<PAGE>

                     U.S. SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20459

                                   FORM 10-QSB
(Mark One)

       X          QUARTERLY REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES
                  EXCHANGE ACT OF 1934

                  For the quarterly period ended March 31, 2001
                                                 --------------

                                       OR

                  TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
                  SECURITIES EXCHANGE ACT OF 1934

       For the transition period from _______________ to ________________

                         Commission File Number 0-20273
                                                -------

                  1999 Broadway Associates Limited Partnership
                  --------------------------------------------
        (Exact name of small business issuer as specified in its charter)

           Delaware                              04-6613783
---------------------------------          ---------------------
(State or other jurisdiction of       (I.R.S. Employer Identification No.)
 incorporation or organization)

Five Cambridge Center, Cambridge, MA                02142
----------------------------------------   ------------------------------
(Address of principal executive office)           (Zip Code)

    Registrant's telephone number, including area code     (617) 234-3000
                                                         ------------------

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
                                                      -----












                                     1 of 10


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                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2001

                         PART 1 - FINANCIAL INFORMATION


<TABLE>
<CAPTION>
ITEM 1.  CONSOLIDATED FINANCIAL STATEMENTS

CONSOLIDATED BALANCE SHEETS (UNAUDITED)
                                                                                        MARCH 31,                DECEMBER 31,
(IN THOUSANDS, EXCEPT UNIT DATA)                                                           2001                      2000
                                                                                   ---------------------    -----------------------
<S>                                                                               <C>                       <C>
Assets

Real estate, at cost:

Land                                                                               $              1,700     $                1,700
Buildings and improvements, net of accumulated
      depreciation of $21,385 (2001) and $20,711 (2000)                                          30,217                     30,478
                                                                                   ---------------------    -----------------------

                                                                                                 31,917                     32,178
Other Assets:

Cash and cash equivalents                                                                         2,436                      3,201
Restricted cash                                                                                   1,453                      1,383
Other assets                                                                                        459                        777
Deferred rent receivable                                                                          1,457                      1,360
Deferred costs, net of accumulated amortization
      of $1,660 (2001) and $2,083 (2000)                                                          2,490                      2,524
                                                                                   ---------------------    -----------------------

         Total assets                                                               $            40,212     $               41,423
                                                                                   =====================    =======================

Liabilities and Partners' Deficit

Liabilities:

Mortgage loan payable                                                              $             49,864     $               49,966
Accrued interest payable                                                                            342                        332
Accounts payable and accrued expenses                                                             1,438                      2,441
Payable to related party                                                                            336                        293
Security deposits                                                                                   200                        182
                                                                                   ---------------------    -----------------------

         Total liabilities                                                                       52,180                     53,214
                                                                                   ---------------------    -----------------------

Partners' Deficit:

Investor limited partners' deficit (460 units outstanding)                                      (10,292)                   (10,117)
General partner's deficit                                                                        (1,676)                    (1,674)
                                                                                   ---------------------    -----------------------

         Total Partners' Deficit                                                                (11,968)                   (11,791)
                                                                                   ---------------------    -----------------------

         Total Liabilities and Partners' Deficit                                    $            40,212     $               41,423
                                                                                   =====================    =======================
</TABLE>

                 See notes to consolidated financial statements.

                                     2 of 10




<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP
                  --------------------------------------------

                              FORM 10-QSB MARCH 31, 2001
                              --------------------------

<TABLE>
<CAPTION>
CONSOLIDATED STATEMENTS OF OPERATIONS (UNAUDITED)                                            FOR THE THREE MONTHS ENDED
                                                                                          MARCH 31,               MARCH 31,
(IN THOUSANDS, EXCEPT UNIT DATA)                                                            2001                     2000
                                                                                   ---------------------    -----------------------
<S>                                                                                <C>                      <C>
Revenues:

      Rental                                                                       $              2,618     $                2,409
      Other                                                                                         194                        185
                                                                                   ---------------------    -----------------------

