<PAGE>

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

                                   FORM 10-QSB
(Mark One)

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

                For the quarterly period ended September 30, 2001


                                       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 Identification No.)
  incorporation or organization)


 7 Bulfinch Place, Suite 500, Boston, MA                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 13




<PAGE>
                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP
                  --------------------------------------------

                         FORM 10-QSB SEPTEMBER 30, 2001
                         ------------------------------

                         PART 1 - FINANCIAL INFORMATION
                         ------------------------------



ITEM 1.  CONSOLIDATED FINANCIAL STATEMENTS

<TABLE>
<CAPTION>
CONSOLIDATED BALANCE SHEETS (UNAUDITED)
                                                         SEPTEMBER 30,    DECEMBER 31,
(IN THOUSANDS, EXCEPT UNIT DATA)                              2001            2000
                                                         -------------    ------------
<S>                                                        <C>             <C>
Assets

Real estate, at cost:

Land                                                       $  1,700        $  1,700
Buildings and improvements, net of accumulated
   depreciation of $22,594 (2001) and $20,711 (2000)         29,242          30,478
                                                           --------        --------
                                                             30,942          32,178
Other Assets:

Cash and cash equivalents                                     3,178           3,201
Restricted cash                                                 969           1,383
Other assets                                                    416             777
Deferred rent receivable                                      1,872           1,360
Deferred costs, net of accumulated amortization
   of $1,803 (2001) and $2,083 (2000)                         2,253           2,524
                                                           --------        --------
         Total assets                                      $ 39,630        $ 41,423
                                                           ========        ========

Liabilities and Partners' Capital

Liabilities:

Mortgage loan payable                                      $ 49,697        $ 49,966
Accrued interest payable                                        330             332
Accounts payable and accrued expenses                         1,029           2,441
Payable to related party                                        255             293
Security deposits                                               156             182
                                                           --------        --------
         Total liabilities                                   51,467          53,214
                                                           --------        --------

Partners' Capital:

Investor limited partners' capital (460 units outstanding)  (10,163)        (10,117)
General partner's deficit                                    (1,674)         (1,674)
                                                           --------        --------
         Total Partners' Capital                            (11,837)        (11,791)
                                                           --------        --------
         Total Liabilities and Partners' Capital           $ 39,630        $ 41,423
                                                           ========        ========
</TABLE>


                 See notes to consolidated financial statements.



                                     2 of 13


<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP
                  --------------------------------------------

                         FORM 10-QSB SEPTEMBER 30, 2001
                         ------------------------------

<TABLE>
<CAPTION>
CONSOLIDATED STATEMENTS OF OPERATIONS (UNAUDITED)                FOR THE NINE MONTHS ENDED
                                                             SEPTEMBER 30,       SEPTEMBER 30,
(IN THOUSANDS, EXCEPT UNIT DATA)                                 2001               2000
                                                             -------------       -------------
<S>                                                             <C>                <C>
Revenues:

      Rental                                                    $  8,341           $    7,238
      Other                                                          493                  577
                                                                --------           ----------
         Total revenues                                            8,834                7,815
                                                                --------           ----------

Expenses:

      Real estate taxes                                              530                  545
      Payroll and payroll expense reimbursements                     543                  436
      Operating expenses                                             502                  460
      Repairs and maintenance                                        675                  637
      Utilities                                                      685                  651
      Management and other fees                                      571                  534
      General and administrative costs                               104                   92
      Insurance                                                       53                   79
      Depreciation                                                 1,883                1,838
      Amortization                                                   375                  357
                                                                --------           ----------
         Total expenses                                            5,921                5,629
                                                                --------           ----------

Operating income                                                   2,913                2,186

Non-operating income (expense):
      Interest income                                                 88                  160
      Interest expense                                            (3,047)              (2,888)
                                                                --------           ----------
Net loss                                                        $    (46)          $     (542)
                                                                ========           ==========

Net loss allocated:

      General Partner                                           $      -           $      (5)

      Investor Limited Partners                                      (46)                (537)
                                                                --------           ----------
                                                                $    (46)          $     (542)
                                                                ========           ==========

Net loss allocated per unit:

      Investor Limited Partners                                 $(100.00)          $(1,167.39)
                                                                ========           ==========
Distribution Per Preferred Unitholder                           $      -           $ 3,260.87
                                                                ========           ==========
</TABLE>


                 See notes to consolidated financial statements.



