<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, 2002
                                                 --------------

                                       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>
<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 12


<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2002

                         PART 1 - FINANCIAL INFORMATION


ITEM 1.  CONSOLIDATED FINANCIAL STATEMENTS

CONSOLIDATED BALANCE SHEETS (UNAUDITED)

<TABLE>
<CAPTION>

                                                                 MARCH 31,             DECEMBER 31,
(IN THOUSANDS, EXCEPT UNIT DATA)                                   2002                   2001
                                                                ----------            -------------
<S>                                                            <C>                    <C>
Assets

Real estate, at cost:

Land                                                            $    1,700             $    1,700
Buildings and improvements, net of accumulated
      depreciation of $23,982 (2002) and $23,364 (2001)             28,675                 28,875
                                                                ----------             ----------

                                                                    30,375                 30,575
Other Assets:

Cash and cash equivalents                                            2,572                  2,916
Restricted cash                                                      2,758                  2,717
Other assets                                                           442                    515
Deferred rent receivable                                             2,178                  2,001
Deferred costs, net of accumulated amortization
      of $2,075 (2002) and $1,942 (2001)                             2,152                  2,283
                                                                ----------             ----------

         Total assets                                           $   40,477             $   41,007
                                                                ==========             ==========

Liabilities and Partners' Deficit

Liabilities:

Mortgage loan payable                                           $   49,490             $   49,600
Accrued interest payable                                               340                    340
Accounts payable and accrued expenses                                1,176                  1,588
Deferred lease termination fee                                       1,303                  1,303
Payable to related party                                               312                    243
Security deposits                                                      133                    133
                                                                ----------               --------

         Total liabilities                                          52,754                 53,207
                                                                ----------             ----------

Partners' Deficit:

Investor limited partners' deficit (460 units outstanding)         (10,598)               (10,522)
General partner's deficit                                           (1,679)                (1,678)
                                                                ----------             ----------

         Total Partners' Deficit                                   (12,277)               (12,200)
                                                                ----------             ----------

         Total Liabilities and Partners' Deficit                $   40,477             $   41,007
                                                                ==========             ==========
</TABLE>


                 See notes to consolidated financial statements.



                                     2 of 12


<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2002


<TABLE>
<CAPTION>
CONSOLIDATED STATEMENTS OF OPERATIONS (UNAUDITED)             FOR THE THREE MONTHS ENDED
                                                              MARCH 31,          MARCH 31,
(IN THOUSANDS, EXCEPT UNIT DATA)                                2002               2001
                                                             ----------         ----------
<S>                                                         <C>                <C>
Revenues:

      Rental                                                 $    2,911         $    2,618
      Other                                                         174                194
                                                             ----------         ----------

         Total revenues                                           3,085              2,812
                                                             ----------         ----------

Expenses:

      Real estate taxes                                             203                177
      Payroll and payroll expense reimbursements                    174                166
      Operating expenses                                            176                163
      Repairs and maintenance                                       304                236
      Utilities                                                     235                230
      Management and other fees                                     209                188
      General and administrative costs                               32                 31
      Insurance                                                      36                 17
      Depreciation                                                  618                674
      Amortization                                                  124                124
                                                             ----------         ----------

         Total expenses                                           2,111              2,006
                                                             ----------         ----------

Operating income                                                    974                806

Non-operating income (expense):
      Interest income                                                12                 31
      Interest expense                                             (996)            (1,014)
                                                             ----------         ----------

Net loss                                                     $      (10)        $     (177)
                                                             ==========         ==========

Net loss allocated:

      General Partner                                        $        -         $       (2)


      Investor Limited Partners                                     (10)              (175)
                                                             ----------         ----------

                                                             $      (10)        $     (177)
                                                             ==========         ==========

Net loss allocated per unit:

      Investor Limited Partners                              $   (21.74)        $  (380.43)
                                                             ==========         ==========
</TABLE>



                 See notes to consolidated financial statements.



                                     3 of 12


<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2002



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, 2001             460         $ (10,522)            $ (1,678)          $ (12,200)

Net loss                                  -               (10)                   -                 (10)

Distribution                              -               (66)                  (1)                (67)
                                 ----------         ---------             --------           ---------

Balance - March 31, 2002                460         $ (10,598)            $ (1,679)          $ (12,277)
                                 ==========         =========             ========           =========
</TABLE>
























                See notes to consolidated financial statements.

