<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, 2003
                                                 --------------

                                       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)

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

      7 Bulfinch Place, Suite 500, P.O. Box 9507, Boston, Massachusetts                            02114-9507
--------------------------------------------------------------------------------   --------------------------------------------
                    (Address of principal executive office)                                        (Zip Code)
</TABLE>

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

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 18


<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2003

                         PART 1 - FINANCIAL INFORMATION

ITEM 1.  CONSOLIDATED FINANCIAL STATEMENTS

CONSOLIDATED BALANCE SHEETS (UNAUDITED)

<TABLE>
<CAPTION>
                                                                                     MARCH 31,        DECEMBER 31,
(In Thousands, Except Unit Data)                                                        2003              2002
                                                                                   ---------------   ---------------
<S>                                                                                <C>               <C>
Assets

Real estate, at cost:

Land                                                                               $        1,700    $        1,700
Buildings and improvements, net of accumulated
      depreciation of $26,373 (2003) and $25,856 (2002)                                    26,758            27,236
                                                                                   ---------------   ---------------

                                                                                           28,458            28,936
Other Assets:

Cash and cash equivalents                                                                   2,421             2,292
Restricted cash                                                                             3,226             3,175
Other assets                                                                                  476               519
Deferred rent receivable                                                                    2,351             2,295
Deferred costs, net of accumulated amortization
      of $2,609 (2003) and $2,510 (2002)                                                    2,085             2,173
                                                                                   ---------------   ---------------

         Total assets                                                              $       39,017     $      39,390
                                                                                   ===============   ===============

Liabilities and Partners' Deficit

Liabilities:

Mortgage loan payable                                                              $       49,086    $       49,204
Accrued interest payable                                                                      337               338
Accounts payable and accrued expenses                                                       1,173             1,278
Deferred lease termination fee                                                                661               743
Payable to related party                                                                      269               325
Security deposits                                                                             109               109
                                                                                   ---------------      ------------

         Total liabilities                                                                 51,635            51,997
                                                                                   ---------------   ---------------

Partners' Deficit:

Investor limited partners' deficit (460 units outstanding)                                (10,936)          (10,925)
General partner's deficit                                                                  (1,682)           (1,682)
                                                                                   ---------------   ---------------

         Total Partners' Deficit                                                          (12,618)          (12,607)
                                                                                   ---------------   ---------------

         Total Liabilities and Partners' Deficit                                   $       39,017     $      39,390
                                                                                   ===============   ===============
</TABLE>



                 See notes to consolidated financial statements.



                                    2 of 18
<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2003


CONSOLIDATED STATEMENTS OF OPERATIONS (UNAUDITED)

<TABLE>
<CAPTION>
                                                                                     FOR THE THREE MONTHS ENDED
                                                                                     MARCH 31,        MARCH 31,
(IN THOUSANDS, EXCEPT UNIT DATA)                                                       2003             2002
                                                                                   -------------    -------------
<S>                                                                                <C>              <C>
Revenues:

      Rental                                                                       $      2,847     $      2,911
      Other                                                                                  68              174
                                                                                   -------------    -------------

         Total revenues                                                                   2,915            3,085
                                                                                   -------------    -------------

Expenses:

      Real estate taxes                                                                     210              203
      Payroll and payroll expense reimbursements                                            171              174
      Operating expenses                                                                    153              176
      Repairs and maintenance                                                               280              304
      Utilities                                                                             229              235
      Management and other fees                                                             204              209
      General and administrative costs                                                       23               32
      Insurance                                                                              68               36
      Depreciation                                                                          517              618
      Amortization                                                                           90              124
                                                                                   -------------    -------------

         Total expenses                                                                   1,945            2,111
                                                                                   -------------    -------------

Operating income                                                                            970              974

Non-operating income (expense):
      Interest income                                                                         7               12
      Interest expense                                                                     (988)            (996)
                                                                                   -------------    -------------

Net loss                                                                           $        (11)    $        (10)
                                                                                   =============    =============

Net loss allocated:

      General Partner                                                              $         -      $         -

      Investor Limited Partners                                                            (11)             (10)
                                                                                   -------------    -------------

                                                                                   $        (11)    $        (10)
                                                                                   =============    =============

Net loss allocated per unit:

      Investor Limited Partners                                                    $     (23.91)    $     (21.74)
                                                                                   =============    =============
</TABLE>




                 See notes to consolidated financial statements.


