SECURITIES AND EXCHANGE COMMISSION
                          Washington, D.C.  20549


                                 FORM 10-K


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


For the fiscal year
ended December 31, 2000                  Commission file number 0-8716


                      JMB INCOME PROPERTIES, LTD. - V
          ------------------------------------------------------
          (Exact name of registrant as specified in its charter)



              Illinois                       36-2897158
     (State of organization)      (I.R.S. Employer Identification No.)


   900 N. Michigan Ave.,  Chicago, Illinois           60611
   (Address of principal executive office)          (Zip Code)


Registrant's telephone number, including area code 312-915-1987


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

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


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

                       LIMITED PARTNERSHIP INTERESTS
                             (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 non-affiliates
of the Registrant.  Not applicable.

Documents incorporated by reference:  None



<PAGE>


                             TABLE OF CONTENTS



                                                             Page
                                                             ----
PART I

Item 1.      Business. . . . . . . . . . . . . . . . . . . .    1

Item 2.      Properties. . . . . . . . . . . . . . . . . . .    5

Item 3.      Legal Proceedings . . . . . . . . . . . . . . .    7

Item 4.      Submission of Matters to a
             Vote of Security Holders. . . . . . . . . . . .    7


PART II

Item 5.      Market for the Partnership's
             Limited Partnership Interests and
             Related Security Holder Matters . . . . . . . .    7

Item 6.      Selected Financial Data . . . . . . . . . . . .    8

Item 7.      Management's Discussion and
             Analysis of Financial Condition and
             Results of Operations . . . . . . . . . . . . .   12

Item 7A.     Quantitative and Qualitative
             Disclosures About Market Risk . . . . . . . . .   17

Item 8.      Financial Statements and
             Supplementary Data. . . . . . . . . . . . . . .   18

Item 9.      Changes in and Disagreements
             with Accountants on Accounting and
             Financial Disclosure. . . . . . . . . . . . . .   41


PART III

Item 10.     Directors and Executive Officers
             of the Partnership. . . . . . . . . . . . . . .   41

Item 11.     Executive Compensation. . . . . . . . . . . . .   44

Item 12.     Security Ownership of Certain
             Beneficial Owners and Management. . . . . . . .   45

Item 13.     Certain Relationships and
             Related Transactions. . . . . . . . . . . . . .   50


PART IV

Item 14.     Exhibits, Financial Statement Schedules,
             and Reports on Form 8-K . . . . . . . . . . . .   50


SIGNATURES . . . . . . . . . . . . . . . . . . . . . . . . .   52








                                     i


<PAGE>


                                  PART I

ITEM 1.  BUSINESS

     Unless otherwise indicated, all references to "Notes" are to Notes to
Consolidated Financial Statements contained in this report.  Capitalized
terms used herein, but not defined, have the same meanings as used in the
Notes.

     The registrant, JMB Income Properties, Ltd. - V (the "Partnership") is
a limited partnership formed in 1976 and currently governed by the Revised
Uniform Limited Partnership Act of the State of Illinois to invest in
improved income-producing commercial and residential real property.  The
Partnership sold $38,500,000, in Limited Partnership Interests (the
"Interests") to the public commencing on August 15, 1977 pursuant to a
Registration Statement on Form S-11 under the Securities Act of 1933
(Registration No. 2-58026).  A total of 38,500 Interests were sold to the
public at $1,000 per Interest.  The offering closed on September 30, 1977.
No Limited Partner has made any additional capital contributions after such
date.  The Limited Partners of the Partnership share in their portion of
the benefits of ownership of the Partnership's real property investments
according to the number of Interests held.

     The Partnership is engaged solely in the business of the acquisition,
operation and sale and disposition of equity real estate investments.  Such
equity investments are held by fee title, leasehold estates and/or through
joint venture partnership interests.  The Partnership's joint venture's
real estate investment is located in North Carolina.  A presentation of
information about industry segments, geographic regions, raw materials or
seasonality is not applicable and would not be material to an understanding
of the Partnership's business taken as a whole.  Pursuant to the
Partnership Agreement, the Partnership is required to terminate no later
than December 31, 2026.  The Partnership is self-liquidating in nature.  At
sale of a particular property, the net proceeds, if any, are generally
distributed or reinvested in existing properties rather than invested in
acquiring additional properties.  As discussed further in Item 7, the
Partnership currently expects to conduct an orderly liquidation of its
remaining investment property and to wind up its affairs as quickly as
practicable barring any unforeseen economic developments.

     The Partnership has made the real property investments set forth in
the following table:



<PAGE>


<TABLE>
<CAPTION>
                                                        SALE OR DISPOSITION
                                                          DATE OR IF OWNED
                                                        AT DECEMBER 31, 2000,
NAME, TYPE OF PROPERTY                        DATE OF     ORIGINAL INVESTED
    AND LOCATION                  SIZE       PURCHASE  CAPITAL PERCENTAGE (a)           TYPE OF OWNERSHIP
----------------------         ----------    --------  ----------------------         ---------------------
<S>                           <C>           <C>       <C>                             <C>
1. 301 N. Main Building
    (formerly Wachovia
    Bank Building)
    and Phillips Building
    office buildings
    Winston-Salem,
    North Carolina . . .        692,000       1-31-77             27%                 fee ownership of land and
                                 sq.ft.                                               improvements (through joint
                                 n.r.a.                                               venture partnership)
                                                                                      (b) (c) (d) (e)
2. Bristol Mall
    shopping center
    Bristol, Virginia. .         488,000      8-31-77          2-17-99                fee ownership of land and
                                 sq.ft.                                               improvements (f)
                                 g.l.a.
3. Catawba Mall
    shopping center
    Hickory,
    North Carolina . . .        260,500       1-30-78       sold 9-26-83              fee ownership of improve-
                                 sq.ft.                   reacquired 8-8-89           ments and ground leasehold
                                 g.l.a.                     sold 5-23-91              interest in land
4. Five Points Plaza
    shopping center
    Valdosta, Georgia. .        178,000       1-30-78          6-16-86                fee ownership of land and
                                 sq.ft.                                                improvements
                                 g.l.a.
5. Northcross Mall
    shopping center
    Austin, Texas. . . .        289,000       1-31-78          2-18-88                fee ownership of land and
                                 sq.ft.                                                improvements (through
                                 g.l.a.                                                joint venture partnership)
6. South DeKalb Mall
    shopping center
    Decatur, Georgia . .        326,000       7-28-78          6-30-86                fee ownership of land and
                                 sq.ft.                                                improvements (through
                                 g.l.a.                                                joint venture partnership)
7. Edgewater
    shopping center
    Foster City,
    California . . . . .        114,000       9-22-78          3-31-86                fee ownership of land and
                                 sq.ft.                                                improvements (through
                                 g.l.a.                                                joint venture partnership)


<PAGE>



                                                        SALE OR DISPOSITION
                                                          DATE OR IF OWNED
                                                        AT DECEMBER 31, 2000,
NAME, TYPE OF PROPERTY                        DATE OF     ORIGINAL INVESTED
    AND LOCATION                  SIZE       PURCHASE  CAPITAL PERCENTAGE (a)           TYPE OF OWNERSHIP
----------------------         ----------    --------  ----------------------         ---------------------

8. Lenoir Mall
    shopping center
    Lenoir,
    North Carolina . . .        279,000       7-27-79         11-30-84                fee ownership of land and
                                 sq.ft.                                                improvements (through
                                 g.l.a.                                                joint venture partnership)
9. Dutchess Mall
    shopping center
    Fishkill,
    New York . . . . . .        373,000       10-3-79          5-13-94                fee ownership of land and
                                 sq.ft.                                                improvements (through
                                 g.l.a.                                                joint venture partnership)
10. Cottonwood Park
     office building
     Casper, Wyoming . .         51,900       11-1-79          8-22-90                fee ownership of land and
                                 sq.ft.                                               improvements
                                 n.r.a.
11. Towne South Plaza
     shopping center
     Terre Haute,
     Indiana . . . . . .        176,000      12-10-79          8-1-83                 fee ownership of land and
                                 sq.ft.                                                improvements
                                 n.r.a.



<PAGE>


<FN>
---------------

(a)    The computation of this percentage for properties held at
December 31, 2000 does not include amounts invested from sources other than
the original net proceeds of the public offering as described above and in
Item 7.

(b)    Reference is made to the Notes and to Schedule III filed with this
annual report for the current outstanding principal balance and a
description of the long-term mortgage indebtedness secured by the
Partnership's real property investment.

(c)    Reference is made to the Notes filed with this annual report for a
description of the joint venture partnership through which the Partnership
made this real property investment.

(d)    Reference is made to Item 8 - Schedule III filed with this annual
report for further information concerning the real estate taxes and
depreciation incurred by the Partnership's real property investment.

(e)    Reference is made to Item 6 - Selected Financial Data for
additional operating and lease expiration data concerning this investment
property.

(f)    Reference is made to the Notes filed with this annual report for a
description of the sale of this investment property.

</TABLE>


<PAGE>


     The Partnership's real property investment, through joint venture, is
subject to competition from similar types of properties in the respective
vicinity in which it is located.  Such competition is generally for the
retention of existing tenants.  Additionally, the Partnership is in
competition for new tenants in a market where significant vacancies are
present.  Reference is made to Item 7 below for a discussion of competitive
conditions and capital improvement plans of the Partnership for its
investment property.  Approximate occupancy levels for the property are set
forth in the table in Item 2 below to which reference is hereby made.  The
Partnership maintains the suitability and competitiveness of its property
in its market primarily on the basis of effective rents, tenant allowances
and service provided to tenants.  In the opinion of the Managing General
Partner of the Partnership, the investment property held at December 31,
2000 is adequately insured.

     Reference is made to the Notes for a schedule of minimum lease
payments to be received in each of the next five years, and in the
aggregate thereafter, under leases in effect at the Partnership's property
as of December 31, 2000.

     The Partnership has no employees.

     The terms of transactions between the Partnership, the General
Partners and their affiliates are set forth in Item 11 below to which
reference is hereby made for a description of such terms and transactions.



ITEM 2.  PROPERTIES

     The Partnership owns, through a joint venture partnership, the
interest in the property referred to under Item 1 above to which reference
is hereby made for a description of said property.

     The following is a listing of principal business carried on in and
approximate occupancy levels by quarter during fiscal years 2000 and 1999
for the Partnership's investment property owned during 2000:



<PAGE>


<TABLE>
<CAPTION>
                                                                 1999                        2000
                                                       -------------------------   -------------------------
                                 Principal              At     At     At     At     At     At     At     At
                                 Business              3/31   6/30   9/30  12/31   3/31   6/30   9/30  12/31
                                 ----------            ----   ----   ----  -----   ----   ----  -----  -----
<S>                              <C>                  <C>    <C>    <C>   <C>     <C>    <C>   <C>    <C>
301 North Main Building
  and Phillips Building
  Winston-Salem,
  North Carolina . . . . . . .   Banking                49%    47%    46%    46%    45%    46%    46%    46%

----------
<FN>

     Reference is made to Item 6, Item 7 and to the Notes for further information regarding property occupancy,
competitive conditions and tenant leases at the Partnership's investment properties.


</TABLE>


<PAGE>


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
fiscal years 1999 and 2000.




                                  PART II

ITEM 5.  MARKET FOR THE PARTNERSHIP'S LIMITED PARTNERSHIP INTERESTS
         AND RELATED SECURITY HOLDER MATTERS

     As of December 31, 2000, there were 2,654 record holders of Interests
of the Partnership.  There is no public market for Interests and it is not
anticipated that a public market for Interests will develop.  Upon request,
the Managing General Partner may provide information relating to a
prospective transfer of Interests to an investor desiring to transfer his
Interests.  The price to be paid for the Interests, as well as any other
economic aspects of the transaction, will be subject to negotiation by the
Investor.  There are certain conditions and restrictions on the transfer of
Interests, including, among other things, the requirement that the
substitution of a transferee of Interests as a Limited Partner of the
Partnership be subject to the written consent of the Managing General
Partner, which, may be granted or withheld in its sole and absolute
discretion.  The rights of a transferee of Interests who does not become a
substituted Limited Partner will be limited to the rights to receive his
share of profits or losses and cash distributions from the Partnership, and
such transferee will not be entitled to vote such Interests or have other
rights of a Limited Partner.  No transfer will be effective until the first
day of the next succeeding calendar quarter after the requisite transfer
form satisfactory to the Managing General Partner has been received by the
Managing General Partner.  The transferee consequently will not be entitled
to receive any cash distributions or any allocable share of profits or
losses for tax purposes until such next succeeding calendar quarter.
Profits or losses from operations of the Partnership for a calendar year in
which a transfer occurs will be allocated between the transferor and the
transferee based upon the number of quarterly periods in which each was
recognized as the holder of the Interests, without regard to the results of
the Partnership's operations during particular quarterly periods and
without regard to whether cash distributions were made to the transferor or
transferee.  Profits or losses arising from the sale or other disposition
of Partnership properties will be allocated to the recognized holder of the
Interests as of the last day of the quarter in which the Partnership
recognized such profits or losses.  Cash distributions to a holder of
Interests arising from the sale or other disposition of Partnership
properties will be distributed to the recognized holder of the Interests as
of the last day of the quarterly period with respect to which such
distribution is made.

     Reference is made to Item 6 below for a discussion of cash
distributions made to the Limited Partners.

    Reference is made to Item 7 for a discussion of unsolicited tender
offers received from unaffiliated third parties.