         Total revenues                                                                           2,812                      2,594
                                                                                   ---------------------    -----------------------

Expenses:

      Real estate taxes                                                                             177                        196
      Payroll and payroll expense reimbursements                                                    166                        121
      Operating expenses                                                                            163                        160
      Repairs and maintenance                                                                       236                        211
      Utilities                                                                                     230                        215
      Management and other fees                                                                     188                        174
      General and administrative costs                                                               31                         22
      Insurance                                                                                      17                         22
      Depreciation                                                                                  674                        609
      Amortization                                                                                  124                        111
                                                                                   ---------------------    -----------------------

         Total expenses                                                                           2,006                      1,841
                                                                                   ---------------------    -----------------------

Operating income                                                                                    806                        753

Non-operating income (expense):
      Interest income                                                                                31                         59
      Interest expense                                                                           (1,014)                      (941)
                                                                                   ---------------------    -----------------------

Net loss                                                                            $              (177)    $                 (129)
                                                                                   =====================    =======================

Net loss allocated:

      General Partners                                                              $                 (2)   $                   (1)


      Investor Limited Partners                                                                     (175)                     (128)
                                                                                   ---------------------    -----------------------

                                                                                    $              (177)    $                 (129)
                                                                                   =====================    =======================

Net loss allocated per unit:

      Investor Limited Partners                                                     $           (380.43)    $              (278.26)
                                                                                   =====================    =======================

</TABLE>



                 See notes to consolidated financial statements.

                                     3 of 10



<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2001


CONSOLIDATED STATEMENT OF PARTNERS' DEFICIT (UNAUDITED)

(IN THOUSANDS, EXCEPT UNIT DATA)


<TABLE>
<CAPTION>

                                                    UNITS OF          INVESTOR
                                                    LIMITED           LIMITED             GENERAL
                                                  PARTNERSHIP        PARTNERS'           PARTNER'S
                                                    INTEREST          DEFICIT             DEFICIT               TOTAL
                                                 ---------------   ---------------     ---------------     ----------------
<S>                                              <C>               <C>                 <C>                 <C>
Balance - January 1, 2001                                   460    $      (10,117)     $       (1,674)     $       (11,791)

Net loss                                                      -              (175)                 (2)                (177)
                                                 ---------------   ---------------     ---------------     ----------------

Balance - March 31, 2001                                    460    $      (10,292)     $       (1,676)     $       (11,968)
                                                 ===============   ===============     ===============     ================
</TABLE>



                See notes to consolidated financial statements.

                                     4 of 10



<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2001


<TABLE>
<CAPTION>
CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED)

(IN THOUSANDS)                                                                               FOR THE THREE MONTHS ENDED
                                                                                          MARCH 31,               MARCH 31,
                                                                                           2001                     2000
                                                                                 ---------------------    -----------------------
<S>                                                                               <C>                      <C>
Cash Flows from Operating Activities:

Net loss                                                                           $               (177)    $                 (129)
Adjustments to reconcile net loss to net cash (used in)
 provided by operating activities:
      Depreciation and amortization                                                                 807                        779
      Deferred rent receivable                                                                      (97)                       (55)
      Changes in assets and liabilities:
         Other assets                                                                               318                         10
         Accrued interest payable                                                                    10                         14
         Accounts payable, accrued expenses, payable
           to related party and security deposits                                                  (942)                      (235)
                                                                                   ---------------------    -----------------------

Net cash (used in) provided by operating activities                                                 (81)                       384
                                                                                   ---------------------    -----------------------

Cash Flows from Investing Activities:

      Additions to buildings and improvements                                                      (413)                       (15)
      Restricted cash                                                                               (70)                       (25)
      Deferred costs                                                                                (99)                      (109)
                                                                                   ---------------------    -----------------------

Cash used in investing activities                                                                  (582)                      (149)
                                                                                   ---------------------    -----------------------

Cash Flows from Financing Activities:

      Principal payments on mortgage loan                                                          (102)                         -
                                                                                   ---------------------    -----------------------

Cash used in financing activities                                                                  (102)                         -
                                                                                   ---------------------    -----------------------

Net (Decrease) Increase in Cash and Cash Equivalents                                               (765)                       235

Cash and Cash Equivalents, Beginning of Period                                                    3,201                      3,194
                                                                                   ---------------------    -----------------------

Cash and Cash Equivalents, End of Period                                           $              2,436     $                3,429
                                                                                   =====================    =======================

Supplemental Disclosure of Cash Flow Information:
      Cash Paid For Interest                                                       $                995     $                  869
                                                                                   =====================    =======================
</TABLE>






                 See notes to consolidated financial statements.

                                     5 of 10


<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2001

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

1.       GENERAL

         The accompanying financial statements reflect the accounts of 1999
         Broadway Associates Limited Partnership (the "Investor Partnership"),
         1999 Broadway Partnership (the "Operating Partnership") and 1999
         Broadway LLC (the "Operating Company"). The Investor Partnership, the
         Operating Partnership and the Operating Company are collectively
         referred to as the "Partnerships". These consolidated financial
         statements, footnotes and discussions should be read in conjunction
         with the consolidated financial statements, related footnotes and
         discussions contained in the Partnership's Annual Report on Form 10-KSB
         for the year ended December 31, 2000.

         The financial information contained herein is unaudited. In the opinion
         of management, all adjustments necessary for a fair presentation of
         such financial information have been included. All adjustments are of a
         normal recurring nature. The balance sheet at December 31, 2000 was
         derived from audited financial statements at such date.

         The results of operations for the three months ended March 31, 2001 and
         2000 are not necessarily indicative of the results to be expected for
         the full year.

2.       RELATED PARTY TRANSACTIONS

         The Partnership has incurred charges and made commitments to companies
         affiliated by common ownership and management with Winthrop Financial
         Associates, A Limited Partnership, the managing general partner of the
         Investor Partnership, (the "General Partner"). Related party
         transactions with the General Partner and its affiliates include the
         following:

         a.       The Partnership accrues to an affiliate of the General Partner
                  an annual property management fee equal to 5% of cash
                  receipts. For the three months ended March 31, 2001 and 2000,
                  management fees of $138,000 and $126,000, respectively, were
                  incurred.

         b.       The Partnership pays or accrues to the General Partner an
                  annual partnership administration and investor service fee, as
                  provided for in the partnership agreement, of $100,000, which,
                  since 1990, has been increased annually by 6% to its present
                  level of approximately $200,000 per annum. Fees of $50,000 and
                  $48,000 were paid or accrued during the periods ended March
                  31, 2001 and 2000, respectively.

         c.       The Partnership pays or accrues to an affiliate of the General
                  Partner a construction management fee equal to 5% of the
                  aggregate cost of each applicable construction project. Fees
                  of $20,000 and $6,000 were incurred during the three months
                  ended March 31, 2001 and 2000, respectively, and have been
                  capitalized to the cost of buildings and improvements.






                                     6 of 10


<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP
                  --------------------------------------------

                           FORM 10-QSB MARCH 31, 2001
                           --------------------------

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
                   ------------------------------------------

3.       ALLOCATION OF LOSS

         In accordance with the second amended and restated partnership
         agreement (the "Agreement"), effective December 1, 1997 and while the
         Preferred Units are outstanding, losses are allocated 1% to the General
         Partner and 99% to the limited partners in proportion to and to the
         extent of the capital account balances. In accordance with the
         Agreement, during 2000 the Partnership distributed approximately
         $13,214,000 ($28,726 per Preferred Unit) to the Preferred Unitholders.
         The distributions were funded primarily by proceeds received on the
         refinancing on the Property. Since the Preferred Unitholders have been
         paid in full, their units have been redeemed in accordance with the
         Agreement and they will receive no future distributions or income/loss
         allocations.

