<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 September 30, 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>
<CAPTION>
                                   Delaware                                                        04-6613783
--------------------------------------------------------------------------------   ------------------------------------
<S>                                                                                <C>
        (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)

                            Registrant's telephone number, including area code (617) 570-4600
</TABLE>

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 19




<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                         FORM 10-QSB SEPTEMBER 30, 2002

                         PART 1 - FINANCIAL INFORMATION

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

CONSOLIDATED BALANCE SHEETS (UNAUDITED)
                                                               SEPTEMBER 30,    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 $25,229 (2002) and $23,364 (2001)             27,850           28,875
                                                                  --------         --------

                                                                    29,550           30,575
Other Assets:

Cash and cash equivalents                                            2,290            2,916
Restricted cash                                                      3,370            2,717
Other assets                                                           402              515
Deferred rent receivable                                             2,145            2,001
Deferred costs, net of accumulated amortization
      of $2,367 (2002) and $1,942 (2001)                             1,923            2,283
                                                                  --------         --------

         Total assets                                             $ 39,680         $ 41,007
                                                                  ========         ========

Liabilities and Partners' Deficit

Liabilities:

Mortgage loan payable                                             $ 49,308         $ 49,600
Accrued interest payable                                               327              340
Accounts payable and accrued expenses                                1,121            1,588
Deferred lease termination fee                                         897            1,303
Payable to related party                                               328              243
Security deposits                                                      122              133
                                                                  --------         --------

         Total liabilities                                          52,103           53,207
                                                                  --------         --------

Partners' Deficit:

Investor limited partners' deficit (460 units outstanding)         (10,742)         (10,522)
General partner's deficit                                           (1,681)          (1,678)
                                                                  --------         --------

         Total Partners' Deficit                                   (12,423)         (12,200)
                                                                  --------         --------

         Total Liabilities and Partners' Deficit                  $ 39,680         $ 41,007
                                                                  ========         ========


                See notes to consolidated financial statements.
</TABLE>

                                     2 of 19
<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                         FORM 10-QSB SEPTEMBER 30, 2002

<TABLE>
<CAPTION>
CONSOLIDATED STATEMENTS OF OPERATIONS (UNAUDITED)                FOR THE NINE MONTHS ENDED
                                                                SEPTEMBER 30,   SEPTEMBER 30,
(IN THOUSANDS, EXCEPT UNIT DATA)                                    2002            2001
                                                               --------------   -------------
<S>                                                                <C>             <C>
Revenues:

      Rental                                                       $ 8,712         $ 8,341
      Other                                                            369             493
                                                                   -------         -------

         Total revenues                                              9,081           8,834
                                                                   -------         -------

Expenses:

      Real estate taxes                                                607             530
      Payroll and payroll expense reimbursements                       551             543
      Operating expenses                                               550             502
      Repairs and maintenance                                          790             675
      Utilities                                                        621             685
      Management and other fees                                        601             571
      General and administrative costs                                 151             104
      Insurance                                                        126              53
      Depreciation                                                   1,865           1,883
      Amortization                                                     400             375
                                                                  --------        --------

         Total expenses                                              6,262           5,921
                                                                  --------        --------

Operating income                                                     2,819           2,913

Non-operating income (expense):
      Interest income                                                   38              88
      Interest expense                                              (3,013)         (3,047)
                                                                  --------        --------

Net loss                                                           $  (156)        $   (46)
                                                                  ========        ========

Net loss allocated:

      General Partner                                              $    (2)        $    --

      Investor Limited Partners                                       (154)            (46)
                                                                  --------        --------

                                                                   $  (156)        $   (46)
                                                                  ========        ========

Net loss allocated per unit:

      Investor Limited Partners                                   $(334.78)       $(100.00)
                                                                  ========        ========

Distribution per unit of Investor Limited Partners interest        $143.48         $    --
                                                                  ========        ========
</TABLE>


                See notes to consolidated financial statements.