                                    3 of 18
<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2003


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 - December 31, 2002                                  460   $      (10,925)     $        (1,682)    $       (12,607)

Net loss                                                       -              (11)                   -                 (11)
                                                 ----------------  ---------------     ----------------    ----------------

Balance - March 31, 2003                                     460   $      (10,936)     $        (1,682)    $       (12,618)
                                                 ================  ===============     ================    ================
</TABLE>






See notes to consolidated financial statements.



                                    4 of 18
<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2003


CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED)

<TABLE>
<CAPTION>
(IN THOUSANDS)                                                                     FOR THE THREE MONTHS ENDED
                                                                                     MARCH 31,     MARCH 31,
                                                                                       2003            2002
                                                                                   ------------    ------------
<S>                                                                                <C>             <C>
Cash Flows from Operating Activities:

Net loss                                                                           $       (11)    $       (10)
Adjustments to reconcile net loss to net cash provided by
operating activities:
      Depreciation and amortization                                                        616             751
      Amortization of deferred lease termination fee                                       (82)              -
      Deferred rent receivable                                                             (56)           (177)
      Changes in assets and liabilities:
         Other assets                                                                       43              73
         Accrued interest payable                                                           (1)             -
         Accounts payable, accrued expenses, payable
           to related party and security deposits                                         (161)           (343)
                                                                                   ------------    ------------

Net cash provided by operating activities                                                  348             294
                                                                                   ------------    ------------

Cash Flows from Investing Activities:

      Additions to buildings and improvements                                              (39)           (418)
      Restricted cash                                                                      (51)            (41)
      Deferred costs                                                                       (11)             (2)
                                                                                   ------------    ------------

Cash used in investing activities                                                         (101)           (461)
                                                                                   ------------    ------------

Cash Flows from Financing Activities:

      Distribution to Partners                                                               -             (67)
      Principal payments on mortgage loan                                                 (118)           (110)
                                                                                   ------------    ------------

Cash used in financing activities                                                         (118)           (177)
                                                                                   ------------    ------------

Net Increase (Decrease) in Cash and Cash Equivalents                                       129            (344)

Cash and Cash Equivalents, Beginning of Period                                           2,292           2,916
                                                                                   ------------    ------------

Cash and Cash Equivalents, End of Period                                           $     2,421     $     2,572
                                                                                   ============    ============

Supplemental Disclosure of Cash Flow Information:
      Cash Paid For Interest                                                       $       980     $       987
                                                                                   ============    ============
</TABLE>



                 See notes to consolidated financial statements.



                                    5 of 18
<PAGE>
                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2003

                   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 Investor Partnership's Annual Report on
         Form 10-KSB for the year ended December 31, 2002.

         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, 2002 was
         derived from audited financial statements at such date.

         The results of operations for the three months ended March 31, 2003 and
         2002 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, 2003 and 2002,
                  management fees of $147,000 and $156,000, respectively, were
                  incurred.

         b.       The Investor 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 $226,000 per annum. Fees
                  of $57,000 and $53,000 were paid or accrued during the periods
                  ended March 31, 2003 and 2002, 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 $3,000 and $17,000 were incurred during the three months
                  ended March 31, 2003 and 2002, respectively, and have been
                  capitalized to the cost of buildings and improvements.

         d.       In March 2002, the General Partner received a $1,000
                  distribution of cash flow from operations. No distributions
                  were made during the three months ended March 31, 2003.



                                    6 of 18
<PAGE>
                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2003

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


3.       ALLOCATION OF LOSS AND DISTRIBUTION OF CASH FLOW

         In accordance with the partnership agreement losses are allocated 1% to
         the General Partner and 99% to the Limited Partners. Net income is
         allocated 3% to the General Partner and 97% to the limited partners.
         Cash flow is distributed 99% to the limited partners and 1% to the
         General Partner until the limited partners have received an amount
         equal to an annual 6% per annum noncumulative, noncompounded return on
         their invested capital and the balance, if any, 97% to the limited
         partners, and 3% to the General Partner.