<PAGE>


<TABLE>
ITEM 6.  SELECTED FINANCIAL DATA

                                          JMB INCOME PROPERTIES, LTD. - V
                                              (A LIMITED PARTNERSHIP)
                                             AND CONSOLIDATED VENTURE

                                    DECEMBER 31, 2000, 1999, 1998, 1997 AND 1996
                                   (NOT COVERED BY INDEPENDENT AUDITORS' REPORT)


<CAPTION>
                                 2000            1999           1998           1997           1996
                              -----------    -----------    -----------     ----------     ----------
<S>                          <C>            <C>            <C>             <C>            <C>
Total income . . . . . . .    $ 5,384,272      6,110,138     11,306,958     10,428,313      9,872,882
                              ===========    ===========     ==========     ==========     ==========
Earnings (loss) before
 gain on sale of investment
 property and extra-
 ordinary item . . . . . .    $   114,305       (297,683)     2,615,329      1,218,375        804,839
Gain on sale of
 investment property . . .          --         5,998,474          --             --             --
Extraordinary item . . . .          --          (174,784)         --             --             --
                              -----------    -----------     ----------     ----------     ----------
Net earnings (loss). . . .    $   114,305      5,526,007      2,615,329      1,218,375        804,839
                              ===========    ===========     ==========     ==========     ==========
Net earnings (loss) per
 limited partner
 interest (b):
   Earnings (loss) before
     gain on sale of
     investment property
     and extraordinary
     item. . . . . . . . .    $      2.88          (7.50)         65.88          30.69          20.28
   Gain on sale of invest-
     ment property . . . .          --             84.68          --             --             --
   Extraordinary item. . .          --             (4.49)         --             --             --
                              -----------    -----------     ----------     ----------     ----------
    Net earnings
     (loss). . . . . . . .    $      2.88          72.69          65.88          30.69          20.28
                              ===========    ===========     ==========     ==========     ==========
Total assets . . . . . . .    $12,858,839     12,745,693     32,600,089     32,327,478     30,258,324
Long-term debt . . . . . .    $     --        18,408,189     23,219,926     24,118,537     24,939,477
Cash distributions per
 Limited Partner
 Interest (c). . . . . . .    $     10.55         376.71           3.03           1.71            .99
                              ===========    ===========     ==========     ==========     ==========



<PAGE>


<FN>
---------------

(a)    The above selected financial data should be read in conjunction
with the consolidated financial statements and the related notes appearing
elsewhere in this annual report.

(b)    The net earnings (loss) per Interest is based upon the Interests
outstanding at the end of each period (38,505).

(c)    Cash distributions from the Partnership are generally not equal to
Partnership income (loss) for financial reporting or Federal income tax
purposes.  Each Partner's taxable income (or loss) from the Partnership in
each year is equal to his allocable share of the taxable income (loss) of
the Partnership, without regard to the cash generated or distributed by the
Partnership.  Accordingly, cash distributions to the Limited Partners since
the inception of the Partnership have not resulted in taxable income to
such Limited Partners and have therefore represented a return of capital.

</TABLE>


<PAGE>


<TABLE>

SIGNIFICANT PROPERTY - SELECTED RENTAL AND OPERATING DATA AS OF DECEMBER 31, 2000


<CAPTION>

Property
--------

301 N. Main
Building and
Philips Building    a)   The net rentable area ("NRA")
                         occupancy rate and average
                         base rent per square foot as of
                         December 31 for each of the last
                         five years were as follows:

                                                       NRA              Avg. Base Rent Per
                          December 31,            Occupancy Rate        Square Foot (1)
                          ------------            --------------        ------------------
<S>                 <C>   <C>                     <C>                   <C>

                          1996                       63%                  9.08
                          1997                       72%                  8.10
                          1998                       56%                 10.61
                          1999                       46%                  7.28
                          2000                       46%                  6.40
<FN>
                          (1)  Average base rent per square foot is based on NRA occupied
                               as of December 31 of each year.
</TABLE>
<TABLE>
<CAPTION>
                                                                   Base Rent   Scheduled Lease  Lease
                    b)      Significant Tenants       Square Feet  Per Annum   Expiration Date  Renewal Option(s)
                            -------------------       -----------  ---------   ---------------  -----------------
<S>                 <C>     <C>                       <C>          <C>         <C>              <C>
                            Wachovia Bank and
                            Trust Company-

                              Phillips Building
                               (Bank)                 268,708       1,556,159    2/2002         N/A

</TABLE>


<PAGE>


<TABLE>
<CAPTION>
                    c)      The following table sets forth certain
                            information with respect to the expiration
                            of leases for the next ten years at the
                            301 N. Main Building and Phillips Building:

                                                                                Annualized         Percent of
                                             Number of         Approx. Total    Base Rent          Total 2000
                            Year Ending      Expiring          NRA of Expiring  of Expiring        Base Rent
                            December 31,     Leases            Leases (1)       Leases             Expiring
                            ------------     ---------         ---------------  -----------        ----------
<S>                 <C>     <C>              <C>               <C>              <C>                <C>
                             2001               10                  38,653          392,256             19%
                             2002                4                 278,101        1,666,932             80%
                             2003                2                   1,020           94,090              5%
                             2004                1                   4,064           44,176              2%
                             2005               --                   --               --                --
                             2006               --                   --               --                --
                             2007               --                   --               --                --
                             2008               --                   --               --                --
                             2009                1                   3,013           24,104              1%
                             2010               --                   --               --                --
<FN>

                             (1)  Excludes leases that expire in 2001 for which
                                  renewal leases or leases with replacement tenants
                                  have been executed as of February 1, 2001.
</TABLE>


<PAGE>


ITEM 7.  MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION
         AND RESULTS OF OPERATIONS

LIQUIDITY AND CAPITAL RESOURCES

     As a result of the public offering of Interests as described in
Item 1, the Partnership had approximately $34,926,000 (after deducting
selling expenses and other offering costs) with which to make investments
in income-producing commercial and residential real property, to pay legal
fees and other costs (including acquisition fees) related to such
investments and for working capital reserves.  A portion of such proceeds
was utilized to acquire the properties described in Item 1 above.

     The board of directors of JMB Realty Corporation ("JMB") the managing
general partner of the Partnership, has established a special committee
(the "Special Committee") consisting of certain directors of JMB to deal
with all matters relating to tender offers for Interests in the
Partnership, including any and all responses to such tender offers.

     On March 2, 2000, the Partnership was notified that certain affiliates
of MacKenzie Patterson, Inc. and certain other third parties had commenced
an unsolicited offer to the Limited Partners to purchase up to 15,402
Interests in the Partnership (approximately 40% of the outstanding
Interests) at a price of $80 per Interest.  None of the offerors are
affiliated with the Partnership or the General Partners.  The offer, which
was originally scheduled to expire on June 9, 2000, was amended on May 3,
2000 to increase the purchase price to $115 per Interest and extend the
offer period through June 16, 2000.  The Special Committee expressed no
opinion and remained neutral with respect to the offer as initially made
and as amended by such amendment for those Limited Partners who had no
current or anticipated need for liquidity with respect to their Interests
and who were willing to continue bearing the economic risk of retaining
their Interests until the liquidation and termination of the Partnership.
However, the Special Committee recommended that all other Limited Partners
accept the initial offer and the amended offer and tender their Interests
pursuant to such offer.  The offer was amended a second time to decrease
the offer price to $90 per Interest and extend the tender offer period to
June 30, 2000.  The Special Committee's recommendation did not change as a
result of this second amendment to the tender offer.  The tender offer, as
amended, expired on June 30, 2000.  As of the date of this report, the
Partnership is aware that, in the aggregate, approximately 15.5% of the
outstanding Interests have been purchased by the parties making such tender
offer or their affiliates, either pursuant to the tender offer or through
negotiated purchases.  Additionally, the Partnership is aware that, in the
aggregate, approximately 28.82% of the outstanding Interests have been
purchased by unaffiliated third parties either pursuant to all tender
offers including the tender offer discussed above or through negotiated
purchases.  It is possible that other offers for Interests may be made by
third parties in the future.  However, there is no assurance that any other
third party will commence an offer for Interests, the terms of any such
offer or whether any such offer for Interests, if made, will be
consummated, amended or withdrawn.

     At December 31, 2000, the Partnership and its consolidated venture had
cash and cash equivalents of approximately $6,691,000.  Such funds are
available for distributions to partners, the purchase of the venture
partner's interest in the Wachovia Venture, payment of withholding for
taxes upon disposal of the 301 North Main Building and Phillips Building,
and working capital requirements, including the payment of deferred fees as
discussed below.  Due to the re-leasing issues, the 301 N. Main Bank
Building and Phillips Building are not expected to be a significant source
of future liquidity.  In such regard, reference is made to the
Partnership's property specific discussions below.  The venture's mortgage
obligation is a non-recourse loan secured by the investment property and
therefore, the Partnership and its venture are not personally liable for
the payment of the mortgage indebtedness.



<PAGE>


     The Partnership made a distribution of cash flow from operations of
approximately $385,000 ($10 per interest) to the Limited Partners and
approximately $21,000 to the General Partners on August 31, 2000.  In
connection with this distribution, the General Partners also received an
incentive management fee of approximately $21,000.

     The Partnership made a distribution of cash flow from operations of
approximately $1,155,000 ($30 per interest) to the Limited Partners and
approximately $64,000 to the General Partners in the first quarter of 2001.

In connection with this distribution, the General Partners also received an
incentive management fee of approximately $64,000.

     The General Partners and their affiliates have deferred payment of
certain management and leasing fees of approximately $1,663,000
(approximately $42 per interest) as of December 31, 2000 pursuant to the
venture agreement for the 301 North Main Building and Phillips Building.
Such amounts are deferred until the sale or disposition of the property or
upon the termination of the property management agreement and are expected
to be paid at that time.

     The Partnership intends to wind up its affairs and terminate as soon
as practicable after the sale or other disposition of the remaining
investment property.  While this may occur in 2001, it is also possible
that it may occur in 2002 or even later, depending upon whether the joint
venture is able to sell the property or, if not, whether the lender is
willing to acquire ownership of the property after maturity of the mortgage
loan in November 2001.  There is no assurance that the joint venture will
be able to sell the property or, if so, the amount of proceeds that may be
obtained from such sale.

301 NORTH MAIN BUILDING AND PHILLIPS BUILDING

     Occupancy at 301 N. Main Building (formerly the Wachovia Bank
Building) and Phillips Building was 46% at December 31, 2000.  The
buildings are generating cash flow for the joint venture.  Prior to
December 31, 1995, substantially all of the 301 North Main Building was
leased to one tenant, the Wachovia Bank.  Commencing in the third quarter
of 1998 and continuing through mid-1999, the Wachovia Bank vacated
substantially all of its space in the 301 North Main Building
(approximately 200,000 square feet).  The remaining space leased at
December 31, 2000 to the Wachovia Bank (approximately 8,200 square feet) is
leased pursuant to short-term leases.  The Partnership cannot predict
whether or not Wachovia Bank will renew such leases upon expiration.  The
Wachovia Bank has announced that it intends to vacate the space it
currently leases in the Phillips Building (approximately 269,000 square
feet) upon the expiration of such lease in February 2002.

     Re-leasing the vacant space in the building would likely require major
renovation to the building as well as significant tenant improvements
which, in turn, would be contingent upon the Partnership obtaining
financing for these tenant replacement costs.  Unless replacement tenants
are secured on acceptable terms for the currently vacant space and the
anticipated vacancy in February 2002 of 100% of the Phillips Building
(approximately 269,000 square feet), the office building will not generate
sufficient cash flow to service the debt payments of the mortgage loan, or
be able to refinance such mortgage loan upon its maturity in November 2001.

Furthermore, it is unlikely that the Partnership will commit any additional
funds to the property due to the low likelihood of achieving a return on
such funds.  This will likely result in the Partnership no longer having an
ownership interest in the two office buildings.  This action would result
in a gain for financial reporting and Federal and state income tax purposes
with no corresponding distributable proceeds.  Additionally, the
Partnership could be required to remit to the state tax authorities
withholding for income taxes due as a result of the sale of the properties
or its surrender to the mortgage lender.  This withholding amount is
currently estimated to be approximately $650,000.



<PAGE>


     The joint venture continues to market the property for sale.  However,
due to the limited cash flow generated by the property and the short-term
nature of the major tenant lease, it is not expected that a sale would
generate any significant proceeds to the joint venture or the Partnership.

     On May 18, 2000, the Partnership's joint venture received a non-
binding offer from an unaffiliated third party to purchase the 301 North
Main Building and the Phillips Building.  In September of 2000, the
Partnership's joint venture received a non-binding offer from a different
unaffiliated third party to purchase the 301 North Main Building and the
Phillips Building.  Both offers expired and the proposed purchasers
declined to pursue any transaction.

     As part of the joint venture's effort to maximize the value of the 301
North Main Building upon sale, the joint venture filed an application in
mid-2000 with the North Carolina State Historic Preservation Office to
nominate the building for inclusion in the National Register of Historic
Places.  The benefits to ownership, in addition to national recognition of
the historical significance of the building, include an investment tax
credit of 20% for Federal income tax purposes and 20% for North Carolina
state tax purposes applied to qualified rehabilitation expenditures (as
defined).  Such listing places no obligation or restriction on a private
owner to use, maintain, alter or dispose of the property.  Federal
preservation standards only need be followed if the owner seeks and
receives grants or the tax credits described above.  The joint venture is
hopeful that any offers to purchase the building will reflect the new
owner's use of such tax credits in any eventual rehabilitation of the
building, thereby increasing the purchase price of the building.  On
February 8, 2001, the North Carolina State Historic Preservation Office
approved the nomination of the 301 North Main Building and submitted it to
the U.S. Department of the Interior, National Park Service for final review
and listing in the National Register.  Such review should be concluded by
late April 2001.  There can be no assurance that the 301 North Main
Building will be ultimately approved by the National Park Service for
inclusion in the National Register of Historic Places.