                                     3 of 19
<PAGE>
                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                         FORM 10-QSB SEPTEMBER 30, 2002

<TABLE>
<CAPTION>
CONSOLIDATED STATEMENTS OF OPERATIONS (UNAUDITED)     FOR THE THREE MONTHS ENDED
                                                    SEPTEMBER 30,     SEPTEMBER 30,
(IN THOUSANDS, EXCEPT UNIT DATA)                        2002             2001
                                                    -------------    --------------
<S>                                                  <C>             <C>
Revenues:

     Rental                                          $   3,019       $   2,902
     Other                                                  92             114
                                                     ----------      ----------

         Total revenues                                  3,111           3,016
                                                     ----------      ----------

Expenses:

     Real estate taxes                                     202             177
     Payroll and payroll expense reimbursements            198             203
     Operating expenses                                    161             173
     Repairs and maintenance                               207             214
     Utilities                                             197             223
     Management and other fees                             198             197
     General and administrative costs                       75              34
     Insurance                                              55              18
     Depreciation                                          623             530
     Amortization                                          134             125
                                                     ----------      ----------

         Total expenses                                  2,050           1,894
                                                     ----------      ----------

Operating income                                         1,061           1,122

Non-operating income (expense):
     Interest income                                        12              40
     Interest expense                                   (1,013)         (1,021)
                                                     ----------      ----------

Net income                                           $      60       $     141
                                                     ==========      ==========

Net income allocated:

     General Partners                                $       2       $       4

     Investor Limited Partners                              58             137
                                                     ----------      ----------

                                                     $      60       $     141
                                                     ==========      ==========

Net income allocated per unit:

     Investor Limited Partners                       $  126.09       $  297.83
                                                     ==========      ==========

</TABLE>


                See notes to consolidated financial statements.

                                     4 of 19

<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                         FORM 10-QSB SEPTEMBER 30, 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 - January 1, 2002                    460   $       (10,522)     $        (1,678)    $       (12,200)

Net loss                                       -              (154)                  (2)               (156)

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

Balance - September 30, 2002                 460   $       (10,742)     $        (1,681)    $       (12,423)
                                  ===============  ================     ================    ================
</TABLE>
























                See notes to consolidated financial statements.

                                     5 of 19
<PAGE>
                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                          FORM 10-QSB SEPTEBER 30, 2002

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

(IN THOUSANDS)                                                      FOR THE NINE MONTHS ENDED
                                                                SEPTEMBER 30,      SEPTEMBER 30,
                                                                    2002               2001
                                                                 -----------        -----------
<S>                                                              <C>                <C>
Cash Flows from Operating Activities:

Net loss                                                         $     (156)        $      (46)
Adjustments to reconcile net loss to net cash provided by
 operating activities:
      Depreciation and amortization                                   2,290              2,284
      Amortization of deferred lease termination fee                   (406)                 -
      Deferred rent receivable                                         (144)              (512)
      Changes in assets and liabilities:
         Other assets                                                   113                361
         Accrued interest payable                                       (13)                (2)
         Accounts payable, accrued expenses, payable
           to related party and security deposits                      (393)            (1,476)
                                                                 -----------        -----------

Net cash provided by operating activities                             1,291                609
                                                                 -----------        -----------

Cash Flows from Investing Activities:

      Additions to buildings and improvements                          (840)              (647)
      Restricted cash                                                  (653)               414
      Deferred costs                                                    (65)              (130)
                                                                 -----------        -----------

Cash used in investing activities                                    (1,558)              (363)
                                                                 -----------        -----------

Cash Flows from Financing Activities:

      Distribution to Partners                                          (67)                   -
      Principal payments on mortgage loan                              (292)              (269)
                                                                 -----------        -----------

Cash used in financing activities                                      (359)              (269)
                                                                 -----------        -----------

Net Decrease in Cash and Cash Equivalents                              (626)               (23)

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

Cash and Cash Equivalents, End of Period                         $    2,290         $    3,178
                                                                 ===========        ===========

Supplemental Disclosure of Cash Flow Information:
      Cash Paid For Interest                                     $    3,001         $    3,023
                                                                 ===========        ===========
</TABLE>


                See notes to consolidated financial statements.

                                     6 of 19


<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                         FORM 10-QSB SEPTEMBER 30, 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 nine and three months ended September
         30, 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 nine months ended September 30, 2002 and
                  2001, management fees of $441,000 and $420,000, 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 $160,000 and $151,000 were paid or accrued during the
                  periods ended September 30, 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 $31,000 and $30,000 were incurred during the nine months
                  ended September 30, 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.




