<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 June 30, 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)


7 Bulfinch Place, Suite 500, Boston, MA                 02114-9507
---------------------------------------     ------------------------------------
(Address of principal executive office)                 (Zip Code)

        Registrant's telephone number, including area code (617)-570-4600
                                                          -----------------

           Five Cambridge Center, 9th Floor, Cambridge, MA 02142-1493
     -----------------------------------------------------------------------
              (Former name, former address and former fiscal year,
                          if changed since last report)

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 12


<PAGE>

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

                            FORM 10-QSB JUNE 30, 2001
                            -------------------------

                         PART 1 - FINANCIAL INFORMATION
                         ------------------------------

ITEM 1.  CONSOLIDATED FINANCIAL STATEMENTS

<TABLE>
<CAPTION>
CONSOLIDATED BALANCE SHEETS (UNAUDITED)
                                                                                         JUNE 30,          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 $22,064 (2001) and $20,711 (2000)                                          29,808                 30,478
                                                                                      ---------------   --------------------
                                                                                              31,508                 32,178
Other Assets:

Cash and cash equivalents                                                                      2,120                  3,201
Restricted cash                                                                                1,528                  1,383
Other assets                                                                                     385                    777
Deferred rent receivable                                                                       1,734                  1,360
Deferred costs, net of accumulated amortization
   of $1,794 (2001) and $2,083 (2000)                                                          2,359                  2,524
                                                                                      ---------------   --------------------
         Total assets                                                                 $       39,634    $            41,423
                                                                                      ===============   ====================
Liabilities and Partners' Capital

Liabilities:

Mortgage loan payable                                                                 $       49,781    $            49,966
Accrued interest payable                                                                         331                    332
Accounts payable and accrued expenses                                                            937                  2,441
Payable to related party                                                                         407                    293
Security deposits                                                                                156                    182
                                                                                      ---------------   --------------------
         Total liabilities                                                                    51,612                 53,214
                                                                                      ---------------   --------------------
Partners' Capital:

Investor limited partners' capital (460 units outstanding)                                   (10,302)               (10,117)
General partner's deficit                                                                     (1,676)                (1,674)
                                                                                      ---------------   --------------------
         Total Partners' Capital                                                             (11,978)               (11,791)
                                                                                      ---------------   --------------------
         Total Liabilities and Partners' Capital                                      $       39,634    $            41,423
                                                                                      ===============   ====================
</TABLE>

                 See notes to consolidated financial statements.

                                     2 of 12

<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP
                  --------------------------------------------
                            FORM 10-QSB JUNE 30, 2001
                            -------------------------

<TABLE>
<CAPTION>
CONSOLIDATED STATEMENTS OF OPERATIONS (UNAUDITED)                                           FOR THE SIX MONTHS ENDED
                                                                                          JUNE 30,            JUNE 30,
(IN THOUSANDS, EXCEPT UNIT DATA)                                                            2001                2000
                                                                                      ---------------   --------------------
<S>                                                                                  <C>               <C>
Revenues:

      Rental                                                                          $        5,439    $             4,889
      Other                                                                                      379                    426
                                                                                      ---------------   --------------------
         Total revenues                                                                        5,818                  5,315
                                                                                      ---------------   --------------------
Expenses:

      Real estate taxes                                                                          353                    371
      Payroll and payroll expense reimbursements                                                 340                    272
      Operating expenses                                                                         329                    298
      Repairs and maintenance                                                                    461                    448
      Utilities                                                                                  462                    423
      Management and other fees                                                                  374                    353
      General and administrative costs                                                            70                     60
      Insurance                                                                                   35                     53
      Depreciation                                                                             1,353                  1,252
      Amortization                                                                               250                    234
                                                                                      ---------------   --------------------
         Total expenses                                                                        4,027                  3,764
                                                                                      ---------------   --------------------
Operating income                                                                               1,791                  1,551

Non-operating income (expense):
      Interest income                                                                             48                    114
      Interest expense                                                                        (2,026)                (1,886)
                                                                                      ---------------   --------------------
Net loss                                                                              $         (187)   $              (221)
                                                                                      ===============   ====================
Net loss allocated:

      General Partners                                                                $           (2)   $                (2)

      Investor Limited Partners                                                                 (185)                  (219)
                                                                                      ---------------   --------------------
                                                                                      $         (187)   $              (221)
                                                                                      ===============   ====================
Net loss allocated per unit:

      Investor Limited Partners                                                       $       402.17    $           (476.09)
                                                                                      ===============   ====================
Distribution Per Preferred Unitholder                                                 $            -    $          3,260.87
                                                                                      ===============   ====================
</TABLE>

                 See notes to consolidated financial statements.