     In 1986, the Partnership's venture partner had agreed to contribute
$10,700,000, before applicable interest, to the venture pursuant to a
payment schedule from the closing date through August 1, 1996, when it
would owe the balance of its obligation (approximately $7,600,000).  The
venture partner has continued to make contributions (from its share of the
property's cash flow) based on the old payment schedule rather than making
the balloon payment in August 1996 as required.  As a result, the venture
partner is currently approximately $6,905,000 in arrears for such
contributions as of the date of this report.  The venture partner's
obligation to make such payment is secured only by its interest in the
venture.  In the fourth quarter of 1996, the Partnership notified the
venture partner of its default effective August 1996.  As a result of such
default, the venture partner's share of distributions of cash flow
generated subsequent to 1996, except as provided below, was retained by the
venture.  In December 1999, the Partnership and the venture partner entered
into an agreement (the "Option Agreement"), effective January 1, 1999,
under which the Partnership was given the option to purchase the venture
partner's interest on or before January 31, 2002.  If the Partnership
exercises its option, the purchase price for the interest would be $230,000
and the Partnership would release the venture partner from its obligation
to make contributions as discussed above.  As a result of the negotiations,
and in consideration of the venture partner granting a full release to the
Partnership and the venture, the Partnership and venture partner also
concurrently entered into a forbearance agreement, under which the
Partnership agreed to not pursue its legal remedies against the venture
partner for its default related to such obligation until November 1, 2000,
subject to further extension.  Though the Partnership may now pursue such
legal remedies, they are of little practical value at present because the


<PAGE>


venture partner's obligations permit recourse only to the venture partner's
interest in the venture.  The Partnership continues to reserve all of its
rights in this regard, and may determine at a later date to pursue such
remedies.  Additionally, in connection with completing the option
agreement, the venture agreement was amended to:  (1) convert the venture
partner's minority general partnership interest in the venture to a limited
partnership interest; (2) provide that no further distributions of cash
flow will be made to the venture partner after December 1999, at which time
$200,000, representing the venture partner's final distribution of cash
flow from operations and reserves, was distributed to the venture partner;
and (3) provide that the venture partner (assuming the option under the
option agreement is not exercised) would receive 30% of any net sale
proceeds (as defined) if the gross sale price of the property is
$40,000,000 or greater.  Under the Option Agreement, upon the closing of
the purchase of such interest, the venture partner would also release the
Partnership and the venture from any and all claims that the venture
partner may have against the Partnership and the venture, including,
without limitation, any amounts which may have accrued or been
distributable prior to such closing date, and the Partnership and the
venture would release the venture partner from any further liabilities
under the venture agreement, including, without limitation, the
aforementioned obligation to make additional capital contributions.  The
Partnership expects that it would exercise the option to purchase the
venture partner's interest immediately prior to the sale or other
disposition of the property by the venture.

     The venture agreement had been previously amended effective for fiscal
year 1998 and, as a result of the December 1999 amendment referred to
above, again for all subsequent years.  Per the amendments, profits and
losses are allocated based on the ratio of distributions (actual
distributions plus any distributions deemed to have been made) to the
partners, approximately 76% and 85% to the Partnership and 24% and 15% to
the venture partner for 2000 and 1999, respectively.  For financial
reporting and Federal income tax purposes, the venture continues to report
the payments of approximately $830,000 annually on the obligation referred
to above as deemed to be made (and contributed for financial reporting
purposes only) to the venture partner.

GENERAL

     There are certain risks associated with the Partnership's investment
made through a joint venture including the possibility that the
Partnership's joint venture partner in an investment might become unable or
unwilling to fulfill their financial or other obligations, or that such
joint venture partner may have economic or business interests or goals that
are inconsistent with those of the Partnership.

     The joint venture that owns the 301 North Main and Phillips Buildings
is currently marketing this investment property for sale.  The Partnership
intends to wind up its affairs and terminate as soon as practicable after
the sale or other disposition of the property.  While this may occur in the
current year, it is also possible that it may not occur until 2002 or even
later, depending upon whether the joint venture is able to sell the
property or, if not, whether the lender is willing to acquire ownership of
the property after maturity of the mortgage loan in November 2001.  There
is no assurance that the joint venture will be able to sell the property
or, if so, the amount of proceeds that may be obtained from such sale.

RESULTS OF OPERATIONS

     Significant variances between periods are primarily due to the sale of
the Bristol Mall in February 1999.

     The increase in current portion of long-term debt and the
corresponding decrease in long-term debt, less current portion at
December 31, 2000 as compared to December 31, 1999 is due to the
reclassification of the entire mortgage loan at the 301 N. Main and
Phillips Buildings as short-term due to its becoming due in November 2001.



<PAGE>


     The increase in accrued real estate taxes at December 31, 2000 as
compared to December 31, 1999 is primarily due to the timing of the payment
of real estate taxes at the 301 North Main and Phillips Buildings.

     The decrease in rental income for the year ended December 31, 2000 as
compared to the year ended December 31, 1999 is primarily due to the sale
of the Bristol Mall in February 1999 and the decrease in occupancy at the
301 North Main Building.

     The decrease in interest income for the year ended December 31, 2000
as compared to the year ended December 31, 1999 and the increase in
interest income for the year ended December 31, 1999 as compared to the
year ended December 31, 1998 is primarily due to the temporary investment
of the proceeds from the sale of the Bristol Mall prior to the distribution
of such proceeds to the General and Limited Partners in May 1999.

     The decrease in depreciation for the year ended December 31, 2000 as
compared to the year ended December 31, 1999 and the increase in
depreciation for the year ended December 31, 1999 as compared to the year
ended December 31, 1998 is due to the commencement of continued
depreciation at the 301 North Main and Phillips Buildings as a result of
the Partnership no longer classifying this property as held for sale or
disposition as of July 1, 1999, and the Partnership making an adjustment in
the third quarter of 1999 to record the depreciation expense as of June 30,
1999 that would have been recognized had the 301 North Main and Phillips
Buildings not been considered to be held for sale or disposition.

     The increase in management fees to Corporate General Partner for the
year ended December 31, 2000 as compared to the years ended December 31,
1999 and 1998 is a result of the distribution of cash flow from operations
to the General Partners and the Limited Partners in August 2000.  This
incentive management fee is based upon a percentage of the aggregate
distribution of cash flow from operations.

     The increase in professional services for the year ended December 31,
2000 as compared to the year ended December 31, 1999 is primarily due to
legal fees incurred in 2000 related to the Partnership's response to the
unsolicited tender offer, discussed above, by certain unaffiliated third
parties to purchase Interests in the Partnership.  The increase in
professional services for 1999 as compared to 1998 is primarily due to
additional legal fees incurred by the Partnership for the option agreement
related to the Wachovia venture and for post-closing issues related to the
sale of the Bristol Mall.

     The increase in venture partner's share of venture's operations for
the year ended December 31, 2000 as compared to the year ended December 31,
1999 and the decrease in venture partner's share of venture's operations
for the year ended December 31, 1999 as compared to the year ended
December 31, 1998 is primarily due to the distribution of substantially all
excess cash flow to the Partnership from the Wachovia venture in February
1999.  Per the amendment of the venture agreement, profits and losses are
allocated to the Partnership and the venture partner based on their
proportional share of distributions made or deemed to be made.


INFLATION

     Due to the decrease in the level of inflation in recent years,
inflation generally has not had a material effect on rental income or
property operating expenses.

     Inflation is not expected to significantly impact future operations
due to the expected liquidation of the Partnership in the near future.
However, to the extent that inflation in future periods would have an
adverse impact on property operating expenses, the effect would generally
be offset by amounts recovered from tenants as many of the long-term leases
at the Partnership's commercial property have escalation clauses covering
increases in the cost of operating and maintaining the property as well as
real estate taxes.


<PAGE>


ITEM 7A.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

     The Partnership has identified interest rate changes as a potential
market risk.  However, as the Partnership's long-term debt bears interest
at a fixed rate and is non-recourse to the Partnership,  the Partnership
does not believe that it is exposed to market risk relating to interest
rate changes.





<PAGE>


ITEM 8.  FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA


                      JMB INCOME PROPERTIES, LTD. - V
                          (A LIMITED PARTNERSHIP)
                         AND CONSOLIDATED VENTURE

                                   INDEX


Independent Auditors' Report

Consolidated Balance Sheets, December 31, 2000 and 1999

Consolidated Statements of Operations, years ended December 31,
  2000, 1999 and 1998

Consolidated Statements of Partners' Capital Accounts (Deficits),
  years ended December 31, 2000, 1999 and 1998

Consolidated Statements of Cash Flows, years ended December 31,
  2000, 1999 and 1998

Notes to Consolidated Financial Statements


                                                              Schedule
                                                              --------

Consolidated Real Estate and Accumulated Depreciation            III


Schedules not filed:

     All schedules other than the one indicated in the index have been
omitted as the required information is inapplicable or the information is
presented in the consolidated financial statements or related notes.















<PAGE>














                       INDEPENDENT AUDITORS' REPORT


The Partners
JMB INCOME PROPERTIES, LTD. - V:

     We have audited the consolidated financial statements of JMB Income
Properties, Ltd. - V (a limited partnership) and consolidated venture as
listed in the accompanying index.  In connection with our audits of the
consolidated financial statements, we also have audited the financial
statement schedule as listed in the accompanying index.  These consolidated
financial statements and financial statement schedule are the
responsibility of the General Partners of the Partnership.  Our
responsibility is to express an opinion on these consolidated financial
statements and financial statement schedule 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 the General Partners of the Partnership, as well as evaluating the
overall financial statement presentation.  We believe that our audits
provide a reasonable basis for our opinion.

     In our opinion, the consolidated financial statements referred to
above present fairly, in all material respects, the financial position of
JMB Income Properties, Ltd. - V and consolidated venture at December 31,
2000 and 1999, and the results of their operations and their cash flows for
each of the years in the three-year period ended December 31, 2000, in
conformity with accounting principles generally accepted in the United
States of America.  Also in our opinion, the related financial statement
schedule, when considered in relation to the basic consolidated financial
statements taken as a whole, presents fairly, in all material respects, the
information set forth therein.









                                                    KPMG LLP


Chicago, Illinois
March 5, 2001



<PAGE>


<TABLE>

                                          JMB INCOME PROPERTIES, LTD. - V
                                              (A LIMITED PARTNERSHIP)
                                             AND CONSOLIDATED VENTURE

                                            CONSOLIDATED BALANCE SHEETS

                                            DECEMBER 31, 2000 AND 1999

                                                      ASSETS
                                                      ------
<CAPTION>
                                                                                 2000               1999
                                                                             ------------       -----------
<S>                                                                         <C>                <C>
Current assets:
  Cash and cash equivalents. . . . . . . . . . . . . . . . . . . . . . .     $  6,691,400         6,318,944
  Interest, rents and other receivables. . . . . . . . . . . . . . . . .          101,305            94,796
  Prepaid expenses . . . . . . . . . . . . . . . . . . . . . . . . . . .           34,936            27,903
                                                                             ------------       -----------
          Total current assets . . . . . . . . . . . . . . . . . . . . .        6,827,641         6,441,643
                                                                             ------------       -----------

Investment properties, at cost - Schedule III:
  Land . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .        1,949,914         1,949,914
  Buildings and improvements . . . . . . . . . . . . . . . . . . . . . .       11,410,962        11,399,502
                                                                             ------------       -----------
                                                                               13,360,876        13,349,416
  Less accumulated depreciation. . . . . . . . . . . . . . . . . . . . .       (7,379,216)       (7,115,991)
                                                                             ------------       -----------
          Total investment property, net of accumulated depreciation . .        5,981,660         6,233,425

Deferred expenses. . . . . . . . . . . . . . . . . . . . . . . . . . . .           49,538            70,625
                                                                             ------------       -----------
                                                                             $ 12,858,839        12,745,693
                                                                             ============       ===========


<PAGE>


                                          JMB INCOME PROPERTIES, LTD. - V
                                              (A LIMITED PARTNERSHIP)
                                             AND CONSOLIDATED VENTURE
                                      CONSOLIDATED BALANCE SHEETS - CONTINUED

                               LIABILITIES AND PARTNERS' CAPITAL ACCOUNTS (DEFICITS)
                               -----------------------------------------------------
                                                                                 2000               1999
                                                                             ------------       -----------
Current liabilities:
  Current portion of long-term debt. . . . . . . . . . . . . . . . . . .     $ 18,408,189           401,561
  Accounts payable . . . . . . . . . . . . . . . . . . . . . . . . . . .        1,809,197         1,791,513
  Accrued interest . . . . . . . . . . . . . . . . . . . . . . . . . . .          146,499           149,694
  Accrued real estate tax. . . . . . . . . . . . . . . . . . . . . . . .          250,835             --
                                                                             ------------       -----------
          Total current liabilities. . . . . . . . . . . . . . . . . . .       20,614,720         2,342,768