                                     4 of 12



<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2002


CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED)

<TABLE>
<CAPTION>
(IN THOUSANDS)                                                    FOR THE THREE MONTHS ENDED
                                                                  MARCH 31,        MARCH 31,
                                                                    2002             2001
                                                                 ---------        ---------
<S>                                                             <C>              <C>
Cash Flows from Operating Activities:

Net loss                                                         $    (10)        $   (177)
Adjustments to reconcile net loss to net cash provided by
 (used in) operating activities:
      Depreciation and amortization                                   751              807
      Deferred rent receivable                                       (177)             (97)
      Changes in assets and liabilities:
         Other assets                                                  73              318
         Accrued interest payable                                       -               10
         Accounts payable, accrued expenses, payable
           to related party and security deposits                    (343)            (942)
                                                                 --------         --------

Net cash provided by (used in) operating activities                   294              (81)
                                                                 --------         --------

Cash Flows from Investing Activities:

      Additions to buildings and improvements                        (418)            (413)
      Restricted cash                                                 (41)             (70)
      Deferred costs                                                   (2)             (99)
                                                                 --------         --------

Cash used in investing activities                                    (461)            (582)
                                                                 --------         --------

Cash Flows from Financing Activities:

      Distribution to Partners                                        (67)               -
      Principal payments on mortgage loan                            (110)            (102)
                                                                 --------         --------

Cash used in financing activities                                    (177)            (102)
                                                                 --------         --------

Net Decrease in Cash and Cash Equivalents                            (344)            (765)

Cash and Cash Equivalents, Beginning of Period                      2,916            3,201
                                                                 --------         --------

Cash and Cash Equivalents, End of Period                         $  2,572         $  2,436
                                                                 ========         ========

Supplemental Disclosure of Cash Flow Information:

      Cash Paid For Interest                                     $    987         $    995
                                                                 ========         ========
</TABLE>


                 See notes to consolidated financial statements.


                                     5 of 12


<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2002

                   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, 2001.

         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, 2001 was
         derived from audited financial statements at such date.

         The results of operations for the three months ended March 31, 2002 and
         2001 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, 2002 and 2001,
                  management fees of $156,000 and $138,000, 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 $213,000 per annum. Fees
                  of $53,000 and $50,000 were paid or accrued during the periods
                  ended March 31, 2002 and 2001, 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 $17,000 and $20,000 were incurred during the three months
                  ended March 31, 2002 and 2001, 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.



                                     6 of 12


<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2002

                   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.

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, 2002 and 2001,
         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
                                                ----------   --------    -------  ---------

            2002

            <S>                                 <C>          <C>         <C>      <C>
            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

            2001

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

                                     7 of 12


<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2002

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

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

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

              Liquidity and Capital Resources

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

              The Registrant's level of liquidity based on cash and cash
              equivalents decreased by $344,000 during the three months ended
              March 31, 2002, as compared to December 31, 2001. The decrease is
              due to $461,000 of cash used in investing activities and $177,000
              of cash used in financing activities, which were partially offset
              by $294,000 of cash provided by operating activities. Cash used in
              investing activities consisted of $418,000 of cash used for
              improvements to real estate, primarily tenant improvements, $2,000
              of cash expended on leasing costs and commissions and an increase
              of $41,000 in restricted cash. Cash used in financing activities
              included $110,000 of mortgage principal payments and $67,000 in
              distributions to the partners. The Property is approximately 95%
              leased as of March 31, 2002 as compared to 88% at March 31, 2001.
              At March 31, 2002, the Registrant had $2,572,000 in cash and cash
              equivalents, of which approximately $1,888,000 was invested
              primarily in money market mutual funds.

              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. During March 2002, the partnership made $67,000
              in distributions to the partners.

              The Registrant was not directly affected by the events of the
              September 11th terrorist attacks, however, the attacks have had a
              negative effect on the economy which was already considered to be
              in a recession. 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.

                                     8 of 12


<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2002

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

              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 effect the
              Partnership's financial statements.

