<PAGE>

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

                                   FORM 10-QSB
(Mark One)

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

                  For the quarterly period ended June 30, 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)


                 Delaware                                   04-6613783
                 --------                                   ----------
      (State or other jurisdiction                      (I.R.S. Employer
     of incorporation or organization)                 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
                                                        --------------------

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 20

<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2003

                         PART 1 - FINANCIAL INFORMATION

<TABLE>
<CAPTION>

ITEM 1.  CONSOLIDATED FINANCIAL STATEMENTS

CONSOLIDATED BALANCE SHEETS (UNAUDITED)
                                                                                        JUNE 30,                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 $26,906 (2003) and $25,856 (2002)                                         26,615                     27,236
                                                                                   --------------------    -----------------------

                                                                                                28,315                     28,936
Other Assets:

Cash and cash equivalents                                                                        3,076                      2,292
Restricted cash                                                                                  2,402                      3,175
Other assets                                                                                       409                        519
Deferred rent receivable                                                                         2,438                      2,295
Deferred costs, net of accumulated amortization
      of $2,711 (2003) and $2,510 (2002)                                                         2,021                      2,173
                                                                                   --------------------    -----------------------

         Total assets                                                              $            38,661     $               39,390
                                                                                   ====================    =======================

Liabilities and Partners' Deficit

Liabilities:

Mortgage loan payable                                                              $            48,987     $               49,204
Accrued interest payable                                                                           325                        338
Accounts payable and accrued expenses                                                              977                      1,278
Deferred lease termination fee                                                                     579                        743
Payable to related party                                                                           261                        325
Security deposits                                                                                  105                        109
                                                                                   --------------------      ---------------------

         Total liabilities                                                                      51,234                     51,997
                                                                                   --------------------    -----------------------

Partners' Deficit:

Investor limited partners' deficit (460 units outstanding)                                     (10,892)                   (10,925)
General partner's deficit                                                                       (1,681)                    (1,682)
                                                                                   --------------------    -----------------------

         Total Partners' Deficit                                                               (12,573)                   (12,607)
                                                                                   --------------------    -----------------------

         Total Liabilities and Partners' Deficit                                   $            38,661     $               39,390
                                                                                   ====================    =======================
</TABLE>

                 See notes to consolidated financial statements.

                                     2 of 20

<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2003

<TABLE>
<CAPTION>

CONSOLIDATED STATEMENTS OF OPERATIONS (UNAUDITED)                                        FOR THE SIX MONTHS ENDED
                                                                                     JUNE 30,                JUNE 30,
(IN THOUSANDS, EXCEPT UNIT DATA)                                                       2003                    2002
                                                                              ---------------------   -----------------------
<S>                                                                           <C>                     <C>
Revenues:

      Rental                                                                  $              5,721    $                5,693
      Other                                                                                    156                       277
                                                                              ---------------------   -----------------------

         Total revenues                                                                      5,877                     5,970
                                                                              ---------------------   -----------------------

Expenses:

      Real estate taxes                                                                        420                       405
      Payroll and payroll expense reimbursements                                               350                       353
      Operating expenses                                                                       328                       389
      Repairs and maintenance                                                                  540                       583
      Utilities                                                                                414                       424
      Management and other fees                                                                402                       403
      General and administrative costs                                                          49                        76
      Insurance                                                                                136                        71
      Depreciation                                                                           1,050                     1,242
      Amortization                                                                             184                       266
                                                                              ---------------------   -----------------------

         Total expenses                                                                      3,873                     4,212
                                                                              ---------------------   -----------------------

Operating income                                                                             2,004                     1,758

Non-operating income (expense):
      Interest income                                                                           14                        26
      Interest expense                                                                      (1,984)                   (2,000)
                                                                              ---------------------   -----------------------

Net income (loss)                                                             $                 34     $                (216)
                                                                              =====================   =======================

Net income (loss) allocated:

      General Partner                                                         $                  1     $                  (2)

      Investor Limited Partners                                                                 33                      (214)
                                                                              ---------------------   -----------------------

                                                                              $                 34     $                (216)
                                                                              =====================   =======================

Net income (loss) allocated per unit:

      Investor Limited Partners                                               $              71.74     $             (465.22)
                                                                              =====================   =======================

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

                 See notes to consolidated financial statements.

                                     3 of 20

<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2003

<TABLE>
<CAPTION>

CONSOLIDATED STATEMENTS OF OPERATIONS (UNAUDITED)                                          FOR THE THREE MONTHS ENDED
                                                                                       JUNE 30,                 JUNE 30,
(IN THOUSANDS, EXCEPT UNIT DATA)                                                         2003                    2002
                                                                                 --------------------     ---------------------
<S>                                                                              <C>                      <C>
Revenues:
     Rental                                                                      $              2,874     $               2,782
     Other                                                                                         88                       103
                                                                                 --------------------     ---------------------

         Total revenues                                                                         2,962                     2,885

Expenses:

     Real estate taxes                                                                            210                       202
     Payroll and payroll expense reimbursements                                                   179                       179
     Operating expenses                                                                           175                       213
     Repairs and maintenance                                                                      260                       279
     Utilities                                                                                    185                       189
     Management and other fees                                                                    198                       194
     General and administrative costs                                                              26                        44
     Insurance                                                                                     68                        35
     Depreciation                                                                                 533                       624
     Amortization                                                                                  94                       142
                                                                                 --------------------     ---------------------
         Total expenses                                                                         1,928                     2,101
                                                                                 --------------------     ---------------------
Operating income                                                                                1,034                       784

Non-operating income (expense):
     Interest income                                                                                7                        14
     Interest expense                                                                            (996)                   (1,004)
                                                                                 --------------------     ---------------------
Net income (loss)                                                                $                 45     $                (206)
                                                                                 ====================     =====================

Net income (loss) allocated:

     General Partners                                                            $                  1     $                  (2)

     Investor Limited Partners                                                                     44                      (204)
                                                                                 --------------------     ---------------------
                                                                                 $                 45     $                (206)
                                                                                 ====================     =====================

Net income (loss) allocated per unit:

     Investor Limited Partners                                                   $              95.65     $             (443.48)
                                                                                 ====================     =====================
</TABLE>


                See notes to consolidated financial statements.

                                     4 of 20
<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 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 - January 1, 2003                                    460   $      (10,925)     $        (1,682)    $       (12,607)

Net income                                                     -               33                    1                  34
                                                 ----------------    -------------     ----------------    ----------------

Balance - June 30, 2003                                      460   $      (10,892)     $        (1,681)    $       (12,573)
                                                 ================  ===============     ================    ================
</TABLE>




                 See notes to consolidated financial statements.

                                     5 of 20
<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2003

<TABLE>
<CAPTION>

CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED)

(IN THOUSANDS)                                                                               FOR THE SIX MONTHS ENDED
                                                                                         JUNE 30,                JUNE 30,
                                                                                          2003                    2002
                                                                                  --------------------    -----------------------
<S>                                                                               <C>                     <C>
Cash Flows from Operating Activities:

Net income (loss)                                                                 $                34     $                 (216)
Adjustments to reconcile net income (loss) to net cash provided by
   operating activities:
      Depreciation and amortization                                                             1,251                      1,525
      Amortization of deferred lease termination fee                                             (164)                      (254)
      Deferred rent receivable                                                                   (143)                        37
      Changes in assets and liabilities:
         Other assets                                                                             110                         72
         Accrued interest payable                                                                 (13)                       (12)
         Accounts payable, accrued expenses, payable
           to related party and security deposits                                                (369)                      (666)
                                                                                  --------------------    -----------------------

Net cash provided by operating activities                                                         706                        486
                                                                                  --------------------    -----------------------

Cash Flows from Investing Activities:

      Additions to buildings and improvements                                                    (429)                      (774)
      Restricted cash                                                                             773                       (191)
      Deferred costs                                                                              (49)                       (39)
                                                                                  --------------------    -----------------------

Net cash provided by (used in) investing activities                                               295                     (1,004)
                                                                                  --------------------    -----------------------

Cash Flows from Financing Activities:

      Distribution to Partners                                                                      -                        (67)
      Principal payments on mortgage loan                                                        (217)                      (200)
                                                                                  --------------------    -----------------------

Cash used in financing activities                                                                (217)                      (267)
                                                                                  --------------------    -----------------------

Net increase (decrease) in Cash and Cash Equivalents                                              784                       (785)

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

Cash and Cash Equivalents, End of Period                                          $             3,076     $                2,131
                                                                                  ====================    =======================

Supplemental Disclosure of Cash Flow Information:
      Cash Paid For Interest                                                      $             1,980     $                1,995
                                                                                  ====================    =======================
</TABLE>

                 See notes to consolidated financial statements.

                                     6 of 20

<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 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 "Partnership". 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 six and three months ended June 30,
         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 six months ended June 30, 2003 and 2002,
                  management fees of $289,000 and $296,000, 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 $113,000 and $107,000 were paid or accrued during the
                  periods ended June 30, 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 $21,000 and $29,000 were incurred during the six months
                  ended June 30, 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 from cash flow from operations. No distributions
                  were made during the six months ended June 30, 2003.



                                    7 of 20

<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 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

         For the six months ended June 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. No distributions were made
         during the six months ended June 30, 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 six months ended June 30, 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
         2003                                    Tower              Garage              Other              Total
         ----                                ---------------     --------------     --------------     --------------
        <S>                                     <C>                <C>               <C>                 <C>
         Rental income                           $ 5,721            $    -            $     -             $  5,721
         Other income                                 16               140                  -                  156
         Interest income                              12                 -                  2                   14
         Interest expense                          1,921                63                  -                1,984
         Depreciation and amortization             1,228                23                  -                1,251
         Segment profit (loss)                       109                54               (129)                  34
         Total assets                             36,636               938              1,087               38,661
         Capital expenditures                        429                 -                  -                  429