Tenant security deposits . . . . . . . . . . . . . . . . . . . . . . . .           27,871            14,986
Long-term debt, less current portion . . . . . . . . . . . . . . . . . .            --           18,408,189
                                                                             ------------       -----------
Commitments and contingencies

          Total liabilities. . . . . . . . . . . . . . . . . . . . . . .       20,642,591        20,765,943

Venture partner's subordinated equity in venture . . . . . . . . . . . .       12,488,983        11,938,602

Partners' capital accounts (deficits):
  General partners:
     Capital contributions . . . . . . . . . . . . . . . . . . . . . . .            1,000             1,000
     Cumulative net earnings . . . . . . . . . . . . . . . . . . . . . .        4,267,507         4,264,078
     Cumulative cash distributions . . . . . . . . . . . . . . . . . . .       (5,857,887)       (5,835,971)
                                                                             ------------       -----------
                                                                               (1,589,380)       (1,570,893)
                                                                             ------------       -----------
  Limited partners (38,505 interests):
     Capital contributions, net of offering costs. . . . . . . . . . . .       34,926,505        34,926,505
     Cumulative net earnings . . . . . . . . . . . . . . . . . . . . . .       33,685,704        33,574,828
     Cumulative cash distributions . . . . . . . . . . . . . . . . . . .      (87,295,564)      (86,889,292)
                                                                             ------------       -----------
                                                                              (18,683,355)      (18,387,959)
                                                                             ------------       -----------
          Total partners' capital accounts (deficits). . . . . . . . . .      (20,272,735)      (19,958,852)
                                                                             ------------       -----------
                                                                             $ 12,858,839        12,745,693
                                                                             ============       ===========



<FN>
                           See accompanying notes to consolidated financial statements.
</TABLE>


<PAGE>


<TABLE>
                                          JMB INCOME PROPERTIES, LTD. - V
                                              (A LIMITED PARTNERSHIP)
                                             AND CONSOLIDATED VENTURE

                                       CONSOLIDATED STATEMENTS OF OPERATIONS

                                   YEARS ENDED DECEMBER 31, 2000, 1999 AND 1998

<CAPTION>
                                                               2000             1999              1998
                                                           ------------     ------------      ------------
<S>                                                       <C>              <C>               <C>
Income:
  Rental income. . . . . . . . . . . . . . . . . . . .     $  4,990,221        5,605,074        11,046,128
  Interest income. . . . . . . . . . . . . . . . . . .          394,051          505,064           260,830
                                                           ------------     ------------      ------------
                                                              5,384,272        6,110,138        11,306,958
                                                           ------------     ------------      ------------
Expenses:
  Mortgage and other interest. . . . . . . . . . . . .        1,775,861        1,900,432         2,686,420
  Depreciation . . . . . . . . . . . . . . . . . . . .          263,225        1,110,578             --
  Property operating expenses. . . . . . . . . . . . .        2,411,891        2,886,136         4,920,180
  Professional services. . . . . . . . . . . . . . . .          108,510          101,300            76,254
  Amortization of deferred expenses. . . . . . . . . .           21,087           23,786            41,765
  Management fees to Corporate General Partner . . . .           21,392            --                --
  General and administrative . . . . . . . . . . . . .          116,214          137,037           130,840
                                                           ------------     ------------      ------------
                                                              4,718,180        6,159,269         7,855,459
                                                           ------------     ------------      ------------
                                                                666,092          (49,131)        3,451,499
Venture partner's share of venture's operations. . . .         (551,787)        (248,552)         (836,170)
                                                           ------------     ------------      ------------
          Earnings (loss) before gain on sale of
            investment property and extraordinary
            item . . . . . . . . . . . . . . . . . . .          114,305         (297,683)        2,615,329

Gain on sale of investment property. . . . . . . . . .            --           5,998,474             --
                                                           ------------     ------------      ------------
          Earnings (loss) before extraordinary item. .          114,305        5,700,791         2,615,329

Extraordinary item - write-off of unamortized
  deferred financing costs . . . . . . . . . . . . . .            --            (174,784)            --
                                                           ------------     ------------      ------------
          Net earnings (loss). . . . . . . . . . . . .     $    114,305        5,526,007         2,615,329
                                                           ============     ============      ============



<PAGE>


                                          JMB INCOME PROPERTIES, LTD. - V
                                              (A LIMITED PARTNERSHIP)
                                             AND CONSOLIDATED VENTURE

                                 CONSOLIDATED STATEMENTS OF OPERATIONS - CONTINUED

                                   YEARS ENDED DECEMBER 31, 2000, 1999 AND 1998



                                                               2000             1999              1998
                                                           ------------     ------------      ------------

          Net earnings (loss) per limited
           partnership interest:
            Earnings (loss) before gain on sale
              of investment property and extra-
              ordinary item. . . . . . . . . . . . . .     $       2.88            (7.50)            65.88
            Gain on sale of investment property. . . .            --               84.68             --
            Extraordinary item . . . . . . . . . . . .            --               (4.49)            --
                                                           ------------     ------------      ------------

          Net earnings (loss) per limited
            partnership interest . . . . . . . . . . .     $       2.88            72.69             65.88
                                                           ============     ============      ============























<FN>
                           See accompanying notes to consolidated financial statements.
</TABLE>


<PAGE>


<TABLE>
                                             JMB INCOME PROPERTIES, LTD. - V
                                                 (A LIMITED PARTNERSHIP)
                                                AND CONSOLIDATED VENTURE

                            CONSOLIDATED STATEMENTS OF PARTNERS' CAPITAL ACCOUNTS (DEFICITS)

                                      YEARS ENDED DECEMBER 31, 2000, 1999 AND 1998


<CAPTION>
                                 GENERAL PARTNERS                             LIMITED PARTNERS (38,505 INTERESTS)
               --------------------------------------------------    ---------------------------------------------------
                                                                       CONTRI-
                                                                       BUTIONS
                            NET                                        NET OF         NET
               CONTRI-    EARNINGS        CASH                        OFFERING     EARNINGS       CASH
               BUTIONS     (LOSS)     DISTRIBUTIONS      TOTAL         COSTS        (LOSS)    DISTRIBUTIONS    TOTAL
               -------   ----------   -------------   -----------   -----------   ----------  ------------- -----------
<S>           <C>       <C>          <C>             <C>           <C>           <C>          <C>          <C>
Balance
 (deficits)
 December 31,
 1997. . . . .  $1,000    1,458,552     (3,092,823)   (1,633,271)   34,926,505    28,239,018   (72,267,722) (9,102,199)

Net earnings
 (loss). . . .    --         78,460          --           78,460         --        2,536,869         --      2,536,869
Cash distri-
 butions
 ($3.03 per
 limited
 partnership
 interest) . .    --          --            (3,492)       (3,492)        --            --         (116,481)   (116,481)
                ------   ----------     ----------    ----------    ----------    ----------   -----------  ----------
Balance
 (deficits)
 December 31,
 1998. . . . .   1,000    1,537,012     (3,096,315)   (1,558,303)   34,926,505    30,775,887   (72,384,203) (6,681,811)


Net earnings
 (loss). . . .    --      2,727,066          --        2,727,066         --        2,798,941         --      2,798,941
Cash distri-
 butions
 ($376.71 per
 limited
 partnership
 interest) . .    --          --        (2,739,656)   (2,739,656)        --            --      (14,505,089)(14,505,089)
                ------   ----------     ----------    ----------    ----------    ----------   ----------- -----------




<PAGE>


                                             JMB INCOME PROPERTIES, LTD. - V
                                                 (A LIMITED PARTNERSHIP)
                                                AND CONSOLIDATED VENTURE

                      CONSOLIDATED STATEMENTS OF PARTNERS' CAPITAL ACCOUNTS (DEFICITS) - CONTINUED



                                 GENERAL PARTNERS                             LIMITED PARTNERS (38,505 INTERESTS)
               --------------------------------------------------    ---------------------------------------------------
                                                                       CONTRI-
                                                                       BUTIONS
                            NET                                        NET OF         NET
               CONTRI-    EARNINGS        CASH                        OFFERING     EARNINGS       CASH
               BUTIONS     (LOSS)     DISTRIBUTIONS      TOTAL         COSTS        (LOSS)    DISTRIBUTIONS    TOTAL
               -------   ----------   -------------   -----------   -----------   ----------  ------------- -----------

Balance
 (deficits)
 December 31,
 1999. . . . .   1,000    4,264,078     (5,835,971)   (1,570,893)   34,926,505    33,574,828   (86,889,292)(18,387,959)

Net earnings
 (loss). . . .    --          3,429          --            3,429         --          110,876         --        110,876
Cash distri-
 butions
 ($10.55 per
 limited
 partnership
 interest) . .    --          --           (21,916)      (21,916)        --            --         (406,272)   (406,272)
                ------   ----------     ----------    ----------    ----------    ----------   -----------  ----------
Balance
 (deficits)
 December 31,
 2000. . . . .  $1,000    4,267,507     (5,857,887)   (1,589,380)   34,926,505    33,685,704   (87,295,564)(18,683,355)
                ======   ==========     ==========    ==========    ==========    ==========   =========== ===========












<FN>
                              See accompanying notes to consolidated financial statements.
</TABLE>


<PAGE>


<TABLE>
                                             JMB INCOME PROPERTIES, LTD. - V
                                                 (A LIMITED PARTNERSHIP)
                                                AND CONSOLIDATED VENTURE

                                          CONSOLIDATED STATEMENTS OF CASH FLOWS

                                      YEARS ENDED DECEMBER 31, 2000, 1999 AND 1998

<CAPTION>
                                                                2000            1999               1998
                                                            -----------      -----------       -----------
<S>                                                        <C>              <C>               <C>
Cash flows from operating activities:
  Net earnings (loss). . . . . . . . . . . . . . . . .      $   114,305        5,526,007         2,615,329
  Items not requiring (providing) cash or
   cash equivalents:
    Depreciation . . . . . . . . . . . . . . . . . . .          263,225        1,110,578             --
    Amortization of deferred expenses. . . . . . . . .           21,087           23,786            41,765
    Venture partner's share of venture's operations. .          551,787          248,552           836,170
    Gain on sale of investment property. . . . . . . .            --          (5,998,474)            --
    Extraordinary item . . . . . . . . . . . . . . . .            --             174,784             --
    Rental income applied to construction
      loan payable . . . . . . . . . . . . . . . . . .            --             (17,166)          (43,162)
  Changes in:
    Interest, rents and other receivables. . . . . . .           (6,509)         172,254            98,355
    Prepaid expenses . . . . . . . . . . . . . . . . .           (7,033)          32,051             2,387
    Accrued rents receivable . . . . . . . . . . . . .            --               5,003            81,591
    Accounts payable . . . . . . . . . . . . . . . . .           17,684             (693)          131,922
    Accrued interest . . . . . . . . . . . . . . . . .           (3,195)         (63,087)          (20,942)
    Accrued real estate taxes. . . . . . . . . . . . .          250,835            --                --
    Tenant security deposits . . . . . . . . . . . . .           12,885           (7,735)             (768)
                                                            -----------      -----------       -----------
          Net cash provided by (used in)
           operating activities. . . . . . . . . . . .        1,215,071        1,205,860         3,742,647
                                                            -----------      -----------       -----------



<PAGE>


                                             JMB INCOME PROPERTIES, LTD. - V
                                                 (A LIMITED PARTNERSHIP)
                                                AND CONSOLIDATED VENTURE

                                    CONSOLIDATED STATEMENTS OF CASH FLOWS - CONTINUED

                                                                2000            1999               1998
                                                            -----------      -----------       -----------
Cash flows from investing activities:
  Additions to investment properties, net of
   related payables. . . . . . . . . . . . . . . . . .          (11,460)        (205,760)         (680,559)
  Proceeds from sale of investment property. . . . . .            --          24,216,567             --
                                                            -----------      -----------       -----------
          Net cash provided by (used in)
           investing activities. . . . . . . . . . . .          (11,460)      24,010,807          (680,559)
                                                            -----------      -----------       -----------
Cash flows from financing activities:
  Cash proceeds from construction loan . . . . . . . .            --               --              332,045
  Principal payments on construction loan. . . . . . .            --          (2,785,460)       (2,000,000)
  Principal payments on long-term debt . . . . . . . .         (401,561)      (4,525,786)         (820,939)
  Venture partner's contributions to venture . . . . .          828,858          828,982           829,095
  Distributions to venture partner . . . . . . . . . .         (830,264)      (1,030,263)         (830,263)
  Distributions to limited partners. . . . . . . . . .         (406,272)     (14,505,089)         (116,481)
  Distributions to general partners. . . . . . . . . .          (21,916)      (2,739,656)           (3,492)
                                                            -----------      -----------       -----------
          Net cash provided by (used in)
            financing activities . . . . . . . . . . .         (831,155)     (24,757,272)       (2,610,035)
                                                            -----------      -----------       -----------
          Net increase (decrease) in cash and
            cash equivalents . . . . . . . . . . . . .          372,456          459,395           452,053

          Cash and cash equivalents,
            beginning of year. . . . . . . . . . . . .        6,318,944        5,859,549         5,407,496
                                                            -----------      -----------       -----------
          Cash and cash equivalents,
            end of year. . . . . . . . . . . . . . . .      $ 6,691,400        6,318,944         5,859,549
                                                            ===========      ===========       ===========
Supplemental disclosure of cash flow information:
  Cash paid for mortgage and other interest. . . . . .      $ 1,779,056        1,963,519         2,304,677
                                                            ===========      ===========       ===========
  Non-cash investing and financing activities:
      Rental income applied to construction
        loan payable . . . . . . . . . . . . . . . . .      $     --              17,166            43,162
                                                            ===========      ===========       ===========




<FN>
                              See accompanying notes to consolidated financial statements.
</TABLE>


<PAGE>


                      JMB INCOME PROPERTIES, LTD. - V
                          (A LIMITED PARTNERSHIP)
                         AND CONSOLIDATED VENTURE

                NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

                     DECEMBER 31, 2000, 1999 AND 1998



OPERATIONS AND BASIS OF ACCOUNTING

     GENERAL

     The Partnership holds (through a joint venture) one real estate
investment.  Business activities consist of rentals to a variety of
commercial companies, and the ultimate sale or disposition of such real
estate.  The Partnership currently expects to conduct an orderly
liquidation of its remaining investment portfolio and to wind up its
affairs as quickly as practicable, after the expiration of the Wachovia
Bank lease in the Phillips Building in 2002.  However, the Partnership may
liquidate prior to 2002 if it is able to sell the 301 N. Main and Phillips
Buildings.