              In August 2001, the FASB issued SFAS No. 144, "Accounting for the
              Impairment or Disposal of Long-Lived Assets," which addresses
              financial accounting and reporting for the impairment or disposal
              of long-lived assets. This statement supersedes SFAS No. 121,
              "Accounting for the Impairment of Long-Lived Assets and for
              Long-Lived Assets to be Disposed Of" and the accounting and
              reporting provisions of APB Opinion No. 30, "Reporting the Results
              of Operations -Reporting the Effects of a Disposal of a Business
              and Extraordinary, Unusual and Infrequently Occurring Events and
              Transactions," for the disposal of a segment of a business. This
              statement also amends ARB No. 51, "Consolidated Financial
              Statements," to eliminate the exception to consolidation for a
              subsidiary for which control is likely to be temporary. SFAS No.
              144 is effective for fiscal years beginning after December 15,
              2001, and interim periods within those fiscal years. The
              provisions of this Statement generally are to be applied
              prospectively. This statement will not have a material effect on
              the Partnership's liquidity, financial position or results of
              operations.












                                     9 of 12


<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2002

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

              Recently Issued Accounting Standards (Continued)

              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. This statement
              rescinds SFAS No. 4, "Reporting Gains and Losses from
              Extinguishment of Debt an amendment of Accounting Principals Board
              Opinion ("APB") No. 30 "Reporting the Results of Operations -
              Reporting the Effects of a Disposal of a Business and
              Extraordinary, Unusual and Infrequently Occurring Events and
              Transactions," for the disposal of a segment of a business. As a
              result, the criteria in APB 30 will be used to classify those
              gains and losses. FASB No. 64, "Extinguishments of Debts Made to
              Satisfy Sinking-Fund Requirements (an amendment of FASB No. 4)"is
              no longer necessary because FASB No. 4 has been rescinded. FASB
              No. 44, "Accounting for Intangible Assets of Motor Carriers" is no
              longer necessary since the transition to the Motor Carrier Act of
              1980 has been completed. FASB No. 145 amends FASB No. 13,
              "Accounting for Leases" to require that certain lease
              modifications that have economic effects similar to sale-leaseback
              transactions be accounted for in the same manner as sale-leaseback
              transactions. FASB No. 145 also makes technical corrections to
              existing pronouncements. While these corrections are not
              substantive in nature, in some instances, they may change
              accounting practice. FASB No. 145 will be effective for fiscal
              years beginning after May 15, 2002, with early adoption
              encouraged. Upon adoption, enterprises must reclassify prior
              period items that do not meet the extraordinary item
              classification criteria in APB 30. The Partnership does not expect
              that this statement will have a material effect on the
              Partnership's financial statements.

              Results of Operations

              Operating results, before non-operating income (expense) improved
              by $168,000 for the three months ended March 31, 2002, as compared
              to 2001, due to an increase in revenue of $273,000, which was
              partially offset by an increase in expenses of $105,000.

              Revenues increased by $273,000 for the three months ended March
              31, 2002, as compared to 2001, due to increases in rental income
              of $293,000, which was slightly offset by a decrease in other
              income of $20,000. Rental income increased due to an increase in
              rental rates and an increase in occupancy.

              Expenses increased by $105,000 for the three months ended March
              31, 2002, as compared to 2001, primarily due to increases in real
              estate taxes ($26,000), repairs and maintenance ($68,000) and
              management and other fees ($21,000). These increases were
              partially offset by a decrease in depreciation ($56,000).

              Interest income declined due to a decline in interest rates.
              Interest expense decreased by $18,000 due to a decrease in the
              outstanding balance of the loan. All other income and expense
              items, including the garage operation, remained relatively
              constant.

              Quantitative and Qualitative Disclosures of Market Risk

              The Registrant does not have any financial instruments that would
              expose it to market risk associated with the risk of loss arising
              from adverse changes in market rates and prices. The Registrant's
              mortgage note payable at March 31, 2002 is at a fixed rate of
              interest.

                                    10 of 12


<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2002

PART II - OTHER INFORMATION

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

             (a)  Exhibits:

                  None.

             (b)  Reports on Form 8-K:

                  No reports on Form 8-K were filed during the period ended
March 31, 2002.

                                    11 of 12


<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2002

                                   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 14, 2002



















                                    12 of 12