`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, 2004
                                                 -------------
                                       OR

          TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
          EXCHANGE ACT OF 1934

          For the transition period from ___________ to ______________

                         Commission File Number 0-20273
                                                -------

                  1999 Broadway Associates Limited Partnership
                  --------------------------------------------
        (Exact name of small business issuer as specified in its charter)

                  Delaware                             04-6613783
        -------------------------------           --------------------
        (State or other jurisdiction of            (I.R.S. Employer
        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 19



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2004

                         PART 1 - FINANCIAL INFORMATION



ITEM 1.  CONSOLIDATED FINANCIAL STATEMENTS

CONSOLIDATED BALANCE SHEETS (UNAUDITED)
                                                             JUNE 30,   DECEMBER 31,
(IN THOUSANDS, EXCEPT UNIT DATA)                               2004        2003
                                                             --------   ------------

Assets

Real estate, at cost:

Land                                                         $  1,700    $  1,700
Buildings and improvements, net of accumulated
      depreciation of $29,032 (2004) and $28,019 (2003)        26,056      26,828
                                                             --------    --------

                                                               27,756      28,528
Other Assets:

Cash and cash equivalents                                       1,725       1,619
Restricted cash                                                 2,575       2,840
Other assets                                                      444         531
Deferred rent receivable                                        2,953       2,749
Deferred costs, net of accumulated amortization
      of $3,172 (2004) and $2,952 (2003)                        2,126       2,345
                                                             --------    --------

         Total Assets                                        $ 37,579    $ 38,612
                                                             ========    ========

Liabilities and Partners' Deficit

Liabilities:

Mortgage loan payable                                        $ 48,551    $ 48,774
Accrued interest payable                                          322         335
Accounts payable and accrued expenses                             686       1,449
Deferred lease termination fee                                    248         413
Payable to related party                                          238         301
Security deposits                                                 118         110
                                                             --------    --------

         Total Liabilities                                     50,163      51,382
                                                             --------    --------

Partners' Deficit:

Investor limited partners' deficit (460 units outstanding)    (10,906)    (11,086)
General partner's deficit                                      (1,678)     (1,684)
                                                             --------    --------

         Total Partners' Deficit                              (12,584)    (12,770)
                                                             --------    --------

         Total Liabilities and Partners' Deficit             $ 37,579    $ 38,612
                                                             ========    ========


                 See notes to consolidated financial statements.


                                    2 of 19


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2004




CONSOLIDATED STATEMENTS OF OPERATIONS (UNAUDITED)    FOR THE SIX MONTHS ENDED
                                                       JUNE 30,    JUNE 30,
(IN THOUSANDS, EXCEPT UNIT DATA)                        2004         2003
                                                       -------      -------

Revenues:

      Rental                                           $ 6,032      $ 5,721
      Other                                                106          156
                                                       -------      -------
         Total revenues                                  6,138        5,877
                                                       -------      -------

Expenses:

      Real estate taxes                                    439          420
      Payroll and payroll expense reimbursements           361          350
      Operating expenses                                   336          312
      Repairs and maintenance                              562          540
      Utilities                                            439          414
      Management and other fees                            413          402
      General and administrative costs                     101           65
      Insurance                                            117          136
      Depreciation                                       1,013        1,050
      Amortization                                         203          184
                                                       -------      -------
         Total expenses                                  3,984        3,873
                                                       -------      -------

Operating income                                         2,154        2,004

Non-operating income (expense):
      Interest income                                        9           14
      Interest expense                                  (1,977)      (1,984)
                                                       -------      -------
Net income                                             $   186      $    34
                                                       =======      =======

Net income allocated:

      General Partner                                  $     6      $     1

      Investor Limited Partners                            180           33
                                                       -------      -------
                                                       $   186      $    34
                                                       =======      =======

Net income allocated per unit:

      Investor Limited Partners                        $391.30      $ 71.74
                                                       =======      =======


                 See notes to consolidated financial statements.


                                    3 of 19


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2004



CONSOLIDATED STATEMENTS OF OPERATIONS (UNAUDITED)     FOR THE THREE MONTHS ENDED
                                                        JUNE 30,      JUNE 30,
(IN THOUSANDS, EXCEPT UNIT DATA)                         2004          2003
                                                        -------       -------

Revenues:

     Rental                                             $ 3,118       $ 2,874
     Other                                                   43            88
                                                        -------       -------

         Total revenues                                   3,161         2,962
                                                        -------       -------

Expenses:

     Real estate taxes                                      220           210
     Payroll and payroll expense reimbursements             187           179
     Operating expenses                                     164           160
     Repairs and maintenance                                259           260
     Utilities                                              194           185
     Management and other fees                              208           198
     General and administrative costs                        52            41
     Insurance                                               59            68
     Depreciation                                           505           533
     Amortization                                           108            94
                                                        -------       -------

         Total expenses                                   1,956         1,928
                                                        -------       -------

Operating income                                          1,205         1,034

Non-operating income (expense):
     Interest income                                          5             7
     Interest expense                                      (987)         (996)
                                                        -------       -------

Net income                                              $   223       $    45
                                                        =======       =======

Net income allocated:

     General Partners                                   $     7       $     1

     Investor Limited Partners                              216            44
                                                        -------       -------

                                                        $   223       $    45
                                                        =======       =======

Net income allocated per unit:

     Investor Limited Partners                          $469.57       $ 95.65
                                                        =======       =======


                 See notes to consolidated financial statements.