     The accompanying consolidated financial statements include the
accounts of the Partnership and its majority-owned venture, Wachovia
Building Associates ("Wachovia").  The effect of all transactions between
the Partnership and the consolidated venture has been eliminated.

     The Partnership's records are maintained on the accrual basis of
accounting as adjusted for Federal income tax reporting purposes.  The
accompanying consolidated financial statements have been prepared from such
records after making appropriate adjustments to present the Partnership's
accounts in accordance with accounting principles generally accepted in the
United States of America ("GAAP") and to consolidate the accounts of the
venture as described above.  Such GAAP and consolidation adjustments are
not recorded on the records of the Partnership.  The net effect of these
items for the years ended December 31, 2000 and 1999 is summarized as
follows:




<PAGE>


<TABLE>


<CAPTION>
                                                       2000                                1999
                                                     -------------------------------------------------------------
                                          GAAP BASIS         TAX BASIS        GAAP BASIS         TAX BASIS
                                                            (UNAUDITED)                         (UNAUDITED)
                                         ------------       -----------      ------------       ----------
<S>                                     <C>                 <C>             <C>                <C>
Total assets . . . . . . . . . . . .      $12,858,839        19,306,824       12,745,693        19,558,846
Partners' capital
 accounts (deficits):
  General partners . . . . . . . . .       (1,589,380)         (876,588)      (1,570,893)         (874,685)
  Limited partners . . . . . . . . .      (18,683,355)       (2,433,664)     (18,387,959)       (2,745,641)
Net earnings (loss):
  General partners . . . . . . . . .            3,429            20,013        2,727,066         2,839,732
  Limited partners . . . . . . . . .          110,876           718,249        2,798,941         5,718,596
Net earnings (loss) per
  limited partnership
  interest . . . . . . . . . . . . .             2.88             18.65            72.69            148.52
                                          ===========       ===========      ===========        ==========

</TABLE>


<PAGE>


     The net earnings (loss) per limited partnership interest is based upon
the number of limited partnership interests outstanding at the end of each
period (38,505).  Deficit capital accounts will result, through the
duration of the Partnership, in net gain for financial reporting and
Federal income tax purposes.

     The preparation of financial statements in accordance with GAAP
requires the Partnership to make estimates and assumptions that affect the
reported or disclosed amount of 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.

     Statement of Financial Accounting Standards No. 95 requires the
Partnership to present a statement which classifies receipts and payments
according to whether they stem from operating, investing or financing
activities.  The required information has been segregated and accumulated
according to the classifications specified in the pronouncement.  The
Partnership records amounts held in U.S. Government obligations at cost,
which approximates market.  For the purposes of these statements, the
Partnership's policy is to consider all such amounts held with original
maturities of three months or less ($6,430,847 and $6,307,419 at
December 31, 2000 and 1999, respectively) as cash equivalents, which
includes investments in an institutional mutual fund which holds U.S.
Government obligations, with any remaining amounts (generally with original
maturities of one year or less) reflected as short-term investments being
held to maturity.

     Deferred expenses consist primarily of refinancing and commitment
fees.  Such fees are amortized over the terms of the related notes using
the straight-line method.

     Although certain leases of the Partnership provided for tenant
occupancy during periods for which no rent is due, the Partnership accrued
rental income for the full period of occupancy on a straight-line basis.
Such amounts are reflected in accrued rents receivable in the accompanying
balance sheets.

     No provision for State or Federal income taxes has been made as the
liability for such taxes is that of the partners rather than the
Partnership.  However, in certain instances, the Partnership has been
required under applicable law, and may be required in the future, to remit
directly to the tax authorities amounts representing withholding from
distributions paid to partners.

     The Partnership acquired, either directly or through joint ventures,
two office building complexes and nine shopping centers.  Ten properties
have been sold or disposed of by the Partnership through December 31, 2000.

The remaining property, an office building complex, was operating.  The
cost of the investment property represents the total cost to the
Partnership and its venture plus miscellaneous acquisition costs.

     Depreciation on the property has been provided over the estimated
useful lives of the various components as follows:

                                                               YEARS
                                                               -----

       Buildings and improvements--150% declining-balance
         or straight-line. . . . . . . . . . . . . . . .        5-40
                                                                ====



<PAGE>


     The investment property is pledged as security for the long-term debt,
for which there is no recourse to the Partnership or its venture.

     Maintenance and repair expenses are charged to operations as incurred.

Significant betterments and improvements are capitalized and depreciated
over their estimated useful lives.

     The Partnership adopted 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") as required in the first
quarter of 1996.  The Partnership's policy is to consider a property to be
held for sale or disposition when the Partnership has committed to a plan
to sell such property and active marketing activity has commenced or is
expected to commence in the near term.  The Partnership has concluded that
it may dispose of a property by no longer funding operating deficits or
debt service requirements thus allowing the lender to realize upon its
security.  In accordance with SFAS 121, any properties identified as "held
for sale or disposition" are no longer depreciated.  The Partnership's
commitment to a plan for sale or disposal had not resulted in a sale or
disposition.  As a result, the Partnership has made an adjustment to record
depreciation expense as of June 30, 1999 that would have been recognized
had the 301 North Main and Phillips Building not been considered "held for
sale or disposition."  Further, the Partnership has begun to record
depreciation expense for the 301 North Main Building and Phillips Building
commencing July 1, 1999.  The results of operations for the property that
was sold were ($156,699) and $1,058,204, respectively, for the years ended
December 31, 1999 and 1998.

     The Partnership has adopted SFAS No. 131, "Disclosures about Segments
of an Enterprise and Related Information."  The Partnership defines each of
its property investments as an individual operating segment and has
determined such property investments exhibit substantially identical
economic characteristics and meet the other criteria specified by SFAS
No. 131 which permits the property investments to be aggregated into one
reportable segment.  The Partnership assesses and measures operating
results based on net operating income (rental income less property
operating expenses).  With the exception of interest income, professional
services and general and administrative expenses, substantially all other
components of net earnings (loss) of the Partnership relate to property
investments.  With the exception of cash and cash equivalents,
substantially all other assets of the Partnership relate to property
investments.

VENTURE AGREEMENT - GENERAL

     The Partnership at December 31, 2000 is a party to one operating joint
venture agreement.  Under certain circumstances, either pursuant to the
venture agreement or due to the Partnership's obligations as general
partner, the Partnership may be required to make additional cash
contributions to the venture.

     There are certain risks associated with the Partnership's investment
made through a joint venture including the possibility that the
Partnership's joint venture partner in an investment might become unable or
unwilling to fulfill their financial or other obligations, or that such
joint venture partner may have economic or business interests or goals that
are inconsistent with those of the Partnership.



<PAGE>


INVESTMENT PROPERTIES

     301 N. MAIN AND PHILLIPS BUILDING

     In July 1986, the Partnership contributed its 100% ownership interest
in the 301 N. Main Building and Phillips Building to Wachovia, a newly
formed joint venture partnership.

     In 1986, the Partnership's venture partner had agreed to contribute
$10,700,000, before applicable interest, to the venture pursuant to a
payment schedule from the closing date through August 1, 1996, when it
would owe the balance of its obligation (approximately $7,600,000).  The
venture partner has continued to make contributions (from its share of the
property's cash flow) based on the old payment schedule rather than making
the balloon payment in August 1996 as required.  As a result, the venture
partner is currently approximately $6,905,000 in arrears for such
contributions as of the date of this report.  The venture partner's
obligation to make such payment is secured only by its interest in the
venture.  In the fourth quarter of 1996, the Partnership notified the
venture partner of its default effective August 1996.  As a result of such
default, the venture partner's share of distributions of cash flow
generated subsequent to 1996, except as provided below, was retained by the
venture.  In December 1999, the Partnership and the venture partner entered
into an agreement (the "Option Agreement"), effective January 1, 1999,
under which the Partnership was given the option to purchase the venture
partner's interest on or before January 31, 2002.  If the Partnership
exercises its option, the purchase price for the interest would be $230,000
and the Partnership would release the venture partner from its obligation
to make contributions as discussed above.  As a result of the negotiations,
and in consideration of the venture partner granting a full release to the
Partnership and the venture, the Partnership and venture partner also
concurrently entered into a forbearance agreement, under which the
Partnership agreed to not pursue its legal remedies against the venture
partner for its default related to such obligation until November 1, 2000,
subject to further extension.  Though the Partnership may now pursue such
legal remedies, they are of little practical value at present because the
venture partner's obligations permit recourse only to the venture partner's
interest in the venture.  The Partnership continues to reserve all of its
rights in this regard, and may determine at a later date to pursue such
remedies.  Additionally, in connection with completing the option
agreement, the venture agreement was amended to:  (1) convert the venture
partner's minority general partnership interest in the venture to a limited
partnership interest; (2) provide that no further distributions of cash
flow will be made to the venture partner after December 1999, at which time
$200,000, representing the venture partner's final distribution of cash
flow from operations and reserves, was distributed to the venture partner;
and (3) provide that the venture partner (assuming the option under the
option agreement is not exercised) would receive 30% of any net sale
proceeds (as defined) if the gross sale price of the property is
$40,000,000 or greater.  Under the Option Agreement, upon the closing of
the purchase of such interest, the venture partner would also release the
Partnership and the venture from any and all claims that the venture
partner may have against the Partnership and the venture, including,
without limitation, any amounts which may have accrued or been
distributable prior to such closing date, and the Partnership and the
venture would release the venture partner from any further liabilities
under the venture agreement, including, without limitation, the
aforementioned obligation to make additional capital contributions.  The
Partnership expects that it would exercise the option to purchase the
venture partner's interest immediately prior to the sale or other
disposition of the property by the venture.



<PAGE>


     The venture agreement had been previously amended effective for fiscal
year 1998 and, as a result of the December 1999 amendment referred to
above, again for all subsequent years.  Per the amendments, profits and
losses are allocated based on the ratio of distributions (actual
distributions plus any distributions deemed to have been made) to the
partners, approximately 76% and 85% to the Partnership and 24% and 15% to
the venture partner for 2000 and 1999, respectively.  For financial
reporting and Federal income tax purposes, the venture continues to report
the payments of approximately $830,000 annually on the obligation referred
to above as deemed to be made (and contributed for financial reporting
purposes only) to the venture partner.

     The property is managed for a management fee calculated at 3-1/2% of
the gross receipts of the property and a leasing fee of $50,000 per year.
Payment of 1-1/2% of the 3-1/2% management fee is deferred by the venture
until the sale of the property or upon termination of the property
management agreement and is expected to be paid at that time.

     As part of the joint venture's effort to maximize the value of the 301
North Main Building upon sale, the joint venture filed an application in
mid-2000 with the North Carolina State Historic Preservation Office to
nominate the building for inclusion in the National Register of Historic
Places.  The benefits to ownership, in addition to national recognition of
the historical significance of the building, include an investment tax
credit of 20% for Federal income tax purposes and 20% for North Carolina
state tax purposes applied to qualified rehabilitation expenditures (as
defined).  Such listing places no obligation or restriction on a private
owner to use, maintain, alter or dispose of the property.  Federal
preservation standards only need be followed if the owner seeks and
receives grants or the tax credits described above.  The joint venture is
hopeful that any offers to purchase the building will reflect the new
owner's use of such tax credits in any eventual rehabilitation of the
building, thereby increasing the purchase price of the building.  On
February 8, 2001, the North Carolina State Historic Preservation Office
approved the nomination of the 301 North Main Building and submitted it to
the U.S. Department of the Interior, National Park Service for final review
and listing in the National Register.  Such review should be concluded by
late April 2001.  There can be no assurance that the 301 North Main
Building will be ultimately approved by the National Park Service for
inclusion in the National Register of Historic Places.

     The joint venture is currently marketing the property for sale.
However, there can be no assurance that any sale will be consummated.

     The mortgage note secured by the property matures on November 1, 2001.

It is unlikely that the joint venture will be able to refinance or extend
this note.  If the property is not sold by this time, the lender would most
likely realize upon its security, which would result in the joint venture
no longer having an ownership interest in the property.  However, there can
be no assurance that this or any other transaction will occur.

