<PAGE>

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

                                   FORM 10-QSB
(Mark One)

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

                  For the quarterly period ended March 31, 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)

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

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

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

Indicate by check mark whether the Registrant (1) has filed all reports required
to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during
the preceding 12 months (or for such shorter period that the Registrant was
required to file such reports), and (2) has been subject to such filing
requirements for the past 90 days. Yes  X   No
                                       ---     ---





                                     1 of 18


<PAGE>
                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2004

                         PART 1 - FINANCIAL INFORMATION

ITEM 1.  CONSOLIDATED FINANCIAL STATEMENTS

CONSOLIDATED BALANCE SHEETS (UNAUDITED)
                                                        MARCH 31,   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 $28,527 (2004) and $28,019 (2003)     26,506      26,828
                                                          --------    --------
                                                            28,206      28,528

Other Assets:

Cash and cash equivalents                                    1,449       1,619
Restricted cash                                              2,884       2,840
Other assets                                                   494         531
Deferred rent receivable                                     2,786       2,749
Deferred costs, net of accumulated amortization
      of $3,055 (2004) and $2,952 (2003)                     2,243       2,345
                                                          --------    --------
         Total assets                                     $ 38,062    $ 38,612
                                                          ========    ========

Liabilities and Partners' Deficit

Liabilities:

Mortgage loan payable                                     $ 48,658    $ 48,774
Accrued interest payable                                       334         335
Accounts payable and accrued expenses                        1,120       1,449
Deferred lease termination fee                                 331         413
Payable to related party                                       310         301
Security deposits                                              116         110
                                                          --------    --------
         Total liabilities                                  50,869      51,382
                                                          --------    --------

Partners' Deficit:

Investor limited partners' deficit (460 units
  outstanding)                                             (11,123)    (11,086)
General partner's deficit                                   (1,684)     (1,684)
                                                          --------    --------
         Total Partners' Deficit                           (12,807)    (12,770)
                                                          --------    --------
         Total Liabilities and Partners' Deficit          $ 38,062    $ 38,612
                                                          ========    ========

                See notes to consolidated financial statements.


                                    2 of 18

<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2004


CONSOLIDATED STATEMENTS OF OPERATIONS (UNAUDITED)    FOR THE THREE MONTHS ENDED
                                                      MARCH 31,       MARCH 31,
(IN THOUSANDS, EXCEPT UNIT DATA)                        2004           2003
                                                     ----------      -----------
Revenues:

      Rental                                           $ 2,914        $ 2,847
      Other                                                 63             68
                                                       -------        -------

         Total revenues                                  2,977          2,915
                                                       -------        -------

Expenses:

      Real estate taxes                                    219            210
      Payroll and payroll expense reimbursements           174            171
      Operating expenses                                   172            153
      Repairs and maintenance                              303            280
      Utilities                                            245            229
      Management and other fees                            205            204
      General and administrative costs                      49             23
      Insurance                                             58             68
      Depreciation                                         508            517
      Amortization                                          95             90
                                                       -------        -------
         Total expenses                                  2,028          1,945
                                                       -------        -------

Operating income                                           949            970

Non-operating income (expense):
      Interest income                                        4              7
      Interest expense                                    (990)          (988)
                                                       -------        -------
Net loss                                               $   (37)       $   (11)
                                                       =======        =======

Net loss allocated:

      General Partner                                  $    --        $    --

      Investor Limited Partners                            (37)           (11)
                                                       -------        -------
                                                       $   (37)       $   (11)
                                                       =======        =======

Net loss allocated per unit:
      Investor Limited Partners                        $(80.43)       $(23.91)
                                                       =======        =======


                See notes to consolidated financial statements.


                                    3 of 18

<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 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 loss                            --        (37)         --         (37)
                              --------   --------    --------    --------
Balance - March 31, 2004           460   $(11,123)   $ (1,684)   $(12,807)
                              ========   ========    ========    ========





                See notes to consolidated financial statements.


                                    4 of 18

<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2004


CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED)

(IN THOUSANDS)
<TABLE>
<CAPTION>
                                                         FOR THE THREE MONTHS ENDED
                                                           MARCH 31,   MARCH 31,
                                                              2004      2003
                                                          ----------   ----------
<S>                                                         <C>        <C>
Cash Flows from Operating Activities:

Net loss                                                    $   (37)   $   (11)
Adjustments to reconcile net loss to net cash provided by
operating activities:
      Depreciation and amortization                             611        616
      Amortization of deferred lease termination fee            (82)       (82)
      Deferred rent receivable                                  (37)       (56)
      Changes in assets and liabilities:
         Other assets                                            37         43
         Accrued interest payable                                (1)        (1)
         Accounts payable, accrued expenses, payable
           to related party and security deposits              (314)      (161)
                                                            -------    -------
Net cash provided by operating activities                       177        348
                                                            -------    -------

Cash Flows from Investing Activities:

      Additions to buildings and improvements                  (186)       (39)
      Additions to restricted cash                             (534)      (620)
      Restricted cash released                                  490        569
      Deferred costs                                             (1)       (11)
                                                            -------    -------
Net cash used in investing activities                          (231)      (101)
                                                            -------    -------