         2002
         ----
         Rental income                           $ 5,693            $    -            $     -             $  5,693
         Other income                                 46               231                  -                  277
         Interest income                              21                 -                  5                   26
         Interest expense                          1,936                64                  -                2,000
         Depreciation and amortization             1,502                23                  -                1,525
         Segment profit (loss)                      (177)              144               (183)              (216)
         Total assets                             38,432               983                177               39,592
         Capital expenditures                        774                 -                  -                  774
</TABLE>




                                    8 of 20

<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 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 $784,000 for the six months ended June
              30, 2003, as compared to December 31, 2002. The increase is due to
              $706,000 of cash provided by operating activities and $295,000 of
              cash provided by investing activities, which were partially offset
              by $217,000 of cash used for principal payments on the mortgage
              loan (financing activities). Cash provided by investing activities
              consisted of a $773,000 net refund from restricted cash accounts,
              which was partially offset by $429,000 of cash used for
              improvements to real estate primarily tenant improvements and
              $49,000 of cash expended on leasing costs and commissions. In
              April 2003, the Registrant received a reimbursement of
              approximately $900,000 in cash from the restricted cash accounts
              held by the lender as a result of tenant improvements performed at
              the property over the past year. The Property is approximately 87%
              leased as of June 30, 2003 as compared to 86% at June 30, 2002. At
              June 30, 2003, the Registrant had $3,076,000 in cash and cash
              equivalents, of which approximately $2,509,000 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 11% 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.

              On August 8, 2003, the Registrant entered into a lease with Mercy
              Housing for approximately 34,200 feet of space. The initial term
              of the lease is 15 years and requires rental payments of an
              effective rate of $15.61 per square foot.




                                    9 of 20

<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2003


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

              Liquidity and Capital Resources (Continued)

              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 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 June 30, 2003, the Registrant 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.


                                    10 of 20


<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2003


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

              Recently Issued Accounting Standards (Continued)

              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

              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.



                                    11 of 20

<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2003


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

              Recently Issued Accounting Standards (Continued)

              In May 2003, the FASB issued SFAS No. 150, "Accounting for Certain
              Financial Instruments with Characteristics of both Liabilities and
              Equity." The statement improves the accounting for certain
              financial instruments that under pervious guidance, issuers could
              account for as equity. The new statement requires that those
              instruments be classified as liabilities in statements of
              financial position. SFAS No. 150 affects the issuer's accounting
              for three types of freestanding financial instruments. One type is
              mandatorily redeemable shares, which the issuing company is
              obligated to buy back in exchange for cash and other assets. A
              second type, which includes put options and forward purchase
              contracts, involves instruments that do or may require the issuer
              to buy back some of its shares in exchange for cash or other
              assets. The third type of instruments that are liabilities under
              this statement is obligations that can be settled with shares, the
              monetary value of which is fixed, tied solely or predominantly to
              a variable such as a market index, or varies inversely with the
              value of the issuers' shares. SFAS No. 150 does not apply to
              features embedded in a financial instrument that is not a
              derivative in its entirety. In addition to its requirements for
              the classification and measurement of financial instruments in its
              scope, SFAS No. 150 also requires disclosures about alternative
              ways of settling the instruments and the capital structure of
              entities, all of whose shares are mandatorily redeemable. Most of
              the guidance in SFAS No. 150 is effective for all financial
              instruments entered into or modified after May 31, 2003 and
              otherwise is effective at the beginning of the first interim
              period beginning after June 15, 2003. The Partnership does not
              expect this statement to have any effect on the Partnership's
              consolidated financial statements.

              Results of Operations

              Net income for the six months ended June 30, 2003 was $34,000 as
              compared to a net loss of $216,000 for the six months ended June
              30, 2002. Operating results, before non-operating income (expense)
              increased by $246,000 for the six months ended June 30, 2003, as
              compared to 2002, due to a decrease in expenses of $339,000, which
              was partially offset by a decrease in revenues of $93,000.
              Operating results, before non-operating income (expense) increased
              by $250,000 for the three months ended June 30, 2003, as compared
              to 2002.

              Revenue decreased by $93,000 for the six months ended June 30,
              2003, as compared to 2002, due to a decrease in other income of
              $121,000, which was partially offset by an increase in rental
              income of $28,000. Other income decreased due to the volume of
              billable services provided by the Property, including the Garage
              operation. Rental income increased due to an increase in rental
              rates and a slight increase in occupancy.

              Expenses decreased by $339,000 for the six months ended June 30,
              2003, as compared to 2002, primarily due to decreases in repairs
              and maintenance ($43,000), depreciation ($192,000), operating
              expenses ($61,000), general and administrative costs ($27,000),
              amortization ($82,000) and utilities ($10,000). These decreases
              were partially offset by increases in insurance ($65,000) and real
              estate taxes ($15,000).



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<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2003


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

              Results of Operations

              Interest income declined primarily due to a decline in interest
              rates. Interest expense decreased by $16,000 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 not payable at June 30, 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.










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<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2003



PART II - OTHER INFORMATION


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

           (a)  Exhibits:

                31  Certification Pursuant to Section 302 of the Sarbanes-Oxley
                    Act of 2002.

                32  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
                June 30, 2003.


























                                    14 of 20


<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 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:  August 14, 2003















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