         Subsequent to the retirement of the Preferred Units, losses are
         allocated 1% to the General Partner and 99% to the Limited Partners.

4.       SEGMENT INFORMATION

         The Partnership has two reportable segments, the Office Tower and the
         Garage. The Partnership evaluates performance based on net operating
         income, which is income before depreciation, amortization, interest and
         non-operating items.

         Segment information for the three months ended March 31, 2001 and 2000,
         is shown in the tables below (in thousands). The "Other" column
         includes partnership administrative items and income and expense not
         allocated to a reportable segment.

<TABLE>
<CAPTION>

                                                        Office            Parking
                                                        Tower              Garage              Other              Total
                                                   -----------------  -----------------   -----------------  ---------------
<S>                                                <C>                <C>                 <C>                <C>
            2001

            Rental income                          $          2,618   $              -    $              -   $         2,618
            Other income                                         59                135                   -               194
            Interest income                                      25                  -                   6                31
            Interest expense                                    981                 33                   -             1,014
            Depreciation and amortization                       786                 12                   -               798
            Segment profit (loss)                              (210)                91                 (58)             (177)
            Total assets                                     38,671              1,040                 501            40,212
            Capital expenditures                                413                  -                   -               413

            2000

            Rental income                          $          2,409   $              -    $              -   $          2,409
            Other income                                         71                114                   -                185
            Interest income                                      43                  -                  16                 59
            Interest expense                                    908                 33                   -                941
            Depreciation and amortization                       709                 11                   -                720
            Segment profit (loss)                             (124)                 70                (75)              (129)
            Total assets                                     39,555              1,087               1,241             41,883
            Capital expenditures                                 15                  -                   -                 15
</TABLE>



                                                      7 of 10

<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP
                  --------------------------------------------

                           FORM 10-QSB MARCH 31, 2001
                           --------------------------

Item 2.       MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATION

              The matters discussed in this Form 10-QSB contain certain
              forward-looking statements and involve risks and uncertainties
              (including changing market conditions, competitive and regulatory
              matters, etc.) detailed in the disclosures contained in this Form
              10-QSB and other filings with the Securities and Exchange
              Commission made by the Partnership from time to time. The
              discussion of the Partnership's liquidity, capital resources and
              results of operations, including forward-looking statements
              pertaining to such matters, does not take into account the effects
              of any changes to the Partnership's operations. Accordingly,
              actual results could differ materially from those projected in the
              forward-looking statements as a result of a number of factors,
              including those identified herein.

              This item should be read in conjunction with the consolidated
              financial statements and other items contained elsewhere in the
              report.

              Liquidity and Capital Resources

              The Registrant, through its effectively 99.9% ownership interest
              in 1999 Broadway LLC (the "Operating Company"), owns a 42-story
              office tower located in Denver, Colorado together with a parking
              garage located one and one-half blocks northeast of the office
              tower (collectively, the "Property"). The Operating Company
              generates rental revenue from the Property and is responsible for
              the Property's operating expenses as well as its administrative
              costs.

              The Registrant's level of liquidity based on cash and cash
              equivalents decreased by $765,000 during the three months ended
              March 31, 2001, as compared to December 31, 2000. The decrease is
              due to $582,000 of cash used in investing activities, $102,000 of
              cash used for mortgage principal payments (financing activities)
              and $81,000 of cash used in operating activities. Cash used in
              investing activities consisted of $413,000 of cash used for
              improvements to real estate, primarily tenant improvements,
              $99,000 of cash expended on leasing costs and commissions and an
              increase of $70,000 in restricted cash. The Property is
              approximately 88% leased as of March 31, 2001. At March 31, 2001,
              the Registrant had approximately $1,814,000 invested in money
              market accounts included in cash and cash equivalents.

              The sufficiency of existing liquid assets to meet future liquidity
              and capital expenditure requirements is directly related to the
              level of capital expenditures required at the Property to
              adequately maintain the physical assets and the other operating
              needs of the Operating Company. Such assets are currently thought
              to be sufficient for any near-term needs of the Operating Company.