Cash Flows from Financing Activities:

      Principal payments on mortgage loan                      (116)      (118)
                                                            -------    -------
Cash used in financing activities                              (116)      (118)
                                                            -------    -------

Net (Decrease) Increase in Cash and Cash Equivalents           (170)       129

Cash and Cash Equivalents, Beginning of Period                1,619      2,292
                                                            -------    -------
Cash and Cash Equivalents, End of Period                    $ 1,449    $ 2,421
                                                            =======    =======
Supplemental Disclosure of Cash Flow Information:
      Cash Paid For Interest                                $   983    $   980
                                                            =======    =======
</TABLE>








                See notes to consolidated financial statements.


                                    5 of 18

<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 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 three months ended March 31, 2004 and
         2003 are not necessarily indicative of the results to be expected for
         the full year.

2.       RELATED PARTY TRANSACTIONS

         The Partnership has incurred charges and made commitments to companies
         affiliated by common ownership and management with Winthrop Financial
         Associates, A Limited Partnership, the managing general partner of the
         Investor Partnership (the "General Partner"). Related party
         transactions with the General Partner and its affiliates include the
         following:

         a.       The Partnership accrues to an affiliate of the General Partner
                  an annual property management fee equal to 5% of cash
                  receipts. For the three months ended March 31, 2004 and 2003,
                  management fees of $145,000 and $147,000, 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 $60,000 and
                  $57,000 were paid or accrued during the periods ended March
                  31, 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 $10,000 and $3,000 were incurred during the three months
                  ended March 31, 2004 and 2003, respectively, and have been
                  capitalized to the cost of buildings and improvements.



                                    6 of 18

<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 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 three months ended March 31, 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                   $  2,914   $  --   $    --    $ 2,914
         Other income                           5      58        --         63
         Interest income                        3      --         1          4
         Interest expense                     959      31        --        990
         Depreciation and amortization        591      12        --        603
         Segment profit (loss)                 16      15       (68)       (37)
         Total assets                      37,159     903        --     38,062
         Capital expenditures                 186      --        --        186

         2003

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


                                    7 of 18

<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 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 decreased by $170,000 for the three months ended March
              31, 2004, as compared to December 31, 2003. The decrease is due to
              $231,000 of cash used in investing activities and $116,000 of cash
              used for principal payments on mortgage loan (financing
              activities), which were partially offset by $177,000 of cash
              provided by operating activities. Net cash used in investing
              activities consisted of $186,000 of cash used for improvements to
              real estate, primarily tenant improvements, $1,000 of cash
              expended on leasing costs and commissions and a net increase of
              $44,000 in restricted cash. The Property is approximately 93%
              leased as of March 31, 2004 as compared to 86% at March 31, 2003.
              At March 31, 2004, the Registrant had $1,449,000 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.

                                    8 of 18

<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 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 has budgeted approximately $3,000,000 on capital
              improvements to the Property in 2004. As of March 31, 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 loss for the three months ended March 31, 2004 was $37,000 as
              compared to a net loss of $11,000 for the three months ended March
              31, 2003. The increase in net loss was due to a decrease in
              operating income, a decrease in interest income, and an increase
              in interest expense. Operating results, before non-operating
              income (expense) decreased by $21,000 for the three months ended
              March 31, 2004, as compared to 2003, due to an increase in
              expenses of $83,000, which was partially offset by increases in
              revenue of $62,000.

              Revenue increased by $62,000 for the three months ended March 31,
              2004, as compared to 2003, due to an increase in rental income of
              $67,000, which was partially offset by a decrease in other income
              of $5,000. 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 $83,000 for the three months ended March 31,
              2004, as compared to 2003, primarily due to increases in repairs
              and maintenance ($23,000), real estate taxes ($9,000), operating
              expenses ($19,000), payroll and payroll expense reimbursements
              ($3,000), general and administrative costs ($26,000), amortization
              ($5,000), utilities ($16,000) and management and other fees
              ($1,000). These increases were slightly offset by decreases in
              insurance ($10,000) and depreciation ($9,000).

              Interest income decreased primarily due to a decline in interest
              rates and lower cash balances available for investments.


                                    9 of 18

<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 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 March 31, 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.




                                    10 of 18

<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 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
                  March 31, 2004.



























                                    11 of 18

<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 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: May 14, 2004












                                    12 of 18

<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                           FORM 10-QSB MARCH 31, 2004




Exhibit Index


<TABLE>
<CAPTION>
     Exhibit                                                                              Page No.
     -------                                                                              --------
<S>           <C>                                                                          <C>
     31.1     Chief Executive Officer's Certification, pursuant to Section 302 of the
              Sarbanes-Oxley Act of 2002.                                                  14 - 15

     31.2     Chief Financial Officer's Certification, pursuant to Section 302 of the
              Sarbanes-Oxley Act of 2002.                                                  16 - 17

     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.                                              18
</TABLE>


                                    13 of 18