                                    4 of 19


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2004



CONSOLIDATED STATEMENT OF PARTNERS' DEFICIT (UNAUDITED)

(IN THOUSANDS, EXCEPT UNIT DATA)

                                UNITS OF     INVESTOR
                                 LIMITED      LIMITED      GENERAL
                               PARTNERSHIP   PARTNERS'    PARTNER'S
                                INTEREST      DEFICIT      DEFICIT        TOTAL
                                --------     --------      --------      --------

Balance - December 31, 2003          460     $(11,086)     $ (1,684)     $(12,770)

Net income                          --            180             6           186
                                --------     --------      --------      --------

Balance - June 30, 2004              460     $(10,906)     $ (1,678)     $(12,584)
                                ========     ========      ========      ========


                 See notes to consolidated financial statements.


                                    5 of 19


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2004



CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED)

(IN THOUSANDS)                                         FOR THE SIX MONTHS ENDED
                                                         JUNE 30,     JUNE 30,
                                                          2004         2003
                                                         -------      -------

Cash Flows from Operating Activities:

Net income                                               $   186      $    34
Adjustments to reconcile net income to net cash
   provided by operating activities:
      Depreciation and amortization                        1,233        1,251
      Amortization of deferred lease termination fee        (165)        (164)
      Deferred rent receivable                              (204)        (143)
      Changes in assets and liabilities:
         Other assets                                         87          110
         Accrued interest payable                            (13)         (13)
         Accounts payable, accrued expenses, payable
           to related party and security deposits           (818)        (369)
                                                         -------      -------

Net cash provided by operating activities                    306          706
                                                         -------      -------

Cash Flows from Investing Activities:

      Additions to buildings and improvements               (241)        (429)
      Additions to restricted cash                        (1,234)      (1,132)
      Restricted cash release                              1,499        1,905
      Deferred costs                                          (1)         (49)
                                                         -------      -------

Net cash provided by investing activities                     23          295
                                                         -------      -------

Cash Flows from Financing Activities:

      Principal payments on mortgage loan                   (223)        (217)
                                                         -------      -------

Cash used in financing activities                           (223)        (217)
                                                         -------      -------

Net increase in Cash and Cash Equivalents                    106          784

Cash and Cash Equivalents, Beginning of Period             1,619        2,292
                                                         -------      -------

Cash and Cash Equivalents, End of Period                 $ 1,725      $ 3,076
                                                         =======      =======

Supplemental Disclosure of Cash Flow Information:
      Cash Paid For Interest                             $ 1,973      $ 1,980
                                                         =======      =======


                 See notes to consolidated financial statements.


                                    6 of 19


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2004

                   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,
     2003.

     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, 2003 was derived from
     audited financial statements at such date.

     The results of operations for the six and three months ended June 30, 2004
     and 2003 are not necessarily indicative of the results to be expected for
     the full year.

     Reclassification

     Certain reclassifications have been made to the 2003 balances to conform to
     the 2004 presentation.

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, 2004 and 2003, management fees of $293,000
          and $289,000, respectively, were incurred.

     b.   The Partnership pays or accrues to the General Partner an annual
          partnership administration and investor service fee, as provided for
          in the partnership agreement, of $100,000, which, since 1990, has been
          increased annually by 6% to its present level of approximately
          $240,000 per annum. Fees of $120,000 and $113,000 were paid or accrued
          during the periods ended June 30, 2004 and 2003, 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 $12,000 and $21,000 were
          incurred during the six months ended June 30, 2004 and 2003,
          respectively, and have been capitalized to the cost of buildings and
          improvements.


                                    7 of 19


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2004

                   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.   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, 2004 and 2003 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.



                                     Office   Parking
                                     Tower     Garage     Other       Total

     2004

     Rental income                   $ 6,032   $  --     $  --      $ 6,032
     Other income                         11        95      --          106
     Interest income                       9      --        --            9
     Interest expense                  1,916        61      --        1,977
     Depreciation and amortization     1,193        23      --        1,216
     Segment profit (loss)               314        11      (139)       186
     Total assets                     36,687       892      --       37,579
     Capital expenditures                241      --        --          241

     2003

     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     1,211        23      --        1,234
     Segment profit (loss)               109        54      (129)        34
     Total assets                     36,636       938     1,087     38,661
     Capital expenditures                429      --        --          429



                                    8 of 19


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2004


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 $106,000 for the six months ended June 30, 2004, as compared
     to December 31, 2003. The increase is due to $306,000 of net cash provided
     by operating activities and $23,000 of cash provided by investing
     activities, which were partially offset by $223,000 of cash used for
     principal payments on mortgage loan (financing activities). Net cash
     provided by investing activities consisted of a net refund of $265,000 from
     the restricted cash account, partially offset by $241,000 of cash used for
     improvements to real estate, primarily tenant improvements, and $1,000 of
     cash expended on leasing costs and commissions. The Property is 92% leased
     as of June 30, 2004 as compared to 87% at June 30, 2003. At June 30, 2004,
     the Registrant had $1,725,000 in cash and cash equivalents, which was
     invested primarily in money market mutual funds.