4.       PARTNERS DISTRIBUTION

         During March 2002, the Partnership distributed $66,000 ($143.48 per
         unit) of cash from operations to the limited partners and $1,000 to the
         General Partner. No distributions were made during the three months
         ended March 31, 2003.

5.       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, 2003 and 2002
         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
                                   --------       ---------      -------       --------
2003
<S>                                <C>            <C>             <C>          <C>
Rental income                      $  2,847       $   --          $ --         $  2,847
Other income                              8             60          --               68
Interest income                           6           --               1              7
Interest expense                        956             32          --              988
Depreciation and amortization           595             12          --              607
Segment profit (loss)                    36             16           (63)           (11)
Total assets                         36,981            949         1,087         39,017
Capital expenditures                     39           --            --               39

2002

Rental income                      $  2,911       $   --          $ --         $  2,911
Other income                             28            146          --              174
Interest income                          12           --            --               12
Interest expense                        964             32          --              996
Depreciation and amortization           730             12          --              742
Segment profit (loss)                   (47)           102           (65)           (10)
Total assets                         39,236            994           247         40,477
Capital expenditures                    418           --            --              418

</TABLE>

                                    7 of 18
<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2003

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.

         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
         increased by $129,000 for the three months ended March 31, 2003, as
         compared to December 31, 2002. The increase is due to $348,000 of cash
         provided by operating activities, which was partially offset by
         $101,000 of cash used in investing activities and $118,000 of cash used
         for principal payments on the mortgage loan (financing activities).
         Cash used in investing activities consisted of $39,000 of cash used for
         improvements to real estate, primarily tenant improvements, $11,000 of
         cash expended on leasing costs and commissions and an increase of
         $51,000 in restricted cash. In April 2003, the Registrant received
         $900,000 in cash from the restricted cash accounts held by the lender.
         The Property is approximately 86% leased as of March 31, 2003 as
         compared to 95% at March 31, 2002. At March 31, 2003, the Registrant
         had $2,421,000 in cash and cash equivalents, of which approximately
         $2,065,000 was invested primarily in money market mutual funds.

         The Property has a heavy concentration of tenants in the technology and
         telecommunications industries, both of which have been experiencing
         severe decline. Notably, Lucent Technologies, which leases in excess of
         10% of the Property, has vacated its space and is marketing it for
         sublease. Although its lease is not scheduled to expire until 2005, its
         recent financial reports indicate that the company is experiencing
         financial difficulties. In the event that Lucent Technologies files for
         bankruptcy, there is a substantial likelihood that its lease with the
         Partnership would be rejected. Further, Encoda (formerly JDS Columbine)
         has placed two floors of its space in the sublease market. Because of
         the recent decline in the Denver real estate market, as leases expire
         the Partnership may be unable to find a new tenant or tenants at rental
         rates sufficient to generate cash flow in excess of its debt service
         obligations.

         The Partnership's only significant critical accounting policy relates
         to the evaluation of the fair value of real estate. The Partnership
         evaluates the need for an impairment loss on its real estate assets
         when indicators of impairment are present and the undiscounted cash
         flows are not sufficient to recover the asset's carrying amount. The
         impairment loss is measured by comparing the fair value of the asset to
         its carrying amount. The evaluation of the fair value of real estate is
         an estimate that is susceptible to change and actual results could
         differ from those estimates.





                                    8 of 18
<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2003


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

         Liquidity and Capital Resources (Continued)

         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 and long-term needs of the Operating Company. As of March 31,
         2003, the Partnership made no distributions to the partners.

         The Registrant could be affected by declining economic conditions as a
         result of various factors that affect the real estate business
         including the financial condition of tenants, competition, and
         increased operating costs, including insurance costs.

         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

         In April 2002, the FASB issued SFAS No. 145, "Rescission of FASB
         Statements No. 4, 44, and 64, Amendment of FASB Statement No. 13 and
         Technical Corrections," which updates, clarifies and simplifies
         existing accounting pronouncements. In part, this statement rescinds
         SFAS No. 4, "Reporting Gains and Losses from Extinguishment of Debt."
         FASB No. 145 will be effective for fiscal years beginning after May 15,
         2002. Upon adoption, enterprises must reclassify prior period items
         that do not meet the extraordinary item classification criteria in APB
         Opinion No. 30. This statement had no effect on the Partnership's
         financial statements.