     BRISTOL MALL

     On February 17, 1999, the Partnership sold the Bristol Mall to an
unaffiliated third party.  The purchase price of the Property was
$24,577,000.  Upon closing, the Partnership received cash of approximately
$17,400,000 (net of closing costs but before prorations).  The cash
received by the Partnership was also net of the repayment of the mortgage
loan secured by the Property of approximately $4,100,000 and repayment of
the construction loan of approximately $2,800,000.  The Partnership
recognized a gain of approximately $6,000,000 and $7,600,000 for financial
reporting and Federal income tax purposes in 1999, respectively.  In
addition, in connection with the sale of the Property and as is customary
in such transactions, the Partnership agreed to certain representations,
warranties and covenants with stipulated survival periods which expired on


<PAGE>


November 17, 1999 with no liability to the Partnership.  The property was
classified as held for sale as of September 30, 1997 and therefore was not
subject to continued depreciation from such date for financial reporting
purposes.

LONG-TERM DEBT

     Long-term debt consists of the following at December 31, 2000 and
1999:
                                             2000               1999
                                         -----------        -----------
9-1/4% mortgage note secured by
 two office buildings in
 Winston-Salem, North Carolina;
 payable in monthly installments
 of principal and interest (at 9.55%
 per annum) of $181,718 until
 November 1, 2001 when the remaining
 principal balance is due. . . . . . . . $18,408,189        18,809,750
                                         -----------       -----------
     Total debt. . . . . . . . . . . . .  18,408,189        18,809,750
     Less current portion of
      long-term debt . . . . . . . . . . (18,408,189)         (401,561)
                                         -----------       -----------
     Total long-term debt. . . . . . . . $     --           18,408,189
                                         ===========       ===========

     Five-year maturities of long-term debt are summarized as follows:

               2001. . . . . . . . . . . . .   $18,408,189
               2002. . . . . . . . . . . . .         --
               2003. . . . . . . . . . . . .         --
               2004. . . . . . . . . . . . .         --
               2005. . . . . . . . . . . . .         --
                                               ===========

PARTNERSHIP AGREEMENT

     Pursuant to the terms of the Partnership Agreement, net profits or
losses of the Partnership from operations are allocated 97% to the Limited
Partners and 3% to the General Partners.  Profits from the sale or
refinancing of investment properties are to be allocated to the General
Partners in an amount equal to the greater of (a) any cash distributions to
the General Partners from the proceeds of any sale or refinancing (as
described below) or (b) 1% of the profits from the sale or refinancing.
Losses from the sale or refinancing of investment properties are to be
allocated 1% to the General Partners.  The remaining sale or refinancing
profits and losses will be allocated to the Limited Partners.

     The Partnership Agreement also generally provides that notwithstanding
any allocation contained in the Agreement, if at any time profits are
realized by the Partnership, any current or anticipated event would cause
the deficit balance in absolute amount in the Capital Account of the
General Partners to be greater than their share of the Partnership's
indebtedness (as defined) after such event, then the allocation of Profits
to the General Partners shall be increased to the extent necessary to cause
the deficit balance in the Capital Account of the General Partners to be no
less than their respective shares of the Partnership's indebtedness after
such event.  In general, the effect of this provision is to allow the
deferral of the recognition of taxable gain to the Limited Partners.

     The General Partners are not required to make any additional capital
contributions except under certain limited circumstances upon termination
of the Partnership.



<PAGE>


     Distributions of "cash flow" of the Partnership are allocated 90% to
the Limited Partners and 10% to the General Partners (of which 5%
constitutes a management fee to the Managing General Partner for services
in managing the Partnership).  However, such management fees and a portion
of such distributions to the General Partners are subordinated to the
Limited Partners' receipt of a stipulated return on capital.  The Limited
Partners have received cash distributions that satisfy the required
stipulated return on capital

     The Partnership Agreement provides that the General Partners shall
receive as a distribution from the sale of a real property by the
Partnership an amount up to 3/4 of 1% of the selling price and that the
remaining proceeds (net after expenses and retained working capital) be
distributed 85% to the Limited Partners and 15% to the General Partners.
However, the Limited Partners were to receive 100% of all net sale proceeds
until the Limited Partners (i) had received cash distributions of sale or
refinancing proceeds in an amount equal to the Limited Partners' aggregate
initial capital investment in the Partnership and (ii) had received
cumulative cash distributions from the Partnership's operations which, when
combined with sale or refinancing proceeds previously distributed, equaled
a 7% annual return on the Limited Partners' average capital investment for
each year (their initial capital investment as reduced by sale or
refinancing proceeds previously distributed) commencing with the fourth
fiscal quarter of 1977.  The Limited Partners have received cash
distributions that satisfy the requirements in (i) and (ii) above.


MANAGEMENT AGREEMENTS

     The Partnership entered into agreements for the operation and
management of the investment properties.  Such agreements are summarized as
follows:

     Bristol Mall shopping center was managed by an affiliate of the
General Partners until its sale in February 1999.  The 301 N. Main Building
and Phillips Building are managed by an unaffiliated third party property
manager.

LEASES - AS PROPERTY LESSOR

     At December 31, 2000, the Partnership and its consolidated venture's
principal asset is one office building complex.  The Partnership has
determined that all leases relating to this property are properly
classified as operating leases; therefore, rental income is reported when
earned and the cost of the property, excluding cost of land, is depreciated
over the estimated useful live.  Leases with tenants range in term from one
to thirty years and provide for fixed minimum rent and partial
reimbursement of operating costs.

     Costs and accumulated depreciation of the leased assets are summarized
as follows at December 31, 2000:

       Office Building:
           Cost. . . . . . . . . . . . . . . . . .     $13,360,876
           Accumulated depreciation. . . . . . . .      (7,379,216)
                                                       -----------

                                                       $ 5,981,660
                                                       ===========



<PAGE>


     Minimum lease payments including amounts representing executory costs
(e.g. taxes, maintenance, insurance), and any related profit in excess of
specific reimbursements, to be received in the future under the above
operating lease agreements, are as follows:

             2001. . . . . . . . . . . . . . . .     $1,939,028
             2002. . . . . . . . . . . . . . . .        183,598
             2003. . . . . . . . . . . . . . . .         69,900
             2004. . . . . . . . . . . . . . . .         53,555
             2005. . . . . . . . . . . . . . . .         24,104
             Thereafter. . . . . . . . . . . . .         68,295
                                                     ----------
                Total. . . . . . . . . . . . . .     $2,338,480
                                                     ==========

     Contingent rent (based on sales of property tenants) included in
consolidated rental income was as follows for the years ended December 31,
2000, 1999 and 1998:

             1998. . . . . . . . . . . . . . . .      $332,016
             1999. . . . . . . . . . . . . . . .       144,512
             2000. . . . . . . . . . . . . . . .        10,559
                                                      ========

TRANSACTIONS WITH AFFILIATES

     Fees, commissions and other expenses required to be paid by the
Partnership to the General Partners and their affiliates as of December 31,
2000 and for the years ended December 31, 2000, 1999 and 1998 are as
follows:
                                                                UNPAID AT
                                                               DECEMBER 31,
                              2000        1999        1998        2000
                            --------    --------    --------   ------------
Property management
 and leasing fees. . . . .  $ 73,873     112,178     303,786    1,701,777
Management fees to
 Corporate General
 Partner . . . . . . . . .    21,392        --          --          --
Insurance commissions. . .    14,281       8,801      22,748        --
Reimbursement (at cost)
 for out-of-pocket
 expenses. . . . . . . . .       244          38       3,697        --
Reimbursement (at cost)
 for out-of-pocket
 salary and salary
 related expenses
 related to on-site
 and other costs for
 the Partnership and
 its investment
 properties. . . . . . . .     --         20,786     105,664        --
                            --------     -------    --------    ---------
                            $109,790     141,803     435,895    1,701,777
                            ========     =======    ========    =========

     All amounts deferred or currently payable to the General Partners and
their affiliates do not bear interest.  The General Partners and their
affiliates have deferred receipt of property management and leasing fees
pursuant to the venture agreement for the 301 North Main Building and
Phillips Building.  Prior to 1995, an affiliate of the Managing General
Partner provided management and leasing services. In December 1994, the
affiliate sold all of its assets and assigned its interest in the
management contracts, including the one for the 301 North Main Building and


<PAGE>


Phillips Building to an unaffiliated third party.  In connection with such
sale, an affiliate of the General Partners guaranteed payment to the
unaffiliated third party of the portion of the fees currently deferred due
to a provision in the venture agreement for the 301 N. Main and Phillips
Building.  Any such guaranteed amounts are paid to such unaffiliated third
party when earned and the General Partners and its affiliates continue to
be entitled to receive such deferred fees.  As of December 31, 2000, the
General Partners and their affiliates have deferred receipt of
approximately $1,663,000 (approximately $42 per interest) of such fees.
Such amounts are deferred until the sale or disposition of the property or
upon the termination of the property management agreement and are expected
to be paid at that time.  All amounts due to affiliates are reflected in
accounts payable in the accompanying consolidated financial statements.


SUPPLEMENTARY QUARTERLY DATA (UNAUDITED)

                                                2000
                           ----------------------------------------------
                            At 3/31     At 6/30     At 9/30     At 12/31
                           ----------  ----------  ----------  ----------

Total income . . . . . . . $1,317,812   1,395,117   1,356,822   1,314,521
                           ==========  ==========  ==========  ==========

Net earnings (loss). . . . $   14,116      47,600       6,869      45,720
                           ==========  ==========  ==========  ==========
Net earnings (loss) per
 limited partner
 interest:
      Net earnings
       (loss). . . . . . . $      .36        1.19         .17        1.16
                           ==========  ==========  ==========  ==========


                                                1999
                           ----------------------------------------------
                            At 3/31     At 6/30     At 9/30     At 12/31
                           ----------  ----------  ----------  ----------

Total income . . . . . . . $1,839,794   1,542,549   1,377,847   1,349,948
                           ==========  ==========  ==========  ==========
Earnings (loss) before
 gain on sale of invest-
 ment property and
 extraordinary item. . . . $  130,466     416,634    (794,287)    (50,496)
Gain on sale of
 investment property . . .  5,998,474       --          --          --
Extraordinary item . . . .   (174,784)      --          --          --
                           ----------  ----------  ----------  ----------
Net earnings (loss). . . . $5,954,156     416,634    (794,287)    (50,496)
                           ==========  ==========  ==========  ==========
Net earnings (loss) per
 limited partner
 interest:
  Earnings (loss) before
   gain on sale of
   investment property
   and extraordinary
   item. . . . . . . . . . $     3.29       10.50      (20.01)      (1.28)
  Gain on sale of invest-
   ment property . . . . .      84.68       --          --          --
  Extraordinary item . . .      (4.49)      --          --          --
                           ----------  ----------  ----------  ----------
      Net earnings
       (loss). . . . . . . $    83.48       10.50      (20.01)      (1.28)
                           ==========  ==========  ==========  ==========



<PAGE>


<TABLE>

                                                                                                 SCHEDULE III
                                          JMB INCOME PROPERTIES, LTD. - V
                                              (A LIMITED PARTNERSHIP)
                                             AND CONSOLIDATED VENTURE

                               CONSOLIDATED REAL ESTATE AND ACCUMULATED DEPRECIATION

                                                 DECEMBER 31, 2000


<CAPTION>

                                                        COSTS CAPITALIZED             GROSS AMOUNT AT WHICH
                             INITIAL COST                 SUBSEQUENT TO                 CARRIED AT CLOSE
                            TO PARTNERSHIP (A)             ACQUISITION                  OF PERIOD (B)(C)
                           -------------------------  ----------------------------   -----------------------
                                         BUILDINGS                   BUILDINGS                   BUILDINGS
                                           AND                         AND                          AND
              ENCUMBRANCE     LAND      IMPROVEMENTS      LAND      IMPROVEMENTS         LAND   IMPROVEMENTS
              -----------  -----------  ------------  ------------ ---------------    ----------------------
<S>          <C>          <C>          <C>           <C>           <C>               <C>       <C>

OFFICE
BUILDING:

Winston-
 Salem,
 North
 Carolina
 (E) . . . . .$18,408,189    1,949,914    21,281,279          --       (9,870,317)     1,949,914  11,410,962
              ===========   ==========    ==========       ========    ==========      =========  ==========

</TABLE>


<PAGE>


<TABLE>
                                                                                                 SCHEDULE III
                                          JMB INCOME PROPERTIES, LTD. - V
                                              (A LIMITED PARTNERSHIP)
                                             AND CONSOLIDATED VENTURE

                         CONSOLIDATED REAL ESTATE AND ACCUMULATED DEPRECIATION - CONTINUED


<CAPTION>
                                                                                    LIFE ON WHICH
                                                                                    DEPRECIATION
                                                                                     IN LATEST
                                                                                    STATEMENT OF        2000
                                     ACCUMULATED          DATE OF        DATE        OPERATIONS      REAL ESTATE
                       TOTAL        DEPRECIATION(D)    CONSTRUCTION    ACQUIRED     IS COMPUTED         TAXES
                   -------------   ----------------    ------------   ----------  ---------------     ----------
<S>                               <C>                 <C>            <C>         <C>                <C>

OFFICE
BUILDING:

Winston-
 Salem,
 North
 Carolina (E). .     $13,360,876          7,379,216       1966/72        1/31/77       5-40 years        252,179
                     ===========         ==========                                                      =======
<FN>
_______________

Notes:

     (A)  The initial cost to the Partnership represents the original purchase price of the property.

     (B)  The aggregate cost of the above real estate at December 31, 2000 for Federal income tax
          purposes was approximately $28,811,000.

