility as it represents variable rate debt. For
variable rate debt, changes in interest rates generally do not impact fair
market value, but do affect future earnings and cash flows. Assuming the Credit
Facility balance outstanding at March 31, 1999 of $95.8 million remains
constant, each one percentage point increase in interest rates from 6.8% at
March 31, 1999 would result in an increase in interest expense for the coming
year of approximately $958,000. Effective June 1, 1999, the interest rate under
the Credit Facility will be increased to a margin adjustment of 2.75% over
one-month LIBOR, which is 0.95% higher than at March 31, 1999. The Company had
unamortized deferred financing costs in connection with the Credit Facility
aggregating approximately $1.4 million at March 31, 1999 that are required to be
fully amortized by December 31, 1999. Amortization of these financing costs,
which is included as a component of interest expense, is expected to result in
increased quarterly interest expense for the remainder of 1999 of approximately
$156,000 as compared to the first quarter of 1999.

         The Company expects to incur additional deferred financing costs in the
future in connection with refinancing of the Credit Facility. The Company
expects that some or all of any replacement financing of the existing credit
facility may have a variable interest rate. Additionally, the Company may borrow
additional money with variable interest rates in the future. Increases in
interest rates, therefore, would result in increases in interest expenses, which
could adversely affect the Company's cash flow and its ability to pay its
obligations and make distributions to shareholders at similar levels as in prior
periods. See "Management's Discussion and Analysis of Financial Condition and
Results of Operations - Liquidity and Capital Resources."

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<PAGE>


                           PART II - OTHER INFORMATION

ITEM  2.      Changes in Securities and Use of Proceeds

(a)      Not applicable.

(b)      Pursuant to a Member Interest Purchase and Contributions Agreement
         dated April 29, 1999, effective as of December 1, 1998, ElderTrust
         Operating Limited Partnership issued and sold 31,445 Class C (LIHTC)
         units of limited partnership to an unaffiliated entity in exchange for
         a capital contribution of $3.1 million in cash. The units are
         exchangeable by the holder thereof on a one-for-one basis for common
         shares of the Company or, at the option of the Company, cash equal to
         the fair market value of such shares. The issuance of the Class C
         (LIHTC) units in the operating partnership was effected in reliance on
         an exemption from Section 4(2) of the Securities Act of 1933.

(c)      Not applicable.


ITEM  6.      Exhibits and Reports on Form 8-K

(a)      Exhibits

         The exhibits filed with this report are listed in the exhibit index on
         page 28.

(b)      Reports on Form 8-K

         The registrant filed a report on Form 8-K to announce the date of its
         annual meeting was May 20, 1999.





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                                   SIGNATURES


         Pursuant to the requirements of the Securities Exchange Act of 1934,
the registrant has duly caused this report to be signed on its behalf by the
undersigned thereunto duly authorized on May 12, 1999.


                            ElderTrust




                            /s/ D. Lee McCreary, Jr.
                            ---------------------------------------------
                            D. Lee McCreary, Jr.
                            Chief Financial Officer
                            (Principal Financial and Accounting Officer)





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                                  EXHIBIT INDEX


Exhibit No.  Description
-----------  -----------
     10.1    Certificate of Designation for Class C (LIHTC) Units of ElderTrust
             Operating Limited Partnership 
     10.2    Second Amendment to Credit Agreement
     11.1    Computation of basic and diluted earnings (loss) per share for
             the three months ended March 31, 1999 and 1998
     27.1    Financial Data Schedule for the three months ended March 31, 1999














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