                                     3 of 12

<PAGE>

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

                            FORM 10-QSB JUNE 30, 2001
                            -------------------------
<TABLE>
<CAPTION>
CONSOLIDATED STATEMENTS OF OPERATIONS (UNAUDITED)                                          FOR THE THREE MONTHS ENDED
                                                                                          JUNE 30,            JUNE 30,
(IN THOUSANDS, EXCEPT UNIT DATA)                                                            2001               2000
                                                                                      ---------------   --------------------
<S>                                                                                   <C>               <C>
Revenues:

      Rental                                                                          $        2,821    $             2,480
      Other                                                                                      185                    241
                                                                                      ---------------   --------------------
         Total revenues                                                                        3,006                  2,721
                                                                                      ---------------   --------------------
Expenses:

      Real estate taxes                                                                          176                    175
      Payroll and payroll expense reimbursements                                                 174                    151
      Operating expenses                                                                         166                    138
      Repairs and maintenance                                                                    225                    237
      Utilities                                                                                  232                    208
      Management and other fees                                                                  186                    179
      General and administrative costs                                                            39                     38
      Insurance                                                                                   18                     31
      Depreciation                                                                               679                    643
      Amortization                                                                               126                    123
                                                                                      ---------------   --------------------
         Total expenses                                                                        2,021                  1,923
                                                                                      ---------------   --------------------
Operating income                                                                                 985                    798

Non-operating income (expense):
      Interest income                                                                             17                     55
      Interest expense                                                                        (1,012)                  (945)
                                                                                      ---------------   --------------------
Net loss                                                                              $          (10)   $               (92)
                                                                                      ===============   ====================
Net loss allocated:

      General Partners                                                                $            -    $                (1)

      Investor Limited Partners                                                                  (10)                   (91)
                                                                                      ---------------   --------------------
                                                                                      $          (10)   $               (92)
                                                                                      ===============   ====================
Net loss allocated per unit:

      Investor Limited Partners                                                       $       (21.74)   $           (197.83)
                                                                                      ===============   ====================

      Distribution Per Preferred Unitholder                                           $            -    $          3,260.87
                                                                                      ===============   ====================
</TABLE>

                 See notes to consolidated financial statements.

                                     4 of 12

<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP
                  --------------------------------------------
                            FORM 10-QSB JUNE 30, 2001
                            -------------------------

CONSOLIDATED STATEMENT OF PARTNERS' CAPITAL (UNAUDITED)

(IN THOUSANDS, EXCEPT UNIT DATA)

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

Net loss                                           -                (185)                  (2)              (187)
                                      ---------------     ---------------     ----------------    ---------------

Balance - June 30, 2001                          460      $      (10,302)     $        (1,676)    $      (11,978)
                                      ===============     ===============     ================    ===============
</TABLE>


                 See notes to consolidated financial statements.

                                     5 of 12


<PAGE>

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

                            FORM 10-QSB JUNE 30, 2001
                            -------------------------

CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED)

<TABLE>
<CAPTION>
(IN THOUSANDS)                                                                              FOR THE SIX MONTHS ENDED
                                                                                          JUNE 30,            JUNE 30,
                                                                                            2001                2000
                                                                                      ---------------   --------------------
<S>                                                                                  <C>                <C>
Cash Flows from Operating Activities:

Net loss                                                                              $         (187)   $              (221)
Adjustments to reconcile net loss to net cash provided by
 operating activities:
      Depreciation and amortization                                                            1,620                  1,602
      Deferred rent receivable                                                                  (374)                  (108)

      Changes in assets and liabilities:
         Other assets                                                                            392                    (14)
         Accrued interest payable                                                                 (1)                     6
         Accounts payable, accrued expenses, payable
           to related party and security deposits                                             (1,416)                  (971)
                                                                                      ---------------   --------------------

Net cash provided by operating activities                                                         34                    294
                                                                                      ---------------   --------------------
Cash Flows from Investing Activities:

      Additions to buildings and improvements                                                   (683)                  (213)
      Increase in restricted cash                                                               (145)                   (52)
      Deferred lease costs                                                                      (102)                  (177)
                                                                                      ---------------   --------------------
Cash used in investing activities                                                               (930)                  (442)
                                                                                      ---------------   --------------------
Cash Flows from Financing Activities:

      Principal payments on mortgage loan                                                       (185)                     -
      Distribution to partners                                                                     -                 (1,501)
                                                                                      ---------------   --------------------
Cash used in financing activities                                                               (185)                (1,501)
                                                                                      ---------------   --------------------
Net decrease in Cash and Cash Equivalents                                                     (1,081)                (1,649)

Cash and Cash Equivalents, Beginning of Period                                                 3,201                  3,194
                                                                                      ---------------   --------------------
Cash and Cash Equivalents, End of Period                                              $        2,120    $             1,545
                                                                                      ===============   ====================
Supplemental Disclosure of Cash Flow Information:

      Cash Paid For Interest                                                          $        2,010    $             1,764
                                                                                      ===============   ====================
</TABLE>


                 See notes to consolidated financial statements.

                                     6 of 12

<PAGE>


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

                            FORM 10-QSB JUNE 30, 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 six and three months ended June 30,
         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 six months ended June 30, 2001 and 2000,
                  management fees of $274,000 and $258,000, 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 $100,000
                  and $95,000 were paid or accrued during the periods ended June
                  30, 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 $32,000 and $10,000 were incurred during the six months
                  ended June 30, 2001 and 2000, respectively, and have been
                  capitalized to the cost of buildings and improvements.