                                     7 of 19


<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                         FORM 10-QSB SEPTEMBER 30, 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

         For the nine months ended September 30, 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 nine months ended September 30, 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
                                     -------           --------       ---------        ---------
<S>                                  <C>              <C>             <C>              <C>
2002

Rental income                        $  8,712         $     --        $     --         $  8,712
Other income                               64              305              --              369
Interest income                            31               --               7               38
Interest expense                        2,917               96              --            3,013
Depreciation and amortization           2,230               35              --            2,265
Segment profit (loss)                    (143)             174            (187)            (156)
Total assets                           38,530              971             179           39,680
Capital expenditures                      840               --              --              840

2001

Rental income                        $  8,341         $     --        $     --         $  8,341
Other income                              134              359              --              493
Interest income                            75               --              13               88
Interest expense                        2,944              103              --            3,047
Depreciation and amortization           2,223               35              --            2,258
Segment profit (loss)                     (88)             221            (179)             (46)
Total assets                           38,226            1,018             386           39,630
Capital expenditures                      647               --              --              647
</TABLE>

                                     8 of 19


<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                         FORM 10-QSB SEPTEMBER 30, 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 $626,000 during the nine months ended September 30, 2002,
         as compared to December 31, 2001. The decrease is due to $1,558,000 of
         cash used in investing activities and $359,000 of cash used in
         financing activities, which were partially offset by $1,291,000 of cash
         provided by operating activities. Cash used in investing activities
         consisted of $840,000 of cash used for improvements to real estate,
         primarily tenant improvements, $65,000 of cash expended on leasing
         costs and commissions and an increase of $653,000 in restricted cash.
         Cash used in financing activities included $292,000 of mortgage
         principal payments and $67,000 in distributions to the partners. The
         Property is approximately 86% leased as of September 30, 2002 as
         compared to 98% at September 30, 2001. At September 30, 2002, the
         Registrant had $2,290,000 in cash and cash equivalents, of which
         approximately $1,495,000 was invested primarily in money market mutual
         funds.

         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.

         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. Because of the recent decline in the
         Denver real estate market, 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.

                                     9 of 19


<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                         FORM 10-QSB SEPTEMBER 30, 2002

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 September
         2002, the Partnership made $67,000 in 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 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.




                                    10 of 19

<PAGE>




                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                         FORM 10-QSB SEPTEMBER 30, 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 Principles 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.

         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.
         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) declined by
         $94,000 for the nine months ended September 30, 2002, as compared to
         2001, due to an increase in expenses of $341,000 which was partially
         offset by an increase in revenue of $247,000. Operating results, before
         non-operating income (expense) declined by $61,000 for the three months
         ended September 30, 2002, as compared to 2001.

         Revenue increased by $247,000 for the nine months ended September 30,
         2002, as compared to 2001, due to an increase in rental income of
         $371,000, which was partially offset by a decrease in other income of
         $124,000. Rental income increased due to an increase in rental rates
         which was partially offset by a decrease in occupancy. Other income
         decreased due to reduced occupancy, which affected the volume of other
         billable services provided by the Property, including the Garage
         operation.



                                    11 of 19


<PAGE>




                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                         FORM 10-QSB SEPTEMBER 30, 2002

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

         Results of Operations (Continued)

         Expenses increased by $341,000 for the nine months ended September 30,
         2002, as compared to 2001, primarily due to increases in real estate
         taxes ($77,000), repairs and maintenance ($115,000), operating expenses
         ($48,000), insurance ($73,000), general and administrative costs
         ($47,000), amortization ($25,000) and management and other fees
         ($30,000). These increases were slightly offset by decreases in
         utilities ($64,000) and depreciation ($18,000).

         Interest income declined primarily due to a decline in interest rates.
         Interest expense decreased by $34,000 due to a decrease in the
         outstanding balance of the loan. All other income and expense items
         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 September 30, 2002 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 131 - 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.


















                                    12 of 19


<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                         FORM 10-QSB SEPTEMBER 30, 2002


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 quarter ended
                  September 30, 2002.



























                                    13 of 19


<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                         FORM 10-QSB SEPTEMBER 30, 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:  November 14, 2002


















                                    14 of 19


<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                         FORM 10-QSB SEPTEMBER 30, 2002


                                 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



                                    15 of 19

<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                         FORM 10-QSB SEPTEMBER 30, 2002


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:   November 14, 2002              /s/ Michael L. Ashner
                                            --------------------------
                                            Michael L. Ashner
                                            Chief Executive Officer




















                                    16 of 19



<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                         FORM 10-QSB SEPTEMBER 30, 2002


                                 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



                                    17 of 19
<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                         FORM 10-QSB SEPTEMBER 30, 2002


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: November 14, 2002                    /s/ Thomas Staples
                                           -----------------------------------
                                           Thomas Staples
                                           Chief Financial Officer






























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