</TABLE>


<PAGE>


<TABLE>
                                                                                                 SCHEDULE III
                                          JMB INCOME PROPERTIES, LTD. - V
                                              (A LIMITED PARTNERSHIP)
                                             AND CONSOLIDATED VENTURE

                         CONSOLIDATED REAL ESTATE AND ACCUMULATED DEPRECIATION - CONTINUED


     (C)  Reconciliation of real estate owned:

<CAPTION>
                                                                2000              1999               1998
                                                            ------------      ------------      ------------
      <S>                                                  <C>               <C>               <C>

      Balance at beginning of period . . . . . . . . . .    $ 13,349,416        44,710,969        44,666,313
      Additions during period. . . . . . . . . . . . . .          11,460           205,760            44,656
      Reductions during period . . . . . . . . . . . . .           --          (31,567,313)            --
                                                            ------------      ------------      ------------
      Balance at end of period . . . . . . . . . . . . .    $ 13,360,876        13,349,416        44,710,969
                                                            ============      ============      ============

     (D)  Reconciliation of accumulated depreciation:

      Balance at beginning of period . . . . . . . . . .    $  7,115,991        18,766,939        18,766,939
      Depreciation expense . . . . . . . . . . . . . . .         263,225         1,110,578             --
      Reductions during period . . . . . . . . . . . . .           --          (12,761,526)            --
                                                            ------------      ------------      ------------
      Balance at end of period . . . . . . . . . . . . .    $  7,379,216         7,115,991        18,766,939
                                                            ============      ============      ============

</FN>

     (E)  The Partnership contributed the net book value of this property in the amount of
          $12,339,911 to a newly formed joint venture in 1986.  Reference is made to the Notes
          for a description of such transaction.

</TABLE>


<PAGE>


ITEM 9.  CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING
         AND FINANCIAL DISCLOSURE

     There were no changes or disagreements with accountants during fiscal
years 2000 and 1999.



                                 PART III


ITEM 10.  DIRECTORS AND EXECUTIVE OFFICERS OF THE PARTNERSHIP

     The Managing General Partner of the Partnership is JMB Realty
Corporation ("JMB"), a Delaware corporation, substantially all of the
outstanding stock of which is owned directly or indirectly, by certain of
its officers, directors, and members of their families and their
affiliates.  JMB has responsibility for all aspects of the Partnership's
operations, subject to the requirement that sales of real property must be
approved by Messrs. Neil G. Bluhm and Judd D. Malkin as the individual
general partners of the Partnership.

     The Partnership is subject to certain conflicts of interest arising
out of its relationships with the General Partners and their affiliates as
well as the fact that the General Partners and their affiliates are engaged
in a range of real estate activities.  Certain services have been and may
in the future be provided to the Partnership or its investment property by
affiliates of the General Partners, including property management services
and insurance brokerage services.  In general, such services are to be
provided on terms no less favorable to the Partnership than could be
obtained from independent third parties and are otherwise subject to
conditions and restrictions contained in the Partnership Agreement.  The
Partnership Agreement permits the General Partners and their affiliates to
provide services to, and otherwise deal and do business with, persons who
may be engaged in transactions with the Partnership, and permits the
Partnership to borrow from, purchase goods and services from, and otherwise
to do business with, persons doing business with the General Partners or
their affiliates.  The General Partners and their affiliates may be in
competition with the Partnership or its investment property under certain
circumstances, including, in certain geographical markets, for tenants
and/or for the sale of property.  Because the timing and amount of cash
distributions and profits and losses of the Partnership may be affected by
various determinations by the General Partners under the Partnership
Agreement, including whether and when to sell a property, the establishment
and maintenance of reasonable reserves and the determination of the sources
(i.e., offering proceeds, cash generated from operations or sale proceeds)
and uses or distribution of such reserves, the timing of expenditures and
the allocation of certain tax items under the Partnership Agreement, the
General Partners may have a conflict of interest with respect to such
determinations.

     The names, positions held and length of service therein of each
director and the executive officers of the Managing General Partner are as
follows:

                                                           SERVED IN
NAME                       OFFICE                          OFFICE SINCE
----                       ------                          ------------

Judd D. Malkin             Chairman                           5/03/71
                           Director                           5/03/71
                           Chief Financial Officer            2/22/96
Neil G. Bluhm              President                          5/03/71
                           Director                           5/03/71
Burton E. Glazov           Director                           7/01/71
Stuart C. Nathan           Executive Vice President           5/08/79
                           Director                           3/14/73
A. Lee Sacks               Director                           5/09/88


<PAGE>


                                                           SERVED IN
NAME                       OFFICE                          OFFICE SINCE
----                       ------                          ------------

John G. Schreiber          Director                           3/14/73
H. Rigel Barber            Executive Vice President           1/02/87
                           Chief Executive Officer            8/01/93
Gary Nickele               Executive Vice President           1/01/92
                           General Counsel                    2/27/84
Gailen J. Hull             Senior Vice President              6/01/88


     Effective May 31, 1996, the Board of Directors of JMB established a
special committee, consisting of Messrs. Malkin, Glazov, Nathan, Sacks and
Schreiber, to deal with all matters relating to tender offers for
Interests.

     There is no family relationship among any of the foregoing directors
or officers.  The foregoing directors have been elected to serve a one-year
term until the annual meeting of the Managing General Partner to be held on
June 5, 2001.  All of the foregoing officers have been elected to serve
one-year terms until the first meeting of the Board of Directors held after
the annual meeting of the Managing General Partner to be held on June 5,
2001.  There are no arrangements or understandings between or among any of
said directors or officers and any other person pursuant to which any
director or officer was elected as such.

     JMB is the corporate general partner of Carlyle Real Estate Limited
Partnership-XIII ("Carlyle-XIII"), Carlyle Real Estate Limited
Partnership-XIV ("Carlyle-XIV") and Carlyle Real Estate Limited
Partnership-XV ("Carlyle-XV").  JMB is also the sole general partner of the
associate general partner of the foregoing partnerships.  Most of the
foregoing directors and officers are also officers and/or directors of
various affiliated companies of JMB.  Most of such directors and officers
are also partners, directly or indirectly, of the partnership that is
associate general partner in Carlyle-XIII, Carlyle-XIV and Carlyle-XV.

     The business experience during the past five years of each such
director and officer of the Managing General Partner of the Partnership in
addition to that described above includes the following:

     Judd D. Malkin (age 63) has been associated with JMB since October,
1969.  Mr. Malkin was also Co-Chairman of the Board of Directors of Urban
Shopping Centers, Inc. from its inception in 1993 until November 2000.  He
is also a director of Chisox Corporation, which is the general partner of a
limited partnership that owns the Chicago White Sox, a Major League
Baseball team, and a director of CBLS, Inc., which is the general partner
of the general partner of a limited partnership that owns the Chicago
Bulls, a National Basketball Association team.

     Neil G. Bluhm (age 63) has been associated with JMB since August,
1970.  Mr. Bluhm is also a principal of Walton Street Capital, L.L.C.,
which sponsors real estate investment funds.  He was also Co-Chairman of
the Board of Directors of Urban Shopping Centers, Inc. from its inception
in 1993 until November 2000.  He is a member of the Bar of the State of
Illinois.

     Burton E. Glazov (age 62) has been associated with JMB since June,
1971 and served as an Executive Vice President of JMB until December of
1990.  Mr. Glazov is currently retired.  He is a member of the Bar of the
State of Illinois.


<PAGE>


     Stuart C. Nathan (age 59) has been associated with JMB since July,
1972.  He is a member of the Bar of the State of Illinois.

     A. Lee Sacks (age 67) has been associated with JMB since December,
1972.  He is also President and a director of JMB Insurance Agency, Inc.

     John G. Schreiber (age 54) has been associated with JMB since
December, 1970.  Mr. Schreiber is President of Centaur Capital Partners,
Inc., a family investment firm.  He is also senior advisor and partner of
Blackstone Real Estate Advisors, L.P., which manages large real estate
private equity funds.  Mr. Schreiber is a trustee of AMLI Residential
Properties Trust and a director of Host Marriott Corporation, as well as a
number of mutual funds advised by T. Rowe Price Associates, Inc.  He is
also a director of The Brickman Group, Ltd.  From February 1995 until
November 2000 Mr. Schreiber was a director of Urban Shopping Centers, Inc.
Prior to his retirement as an officer of JMB in 1990, Mr. Schreiber was
Chairman of JMB/Urban Development Co. from its inception in 1988 until 1990
and an Executive Vice president of JMB from 1979 to 1990.  He received an
M.B.A. from Harvard University Graduate School of Business in 1970.

     H. Rigel Barber (age 52) has been associated with JMB since March,
1982.  He holds a J.D. degree from the Northwestern Law School and is a
member of the Bar of the State of Illinois.

     Gary Nickele (age 48) has been associated with JMB since February,
1984.  He holds a J.D. degree from the University of Michigan Law School
and is a member of the Bar of the State of Illinois.

     Gailen J. Hull (age 52) has been associated with JMB since March,
1982.  He holds a Masters degree in Business Administration from Northern
Illinois University and is a Certified Public Accountant.





<PAGE>


ITEM 11.  EXECUTIVE COMPENSATION

     The Partnership has no officers or directors.  The Partnership is
required to pay a management fee to the Managing General Partner and the
General Partners are entitled to receive a share of cash distributions,
when and as cash distributions are made to the Limited Partners, and a
share of profits or losses.  Reference is made to the Notes for a
description of such transactions, distributions and allocations.  In 2000,
1999 and 1998 cash distributions of $21,916, $2,739,656 and $3,492 were
paid, respectively, to the General Partners.  In connection with the
distribution of cash flow from operations in 2000, the General Partners
received an incentive management fee of $21,392, as per the Partnership
agreement.

     JMB Properties Company, an affiliate of the Managing General Partner,
provided property management services to the Partnership for the 301 N.
Main Building and Phillips Building in Winston-Salem, North Carolina
through the date of its sale in December, 1994 at fees calculated at 3-1/2%
of gross income.  JMB Retail Properties Company (renamed Urban Retail
Properties Company as of March 15, 1995), then an affiliate of the Managing
General Partner, provided property management services to the Partnership
for the Bristol Mall in Bristol, Virginia, prior to its sale, at fees
calculated at 5% of gross income from the property.  In 2000, such
affiliates earned property management and leasing fees amounting to
$73,873.  As of December 31, 2000, management and leasing fees due to such
affiliates in the amount of $1,701,777 remain unpaid.  As set forth in the
Prospectus of the Partnership, the Managing General Partner must negotiate
such agreements on terms no less favorable to the Partnership than those
customarily charged for similar services in the relevant geographical area
(but in no event for a fee greater than 5% of the gross income from a
property), and such agreements must be terminable by either party thereto,
without penalty, upon 60 days' notice.

     JMB Insurance Agency, Inc., an affiliate of the Managing General
Partner, earned and received insurance brokerage commissions in 2000
aggregating $14,281 in connection with the provision of insurance coverage
for certain of the real property investments of the Partnership.  Such
commissions are at rates set by insurance companies for the classes of
coverage involved.

     The General Partners of the Partnership may be reimbursed for their
direct expenses relating to the administration of the Partnership and the
operation of the Partnership's real property investments.  In 2000, the
Managing General Partner earned reimbursements for such out-of-pocket
expenses in the amount of $244, all of which was paid as of December 31,
2000.

     The Partnership is permitted to engage in various transactions
involving affiliates of the Managing General Partner.  The relationship of
the Managing General Partner (and its officers and directors) to its
affiliates is set forth in Item 10 above.




<PAGE>


<TABLE>
<CAPTION>
ITEM 12.  SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT

     (a)  The following own, or may be deemed to own, beneficially more than 5% of the outstanding Interests of
the Partnership.

                               NAME OF                         AMOUNT AND NATURE
                               BENEFICIAL                      OF BENEFICIAL               PERCENT
TITLE OF CLASS                 OWNER                           OWNERSHIP                   OF CLASS
--------------                 ----------                      -----------------           --------
<S>                            <C>                             <C>                         <C>

(i)

Limited Partnership            Liquidity Fund X (1)            74 Interests                Less than
Interests                                                      directly (2)                1%

Limited Partnership            Liquidity Fund XI (1)           70 Interests                Less than
Interests                                                      directly (2)                1%

Limited Partnership            Liquidity Fund XIII (1)         40 Interests                Less than
Interests                                                      directly (2)                1%

Limited Partnership            Liquidity Fund XIV (1)          162 Interests               Less than
Interests                                                      directly (2)                1%

Limited Partnership            Liquidity Fund XV (1)           10 Interests                Less than
Interests                                                      directly (2)                1%

Limited Partnership            Liquidity Fund XVI (1)          95 Interests                Less than
Interests                                                      directly (2)                1%

Limited Partnership            Liquidity Fund High Yield       150 Interests               Less than
Interests                      Institutional Investors (1)     directly (2)                1%

Limited Partnership            Liquidity Fund 52               187 Interests               Less than
Interests                                                      directly (2)                1%

Limited Partnership            Liquidity Fund 53 (1)           952.34 Interests            2.5%
Interests                                                      directly (2)

Limited Partnership            Liquidity Fund 54, L.P. (1)     25 Interests                Less than
Interests                                                      directly (2)                1%

Limited Partnership            Liquidity Fund Income -         58 Interests                Less than
Interests                      Growth '86 (1)                  directly (2)                1%

Limited Partnership            Liquidity Fund Income -         298 Interests               Less than
Interests                      Growth '87 (1)                  directly (2)                1%



<PAGE>


                               NAME OF                         AMOUNT AND NATURE
                               BENEFICIAL                      OF BENEFICIAL               PERCENT
TITLE OF CLASS                 OWNER                           OWNERSHIP                   OF CLASS
--------------                 ----------                      -----------------           --------

Limited Partnership            Liquidity Fund Income -         32 Interests                Less than
Interests                      Growth '88 (1)                  directly (2)                1%

Limited Partnership            Liquidity Fund Income-          276 Interests               Less than
Interests                      Growth '89 (1)                  directly (2)                1%

Limited Partnership            Liquidity Fund 55 (1)           172.5 Interests             Less than
Interests                                                      directly (2)                1%

Limited Partnership            Liquidity Financial             2,601.84 Interests          6.8%
Interests                      Group, L.P. (1)                 indirectly (3)

Limited Partnership            Liquidity Financial             2,601.84 Interests          6.8%
Interests                      Corporation (1)                 indirectly (3)

<FN>

     (1)  The address of each beneficial owner listed in this subsection (a)(i) is 1900 Powell Street, Suite 730,
Emeryville, California  94608.