                                     7 of 12


<PAGE>


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

                            FORM 10-QSB JUNE 30, 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 were outstanding, losses were 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 six months ended June 30, 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                                  $          5,439   $              -    $              -   $         5,439
Other income                                                 92                287                   -               379
Interest income                                              38                  -                  10                48
Interest expense                                          1,959                 67                   -             2,026
Depreciation and amortization                             1,580                 23                   -             1,603
Segment profit (loss)                                      (264)               197                (120)             (187)
Total assets                                             38,103              1,029                 502            39,634
Capital expenditures                                        683                  -                   -               683

2000

Rental income                                  $          4,889   $              -    $              -   $          4,889
Other income                                                162                264                   -                426
Interest income                                              87                  -                  27                114
Interest expense                                          1,821                 65                   -              1,886
Depreciation and amortization                             1,463                 23                   -              1,486
Segment profit (loss)                                     (314)                176                (83)              (221)
Total assets                                             37,859              1,075                 612             39,546
Capital expenditures                                        213                  -                   -                213
</TABLE>


                                     8 of 12


<PAGE>


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

                            FORM 10-QSB JUNE 30, 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 Registrant from time to time. The
              discussion of the Registrant'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 Registrant'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 $1,081,000 during the six months ended
              June 30, 2001, as compared to December 31, 2000. The decrease is
              due to $930,000 of cash used in investing activities and $185,000
              of cash used for mortgage principal payments (financing
              activities), which was slightly offset by $34,000 of cash provided
              by operating activities. Cash used in investing activities
              consisted of $683,000 of cash used for improvements to real
              estate, primarily tenant improvements, $102,000 of cash expended
              on leasing costs and commissions and an increase of $145,000 in
              restricted cash. The Property is approximately 97% and 90% leased
              as of June 30, 2001 and 2000, respectively. At June 30, 2001, the
              Registrant had approximately $1,315,000 invested in interest
              bearing 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.



                                     9 of 12


<PAGE>

                   1999 BROADWAY ASSOCIATES LIMITED REGISTRANT
                   -------------------------------------------

                            FORM 10-QSB JUNE 30, 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 ("FASB") issued Statement
           of Financial Accounting Standards ("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 was
           effective for fiscal years beginning after June 15, 2000. There
           was no effect from this Statement on the Registrant's financial
           statements.

           In July 2001, the FASB issued SFAS No. 141 "Business Combinations".
           SFAS No. 141 requires that all business combinations be accounted for
           under the purchase method of accounting. SFAS No. 141 also changes
           the criteria for the separate recognition of intangible assets
           acquired in a business combination. SFAS No. 141 is effective for all
           business combinations initiated after June 30, 2001. This statement
           will not affect the Registrant's financial statements.

           In July 2001, the FASB issued SFAS No. 142, "Goodwill and Other
           Intangible Assets". SFAS No. 142 addresses accounting and
           reporting for intangible assets acquired, except for those
           acquired in a business combination. SFAS No. 142 presumes that
           goodwill and certain intangible assets have indefinite useful
           lives. Accordingly, goodwill and certain intangibles will not be
           amortized but rather will be tested at least annually for
           impairment. SFAS No. 142 also addresses accounting and reporting for
           goodwill and other intangible assets subsequent to their acquisition.
           SFAS No. 142 is effective for fiscal years beginning after December
           15, 2001. This statement will not have a material effect on the
           Registrant's financial statements.

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

           Operating results, before non-operating income (expense) improved
           by $240,000 for the six months ended June 30, 2001, as compared to
           2000, due to an increase in revenue of $503,000, which was
           partially offset by an increase in expenses of $263,000. Operating
           results, before non-operating income (expense) improved by
           $187,000 for the three months ended June 30, 2001, as compared to
           2000.

           Revenues increased by $503,000 for the six months ended June 30,
           2001, as compared to 2000, due to an increase in rental income of
           $550,000 which was partially offset by a decrease in other income
           of $47,000. Rental income increased due to increases in rental
           rates and occupancy.

                                    10 of 12


<PAGE>


                   1999 BROADWAY ASSOCIATES LIMITED REGISTRANT
                   -------------------------------------------

                            FORM 10-QSB JUNE 30, 2001
                            -------------------------

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

           Expenses increased by $263,000 for the six months ended June 30,
           2001, as compared to 2000, primarily due to increases in
           depreciation ($101,000), amortization ($16,000), payroll and
           payroll expense reimbursements ($68,000), operating expenses
           ($31,000), utilities ($39,000), repairs and maintenance ($13,000)
           and management and other fees ($21,000). These increases were
           partially offset by a decrease in real estate tax expense
           ($18,000) and insurance expense ($18,000). 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 $140,000 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.

Item 3.    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 June 30, 2001 is at a fixed rate of
           interest.







                                    11 of 12


<PAGE>


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

                            FORM 10-QSB JUNE 30, 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: August 14, 2001











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