     The Property has a heavy concentration of tenants in the technology and
     telecommunications industries, both of which have been experiencing severe
     decline. Notably, Lucent Technologies, which leases in excess of 10% of the
     Property, has vacated its space and is marketing it for sublease. Lucent's
     lease expires on December 31, 2005 and Lucent continues to make required
     lease payments. Lucent has been experiencing financial difficulties for the
     past few years and it is possible that if these financial difficulties
     continue Lucent could stop making lease payments. Further, Encoda (formerly
     JDS Columbine) has placed five floors of its space in the sublease market,
     which accounts for approximately 14% of the property. Encoda's lease
     expires in 2008 and Encoda continues to make required lease payments.
     Because of the recent decline in the Denver real estate market, the
     Registrant may be unable to find a new tenant or tenants at rental rates
     sufficient to generate cash flow in excess of its debt service obligations.

     The Registrant's only significant critical accounting policy relates to the
     evaluation of the fair value of real estate. The Registrant 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.


                                    9 of 19


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2004

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 needs
     of the Operating Company. The Registrant anticipates spending an additional
     $1,800,000 for capital and tenant improvements to the Property for the
     remainder of the year. As of June 30, 2004, 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.

     None of the recently issued accounting standards had an effect on the
     Registrant's consolidated financial statements.

     Results of Operations

     Net income for the six months ended June 30, 2004 was $186,000 as compared
     to a net income of $34,000 for the six months ended June 30, 2003. The
     increase in net income was primarily due to an increase in operating
     income. Operating results, before non-operating income (expense) increased
     by $150,000 for the six months ended June 30, 2004, as compared to 2003,
     due to an increase in revenue of $261,000, which was partially offset by an
     increase in expenses of $111,000. Operating results, before non-operating
     income (expense) increased by $171,000 for the three months ended June 30,
     2004 as compared to 2003.

     Revenue increased by $261,000 for the six months ended June 30, 2004, as
     compared to 2003, due to an increase in rental income of $311,000, which
     was partially offset by a decrease in other income of $50,000. Rental
     income increased due to an increase in occupancy. Other income decreased
     due to a decrease in volume of other billable services provided by the
     Property, including the Garage operation.

     Expenses increased by $111,000 for the six months ended June 30, 2004, as
     compared to 2003, primarily due to increases in all expenses other than
     insurance and depreciation.


                                    10 of 19


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2004


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

     Quantitative and Qualitative Disclosures of Market Risk

     The Registrant does not have any financial instruments that would expose it
     to market risk associated with the risk of loss arising from adverse
     changes in market rates and prices. The Registrant's mortgage note payable
     at June 30, 2004 is at a fixed rate of interest.

ITEM 3. CONTROLS AND PROCEDURES

     The Registrant's management, with the participation of the Registrant's
     Chief Executive Officer and Chief Financial Officer, has evaluated the
     effectiveness of the Registrant's disclosure controls and procedures (as
     such term is defined in Rules 13a-15(e) under the Securities Exchange Act
     of 1934, as amended) as of the end of the period covered by this report.
     Based on such evaluation, the Registrant's Chief Executive Officer and
     Chief Financial Officer have concluded that, as of the end of such period,
     the Registrant's disclosure controls and procedures are effective.

     There have not been any changes in the Registrant's internal control over
     financial reporting (as defined in Rule 13a-15(f) under the Securities and
     Exchange Act of 1934, as amended) during the fiscal quarter to which this
     report relates that have materially affected, or are reasonably likely to
     materially affect, the Registrant's internal control over financial
     reporting.


                                    11 of 19


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2004


PART II - OTHER INFORMATION


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

     (a)  Exhibits:

          Exhibits required by Item 601 of Regulation S-B are filed herewith
          and are listed in the attached Exhibit Index.

     (b)  Reports on Form 8-K:

          No reports on Form 8-K were filed during the period ended June 30,
          2004.


                                    12 OF 19


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2004


                                   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 13, 2004


                                    13 OF 19


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2004


Exhibit Index




Exhibit                                                                               Page No.
-------                                                                               --------

 31.1    Chief Executive Officer's Certification, pursuant to Section 302 of the
         Sarbanes-Oxley Act of 2002.                                                  15 - 16

 31.2    Chief Financial Officer's Certification, pursuant to Section 302 of the
         Sarbanes-Oxley Act of 2002.                                                  17 - 18

 32      Certification of Chief Executive Officer and Chief Financial Officer,
         pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906
         of the Sarbanes-Oxley Act of 2002.                                             19



                                    14 of 19`