     (2)  Voting and dispositive power is exercised on behalf of each entity referenced by this note (2) by its
general partner, Liquidity Financial Group, L.P.  The general partner of Liquidity Financial Group, L.P. is
Liquidity Financial Corporation.  Because of their affiliations, all beneficial owners identified in this
subsection (a)(i) may be deemed to be members of a group with shared voting and dispositive power with respect to
the aggregate 2,601.84 Interests (6.8%) beneficially owned by them.  See note (3) of this subsection (a)(i).  The
exercise of voting power with respect to any Interests is subject to the terms and conditions of the Partnership
Agreement of the Partnership.

     (3)  Includes the aggregate 2,601.84 Interests owned directly by the entities referenced by note (2) in this
subsection (a)(i).  Liquidity Financial Group, L.P, is the general partner of each such entity and exercises
voting and dispositive power on behalf of each such entity.  Liquidity Financial Corporation is the general
partner of Liquidity Financial Group, L.P.  As such, Liquidity Financial Group, L.P. and Liquidity Financial
Corporation may be deemed to have shared voting and dispositive power with respect to the aggregate 2,601.84
Interests owned by such entities.  Reference is made to note (2) in this subsection (a)(i).





</TABLE>


<PAGE>


<TABLE>
<CAPTION>
                               NAME OF                         AMOUNT AND NATURE
                               BENEFICIAL                      OF BENEFICIAL               PERCENT
TITLE OF CLASS                 OWNER                           OWNERSHIP                   OF CLASS
--------------                 ----------                      -----------------           --------
<S>                            <C>                             <C>                         <C>

(ii)

Limited Partnership            Equity Resource Bay             459.75 Interests            1.2%
Interests                      Fund Limited Partner-           directly
                               ship (1) (5)

Limited Partnership            Equity Resource                 316.5 Interests             Less than
Interests                      Fund XV Limited                 directly                    1%
                               Partnership (1) (5)

Limited Partnership            Equity Resource                 30 Interests                Less than
Interests                      Fund XVI Limited                directly                    1%
                               Partnership (1) (5)

Limited Partnership            Equity Resource                 2,025.33 Interests          5.3%
Interests                      Fund XVII Limited               directly
                               Partnership (1) (5)

Limited Partnership            Equity Resource                 77.33 Interests             Less than
Interests                      Fund XXI Limited                directly                    1%
                               Partnership (1) (5)

Limited Partnership            Equity Resources Group,         2,831.58 Interests          7.4%
 Interests                     Incorporated (1) (5)            indirectly (2) (3)

Limited Partnership            Eggert Dagbjartsson             2,025.33 Interests
 Interests                     (1) (5)                         indirectly (3)              5.3%

Limited Partnership            Mark S. Thompson (1) (5)        346.5 Interests             Less than
 Interests                                                     indirectly (4)              1%

<FN>

     (1)   The address of each beneficial owner listed in this subsection (a)(ii) is 14 Story Street, Cambridge,
Massachusetts 02138.

     (2)   Includes (x) 459.75 Interests owned by Equity Resource Bay Fund Limited Partnership for which Equity
Resources Group, Incorporated ("ERG") acts as general partner and has reported that it has sole voting and
dispositive power with respect to such Interests and (y) an aggregate 346.5 Interests owned by Equity Resource
Fund XV Limited Partnership and Equity Resource Fund XVI Limited Partnership for which entities ERG and Mark S.
Thompson act as the general partners and have reported that they have shared voting and dispositive power with
respect to such Interests.


<PAGE>


     (3)   Includes 2,025.33 Interests owned by Equity Resource Fund XVII Limited Partnership for which Eggert
Dagbjartsson and ERG act as the general partners and have reported that they have shared voting and dispositive
power with respect to such Interests.

     (4)   Includes the aggregate 346.5 Interests owned by Equity Resource Fund XV Limited Partnership and Equity
Resource Fund XVI Limited Partnership for which entities Mark S. Thompson and ERG act as general partners and have
reported that they have shared voting and dispositive power with respect to such Interests.

     (5)   Because of their affiliation, all beneficial owners identified in this subsection (a)(ii) may be deemed
to be members of a group with shared voting and dispositive power with respect to the aggregate 2,908.91 Interests
(7.6%) beneficially owned by them.  The exercise of voting power with respect to any Interests is subject to the
terms and conditions of the Partnership Agreement of the Partnership.



</TABLE>


































<PAGE>


<TABLE>

     (b)  The Managing General Partner, its executive officers and directors and the Individual General Partners
beneficially own the following Interests of the Partnership:

<CAPTION>
                               NAME OF                         AMOUNT AND NATURE
                               BENEFICIAL                      OF BENEFICIAL               PERCENT
TITLE OF CLASS                 OWNER                           OWNERSHIP                   OF CLASS
--------------                 ----------                      -----------------           --------
<S>                            <C>                             <C>                         <C>
Limited Partnership
 Interests                     JMB Realty Corporation            5 Interests               Less than 1%
                                                                   directly

Limited Partnership            Managing General Partner,         5 Interests               Less than 1%
 Interests                     its executive officers and          directly
                               directors and the Individual
                               General Partners as a group

<FN>

     (1)  Includes 5 Interests owned by JMB Realty Corporation for which it has sole voting and investment power.

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

     Reference is made to Item 10 for information concerning ownership of the Managing General Partner.

     (c)  There exists no arrangement, known to the Partnership, the operation of which may at a subsequent date
result in a change in control of the Partnership.




</TABLE>


<PAGE>


ITEM 13.  CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS

     There were no significant transactions or business relationships with
the Managing General Partner, affiliates or their management other than
those described in Items 10 and 11 above.



                                  PART IV


ITEM 14.  EXHIBITS, FINANCIAL STATEMENT SCHEDULES, AND REPORTS ON FORM 8-K

        (a)  The following documents are filed as part of this report:

             (1)   Financial Statements.  (See Index to Financial
Statements filed with this annual report).

             (2)   Exhibits.

                   3-A.* The Prospectus of the Partnership dated
August 15, 1977, as supplemented September 20, 1977, filed with the
Commission pursuant to Rules 424(b) and 424(c), is hereby incorporated
herein by reference.  Certain pages of the Prospectus are incorporated
herein by reference.

                   3-B.* Amended and Restated Agreement of Limited
Partnership set forth as Exhibit A to the Prospectus, which is incorporated
herein by reference and which agreement is hereby incorporated herein by
reference.

                   4-A.  Documents relating to the refinancing of the
mortgage loan, dated October 17, 1986, secured by the Wachovia Bank
Building and Phillips Building office buildings in Winston-Salem, North
Carolina are hereby incorporated by reference to the Partnership's Report
on Form 10-K (File No. 0-8716) dated March 19, 1993.

                   4-B.  Documents relating to the mortgage loan secured
by the Bristol Mall shopping center in Bristol, Virginia are hereby
incorporated by reference to the Partnership's Report on Form 8-K (File No.
0-8716) dated October 17, 1977.

                   4-C.  Documents relating to the construction loan,
dated July 25, 1996 secured by the Bristol Mall shopping center in Bristol,
Virginia are hereby incorporated by reference to the Partnership's Report
on Form 10-Q (File No. 0-8716) dated November 8, 1996.

                   4-D.  Modification and extension agreement related to
the mortgage loan secured by the Wachovia Bank Building and Phillips
Building, office buildings in Winston Salem, North Carolina, effective
November 1, 1996 is hereby incorporated herein by reference to the
Partnership's Report for December 31, 1996 on Form 10-K (File No. 0-8716)
dated March 21, 1997.



<PAGE>


                   10-A. Acquisition documents relating to the purchase by
the Partnership of an interest in the Wachovia Bank Building and Phillips
Building in Winston Salem, North Carolina are hereby incorporated by
reference to the Partnership's Registration Statement on Form S-11 (File
No. 2-58026) dated September 20, 1977.

                   10-B. Acquisition documents relating to the purchase by
the Partnership of the Bristol Mall shopping center in Bristol, Virginia
are hereby incorporated by reference to the Partnership's Report on Form 8-
K (File No. 0-8716) dated October 17, 1977.

                   10-C. Letter Agreement between Bristol Mall, L.L.C. and
Bristol Mall Associates dated February 16, 1999 is hereby incorporated by
reference to the Partnership's Report on Form 8-K (File No. 0-8716) dated
March 2, 1999.

                   10-D. Letter Agreement between Bristol Mall, L.L.C. and
Bristol Mall Associates dated January 7, 1999 is hereby incorporated by
reference to the Partnership's Report on Form 8-K (File No. 0-8716) dated
March 2, 1999.

                   10-E. Purchase Agreement between Bristol Mall
Associates and Bristol Mall, L.L.C., dated February 17, 1999 is hereby
incorporated by reference to the Partnership's Report on Form 8-K (File No.
0-8716) dated March 2, 1999.

                   21.   List of Subsidiaries.

                   24.   Powers of Attorney.

        ----------

        *    Previously filed as Exhibits 3-A and 3-B, respectively, to
the Partnership's Report for December 31, 1992 on Form 10-K of the
Securities Exchange Act of 1934 (File no. 0-8716) filed on March 19, 1993
and hereby incorporated herein by reference.

     (b)     No Reports on Form 8-K were filed since the beginning of the
last quarter of the period covered by this report.

     No annual report for the fiscal year 2000 has been sent to the
Partners of the Partnership.  An annual report will be sent to the Partners
subsequent to this filing.





<PAGE>


                                SIGNATURES

     Pursuant to the requirements of Section 13 or 15(d) of the Securities
Exchange Act of 1934, the Partnership has duly caused this report to be
signed on its behalf by the undersigned, thereunto duly authorized.

                 JMB INCOME PROPERTIES, LTD. - V

                 By:     JMB Realty Corporation
                         Managing General Partner


                         GAILEN J. HULL
                 By:     Gailen J. Hull
                         Senior Vice President
                 Date:   March 23, 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:     JMB Realty Corporation
                         Managing General Partner

                         JUDD D. MALKIN*
                 By:     Judd D. Malkin, Chairman and
                         Chief Financial Officer
                 Date:   March 23, 2001

                         NEIL G. BLUHM*
                 By:     Neil G. Bluhm, President and Director
                 Date:   March 23, 2001

                         H. RIGEL BARBER*
                 By:     H. Rigel Barber, Chief Executive Officer
                 Date:   March 23, 2001


                         GAILEN J. HULL
                 By:     Gailen J. Hull, Senior Vice President
                         Principal Accounting Officer
                 Date:   March 23, 2001

                         A. LEE SACKS*
                 By:     A. Lee Sacks, Director
                 Date:   March 23, 2001

                         STUART C. NATHAN*
                 By:     Stuart C. Nathan,
                         Executive Vice President and Director
                 Date:   March 23, 2001

                 *By:    GAILEN J. HULL, Pursuant to a Power of Attorney


                         GAILEN J. HULL
                 By:     Gailen J. Hull
                         Attorney-in-Fact
                 Date:   March 23, 2001


<PAGE>


                      JMB INCOME PROPERTIES, LTD. - V

                               EXHIBIT INDEX



                                                    DOCUMENT
                                                 INCORPORATED
                                                 BY REFERENCE     PAGE
                                                 -------------    ----
3-A.       Certain pages of the
           Prospectus of the Partnership
           dated August 15, 1977 as
           supplemented September 20, 1977                 Yes

3-B.       Amended and Restated Agreement
           of Limited Partnership                          Yes

4-A.       Refinancing loan documents
           related to the Wachovia Bank
           Building and Phillips Building                  Yes

4-B.       Mortgage loan documents
           related to the Bristol Mall                     Yes

4-C.       Documents relating to the
           construction loan dated July 25,
           1996 secured by the Bristol Mall
           Shopping Center                                 Yes

4-D.       Modification and extension
           documents related to the
           Wachovia Bank Building and
           Phillips Building                               Yes

10-A.      Acquisition documents related
           to the Wachovia Bank Building
           and Phillips Building                           Yes

10-B.      Acquisition documents related
           to the Bristol Mall                             Yes

10-C.      Letter agreement related to the
           Bristol Mall dated February 16, 1999            Yes

10-D.      Letter agreement related to the
           Bristol Mall dated January 7, 1999              Yes

10-E.      Purchase agreement related to the
           Bristol Mall dated February 17, 1999            Yes

21.        List of Subsidiaries                            No

24.        Powers of Attorney                              No