         In July 2002, the FASB issued SFAS No. 146, "Accounting for Costs
         Associated with Exit or Disposal Activities." SFAS No. 146 requires
         companies to recognize costs associated with exit or disposal
         activities when they are incurred rather than at the date of a
         commitment to an exit or disposal plan. Examples of costs covered by
         the standard include lease termination costs and certain employee
         severance costs that are associated with a restructuring, discontinued
         operation, plant closing or other exit or disposal activity. SFAS No.
         146 is effective prospectively for exit and disposal activities
         initiated after December 31, 2002, with earlier adoption encouraged
         This statement had no effect on the Partnership's financial statements.

         In November 2002, the FASB issued Interpretation No. 45, Guarantors'
         Accounting and Disclosure Requirements for Guarantees, Including
         Indirect Guarantees of Indebtedness of Others. The Interpretation
         elaborates on the disclosures to be made by a guarantor in its
         financial statements about its obligations under certain guarantees
         that it has issued. It also clarifies that a guarantor is required to
         recognize, at the inception of a guarantee, a liability for the fair
         value of the obligation undertaken in issuing the guarantee. This
         Interpretation does not prescribe a specific approach for subsequently
         measuring the guarantor's recognized liability over the term of the
         related guarantee. The disclosure provisions of this Interpretation are
         effective for the Partnership's December 31, 2002 financial statements.
         The initial recognition and initial measurement provisions of this
         Interpretation are applicable on a prospective basis to guarantees
         issued or modified after December 31, 2002. This Interpretation had no
         effect on the Partnership's financial statements.

                                    9 of 18
<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2003

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

         Recently Issued Accounting Standards

         In January 2003, the FASB issued Interpretation No. 46, Consolidation
         of Variable Interest Entities. This Interpretation clarifies the
         application of existing accounting pronouncements to certain entities
         in which equity investors do not have the characteristics of a
         controlling financial interest or do not have sufficient equity at risk
         for the entity to finance its activities without additional
         subordinated financial support from other parties. The provisions of
         the Interpretation will be immediately effective for all variable
         interests in variable interest entities created after January 31, 2003,
         and the Partnership will need to apply its provisions to any existing
         variable interests in variable interest entities by no later than
         December 31, 2004. The Partnership does not expect that this
         Interpretation will have an impact on the Partnership's consolidated
         financial statements.

         In April 2003, the FASB issued SFAS No. 149, "Amendment of SFAS No. 133
         on Derivative Instruments and Hedging Activities." This statement
         amends and clarifies financial accounting and reporting for derivative
         instruments, including certain derivative instruments embedded in other
         contracts (collectively referred to as derivatives) and for hedging
         activities under SFAS No. 133, "Accounting for Derivative Instruments
         and Hedging Activities." The changes in this statement improve
         financial reporting by requiring that contracts with comparable
         characteristics be accounted for similarly. In particular, this
         statement (1) clarifies under what circumstances a contract with an
         initial net investment meets the characteristic of a derivative
         discussed in SFAS No. 133, (2) clarifies when a derivative contains a
         financing component, (3) amends the definition of an underlying to
         conform it to language used in FASB Interpretation No. 45, and (4)
         amends certain other existing pronouncements. Those changes will result
         in more consistent reporting of contracts as either derivatives or
         hybrid instruments. This statement is effective for contracts entered
         into or modified after June 30, 2003, and for hedging relationships
         designated after June 30, 2003. The guidance should be applied
         prospectively. The provisions of this statement that relate to SFAS No.
         133 implementation issues that have been effective for fiscal quarters
         that began prior to June 15, 2003, should continue to be applied in
         accordance with their respective effective dates. In addition, certain
         provisions relating to forward purchases or sales of when-issued
         securities or other securities that do not yet exist, should be applied
         to existing contracts as well as new contracts entered into after June
         30, 2003. The Partnership does not expect that this statement will have
         an impact on the Partnership's financial statements.