              The General Partner periodically evaluates the Registrant's cash
              needs to determine if distributions can be made. Based on the
              retirement of the Preferred Units, current operations and
              anticipated cash needs, distributions may resume prior to the end
              of 2001.






                                     8 of 10


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                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP
                  --------------------------------------------

                           FORM 10-QSB MARCH 31, 2001
                           --------------------------

Item 2.       MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATION
              (CONTINUED)
              ---------------------------------------------------------

              Liquidity and Capital Resources (Continued)
              -------------------------------------------

              At this time, it appears that the original investment objective of
              capital growth from the inception of the Registrant will not be
              attained and that the limited partners will not receive a complete
              return of their invested capital. The extent to which invested
              capital is refunded to the limited partners is dependent upon the
              performance of the Property and the market in which it is located.

              Recently Issued Accounting Standards
              ------------------------------------

              The Financial Accounting Standards Board issued SFAS No. 137,
              "Accounting for Derivative Instruments and Hedging Activities -
              Deferral of the Effective Date of SFAS No. 133." The Statement
              deferred for one year the effective date of SFAS No. 133,
              "Accounting for Derivative Instruments and Hedging Activities".
              The Statement requires companies to recognize all derivatives on
              the balance sheet as assets or liabilities, measured at fair
              value. Gains or losses resulting from changes in the values of
              those derivatives would be accounted for depending on the use of
              the derivative and whether they qualify for hedge accounting. This
              Statement is effective for fiscal years beginning after June 15,
              2000. The Partnership believes that the effect of SFAS 133 on its
              financial statements will be immaterial.

              Results of Operations
              ---------------------

              Operating results, before non-operating income (expense) improved
              by $53,000 for the three months ended March 31, 2001, as compared
              to 2000, due to an increase in revenue of $218,000, which was
              partially offset by an increase in expenses of $165,000.

              Revenues increased by $218,000 for the three months ended March
              31, 2001, as compared to 2000, due to increases in rental income
              of $209,000 and in other income of $9,000. Rental income increased
              due to an increase in rental rates, which was partially offset by
              a decline in occupancy.

              Expenses increased by $165,000 for the three months ended March
              31, 2001, as compared to 2000, primarily due to increases in
              depreciation ($65,000), payroll and payroll expense reimbursements
              ($45,000), repairs and maintenance ($25,000) and management and
              other fees ($14,000), These increases were partially offset by
              decreases in real estate taxes ($19,000) and insurance ($5,000).
              Depreciation expense increased due to expenditures for tenant
              improvements made in connection with an increase in leasing
              activity in the previous two years.

              Interest income declined due to lower capital reserves available
              for investment and a slight decline in interest rates.

              Interest expense increased by $73,000 due to an increase in the
              outstanding balance of the loan in connection with the mortgage
              refinancing in October 2000. All other income and expense items,
              including the garage operation, remained relatively constant.

              Quantitative and Qualitative Disclosures of Market Risk
              -------------------------------------------------------

              The Registrant does not have any financial instruments that would
              expose it to market risk associated with the risk of loss arising
              from adverse changes in market rates and prices. The Registrant's
              mortgage note payable at December 31, 2000 is at a fixed rate of
              interest.
                                     9 of 10


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                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP
                  --------------------------------------------

                           FORM 10-QSB MARCH 31, 2001
                           --------------------------


                                   SIGNATURES
                                   ----------

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

          1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP
          --------------------------------------------

          BY:   WINTHROP FINANCIAL ASSOCIATES, A LIMITED PARTNERSHIP
                MANAGING GENERAL PARTNER


          BY:   /s/ Michael L. Ashner
                ----------------------------
                Michael L. Ashner
                Chief Executive Officer

          BY:   /s/ Thomas Staples
                ----------------------------
                Thomas Staples
                Chief Financial Officer




          DATED: May 15, 2001



















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