         Results of Operations

         Net loss for the three months ended March 31, 2003 was $11,000 as
         compared to a net loss of $10,000 for the three months ended March 31,
         2002. Operating results, before non-operating income (expense)
         decreased by $4,000 for the three months ended March 31, 2003, as
         compared to 2002, due to a decrease in revenues of $170,000, which was
         substantially offset by a decrease in expenses of $166,000.

         Revenue decreased by $170,000 for the three months ended March 31,
         2003, as compared to 2002, due to a decrease in rental income of
         $64,000 and other income of $106,000. Rental income decreased due to a
         decrease in occupancy which was slightly offset by an increase in
         rental rates. Other income decreased due to reduced occupancy, which
         affected the volume of other billable services provided by the
         Property, including the Garage operation.





                                    10 of 18
<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2003



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

         Results of Operations (Continued)

         Expenses decreased by $166,000 for the three months ended March 31,
         2003, as compared to 2002, primarily due to decreases in repairs and
         maintenance ($24,000), depreciation ($101,000), operating expenses
         ($23,000), payroll and payroll expense reimbursements ($3,000), general
         and administrative costs ($9,000), amortization ($34,000), utilities
         ($6,000) and management and other fees ($5,000). These decreases were
         slightly offset by increases in insurance ($32,000) and real estate
         taxes ($7,000).

         Interest income declined primarily due to a decline in interest rates
         and lower cash balances available for investments. Interest expense
         decreased by $8,000 due to a decrease in the outstanding balance of the
         loan.

         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 March 31, 2003 is at a fixed rate of interest.

ITEM 3.  CONTROLS AND PROCEDURES

         The Registrant's principal executive officer and principal financial
         officer have, within 90 days of the filing date of this quarterly
         report, evaluated the effectiveness of the Registrant's disclosure
         controls and procedures (as defined in Exchange Act Rules 13(a) - 14
         (c)) and have determined that such disclosure controls and procedures
         are adequate. There have been no significant changes in the
         Registrant's internal controls or in other factors that could
         significantly affect such internal controls since the date of
         evaluation. Accordingly, no corrective actions have been taken with
         regard to significant deficiencies or material weaknesses.


                                    11 of 18
<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2003


PART II - OTHER INFORMATION


ITEM 6.   EXHIBITS AND REPORTS ON FORM 8-K.

          (a)  Exhibits:

                99.1   Certification Pursuant to Section 906 of the
                       Sarbanes-Oxley Act of 2002.


          (b)  Reports on Form 8-K:

               No reports on Form 8-K were filed during the period ended
               March 31, 2003.



                                    12 of 18
<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2003

                                   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, 2003









                                    13 of 18
<PAGE>
                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2003


                                 CERTIFICATIONS

         I, Michael L. Ashner, certify that:

1.       I have reviewed this quarterly report on Form 10-QSB of 1999 Broadway
         Associates Limited Partnership;

2.       Based on my knowledge, this quarterly report does not contain any
         untrue statement of a material fact or omit to state a material fact
         necessary to make the statements made, in light of the circumstances
         under which such statements were made, not misleading with respect to
         the period covered by this quarterly report;

3.       Based on my knowledge, the financial statements, and other financial
         information included in this quarterly report, fairly present in all
         material respects the financial condition, results of operations and
         cash flows of the Registrant as of, and for, the periods presented in
         this quarterly report;

4.       The Registrant's other certifying officers and I are responsible for
         establishing and maintaining disclosure controls and procedures (as
         defined in Exchange Act Rules 13a-14 and 15d-14) for the Registrant and
         have:

         a) designed such disclosure controls and procedures to ensure that
            material information relating to the Registrant is made known to us,
            particularly during the period in which this quarterly report is
            being prepared:

         b) evaluated the effectiveness of the Registrant's disclosure controls
            and procedures as of a date within 90 days prior to the filing date
            of this quarterly report (the "Evaluation Date"); and

         c) presented in this quarterly report our conclusions about the
            effectiveness of the disclosure controls and procedures on our
            evaluation as of the Evaluation Date;

5.       The Registrant's other certifying officers and I have disclosed, based
         on our most recent evaluation, to the Registrant's auditors and the
         audit committee of Registrant's board of directors (or persons
         performing the equivalent functions):

         a) all significant deficiencies in the design or operation of internal
            controls which could adversely affect the Registrant's ability to
            record, process, summarize and report financial data and have
            identified for the Registrant's auditors any material weaknesses in
            internal controls; and

         b) any fraud, whether or not material, that involves management or
            other employees who have a significant role in the Registrant's
            internal controls; and


                                    14 of 18
<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2003


6.       The Registrant's other certifying officers and I have indicated in this
         quarterly report whether there were significant changes in internal
         controls or in other factors that could significantly affect internal
         controls subsequent to the date of our most recent evaluation,
         including any corrective actions with regard to significant
         deficiencies and material weaknesses.







Date: May 15, 2003                          /s/ Michael L. Ashner
                                            ---------------------
                                            Michael L. Ashner
                                            Chief Executive Officer





                                    15 of 18
<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2003



                                 CERTIFICATIONS

         I, Thomas Staples, certify that:

1.       I have reviewed this quarterly report on Form 10-QSB of 1999 Broadway
         Associates Limited Partnership;

2.       Based on my knowledge, this quarterly report does not contain any
         untrue statement of a material fact or omit to state a material fact
         necessary to make the statements made, in light of the circumstances
         under which such statements were made, not misleading with respect to
         the period covered by this quarterly report;

3.       Based on my knowledge, the financial statements, and other financial
         information included in this quarterly report, fairly present in all
         material respects the financial condition, results of operations and
         cash flows of the Registrant as of, and for, the periods presented in
         this quarterly report;

4.       The Registrant's other certifying officers and I are responsible for
         establishing and maintaining disclosure controls and procedures (as
         defined in Exchange Act Rules 13a-14 and 15d-14) for the Registrant and
         have:

         a) designed such disclosure controls and procedures to ensure that
            material information relating to the Registrant is made known to us,
            particularly during the period in which this quarterly report is
            being prepared:

         b) evaluated the effectiveness of the Registrant's disclosure controls
            and procedures as of a date within 90 days prior to the filing date
            of this quarterly report (the "Evaluation Date"); and

         c) presented in this quarterly report our conclusions about the
            effectiveness of the disclosure controls and procedures on our
            evaluation as of the Evaluation Date;

5.       The Registrant's other certifying officers and I have disclosed, based
         on our most recent evaluation, to the Registrant's auditors and the
         audit committee of Registrant's board of directors (or persons
         performing the equivalent functions):

         a) all significant deficiencies in the design or operation of internal
            controls which could adversely affect the Registrant's ability to
            record, process, summarize and report financial data and have
            identified for the Registrant's auditors any material weaknesses in
            internal controls; and

         b) any fraud, whether or not material, that involves management or
            other employees who have a significant role in the Registrant's
            internal controls; and


                                    16 of 18
<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2003


6.       The Registrant's other certifying officers and I have indicated in this
         quarterly report whether there were significant changes in internal
         controls or in other factors that could significantly affect internal
         controls subsequent to the date of our most recent evaluation,
         including any corrective actions with regard to significant
         deficiencies and material weaknesses.







Date: May 15, 2003                   /s/ Thomas Staples
                                     -----------------------
                                     Thomas Staples
                                     Chief Financial Officer







                                    17 of 18
<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2003


                                                                    EXHIBIT 99.1



                            CERTIFICATION PURSUANT TO
                  SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002


         In connection with the Quarterly Report of 1999 Broadway Associates
Limited Partnership (the "Partnership"), on Form 10-QSB for the quarterly period
ended March 31, 2003, as filed with the Securities and Exchange Commission on
the date hereof (the "Report"), the undersigned, in the capacities and on the
date indicated below, hereby certifies pursuant to 18 U.S.C. Section 1350, as
adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that: (1) the
Report fully complies with the requirements of Section 13(a) or 15(d) of the
Securities and Exchange Act of 1934; and (2) the information contained in the
Report fairly presents, in all material respects, the financial condition and
results of operations of the Partnership.



Date: May 15, 2003                              /s/ Michael L. Ashner
                                                ---------------------
                                                Michael L. Ashner
                                                Chief Executive Officer




Date: May 15, 2003                              /s/ Thomas Staples
                                                ------------------
                                                Thomas Staples
                                                Chief Financial Officer




                                    18 of 18