                                    3 of 13

<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP
                  --------------------------------------------

                         FORM 10-QSB SEPTEMBER 30, 2001
                         ------------------------------

<TABLE>
<CAPTION>
CONSOLIDATED STATEMENTS OF OPERATIONS (UNAUDITED)            FOR THE THREE MONTHS ENDED
                                                          SEPTEMBER 30,       SEPTEMBER 30,
(IN THOUSANDS, EXCEPT UNIT DATA)                               2001                2000
                                                          -------------       -------------
<S>                                                          <C>                 <C>
Revenues:

      Rental                                                 $ 2,902             $  2,349
      Other                                                      114                  151
                                                             -------             --------
         Total revenues                                        3,016                2,500
                                                             -------             --------

Expenses:

      Real estate taxes                                          177                  174
      Payroll and payroll expense reimbursements                 203                  164
      Operating expenses                                         173                  162
      Repairs and maintenance                                    214                  189
      Utilities                                                  223                  228
      Management and other fees                                  197                  181
      General and administrative costs                            34                   32
      Insurance                                                   18                   26
      Depreciation                                               530                  586
      Amortization                                               125                  123
                                                             -------             --------
         Total expenses                                        1,894                1,865
                                                             -------             --------

Operating income                                               1,122                  635

Non-operating income (expense):

      Interest income                                             40                   46
      Interest expense                                        (1,021)              (1,002)
                                                             -------             --------
Net income (loss)                                            $   141             $   (321)
                                                             =======             ========

Net income (loss) allocated:

      General Partner                                        $     4             $     (3)

      Investor Limited Partners                                  137                 (318)
                                                             -------             --------
                                                             $   141             $   (321)
                                                             =======             ========

Net income (loss) allocated per unit:

      Investor Limited Partners                              $297.83             $(691.30)
                                                             =======             ========
</TABLE>


                 See notes to consolidated financial statements.



                                     4 of 13



<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP
                  --------------------------------------------

                         FORM 10-QSB SEPTEMBER 30, 2001
                         ------------------------------

CONSOLIDATED STATEMENT OF PARTNERS' CAPITAL (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, 2001               460         $(10,117)       $ (1,674)     $(11,791)

Net loss                                  -              (46)              -           (46)
                                        ---         --------        --------      --------

Balance - September 30, 2001            460         $(10,163)       $ (1,674)     $(11,837)
                                        ===         ========        ========      ========

</TABLE>
















                 See notes to consolidated financial statements.





                                     5 of 13




<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP
                  --------------------------------------------

                         FORM 10-QSB SEPTEMBER 30, 2001
                         ------------------------------

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

(IN THOUSANDS)                                                  FOR THE NINE MONTHS ENDED
                                                              SEPTEMBER 30,   SEPTEMBER 30,
                                                                  2001           2000
                                                              -------------   -------------
<S>                                                              <C>             <C>
Cash Flows from Operating Activities:

Net loss                                                         $   (46)        $  (542)
Adjustments to reconcile net loss to net cash provided by
 operating activities:
      Depreciation and amortization                                2,284           2,369
      Deferred rent receivable                                      (512)           (114)

      Changes in assets and liabilities:
         Other assets                                                361               1
         Accrued interest payable                                     (2)             17
         Accounts payable, accrued expenses, payable
           to related party and security deposits                 (1,476)           (454)
                                                                 -------         -------

Net cash provided by operating activities                            609           1,277
                                                                 -------         -------

Cash Flows from Investing Activities:

      Additions to buildings and improvements                       (647)           (368)
      Decrease (increase) in restricted cash                         414             (81)
      Deferred lease costs                                          (130)           (410)
                                                                 -------         -------
Net cash used in investing activities                               (363)           (859)
                                                                 -------         -------

Cash Flows from Financing Activities:

      Principal payments on mortgage loan                           (269)              -
      Distribution to partners                                         -          (1,500)
      Deferred loan costs                                              -            (100)
                                                                 -------         -------

Cash used in financing activities                                   (269)         (1,600)
                                                                 -------         -------

Net Decrease in Cash and Cash Equivalents                            (23)         (1,182)

Cash and Cash Equivalents, Beginning of Period                     3,201           3,194
                                                                 -------         -------
Cash and Cash Equivalents, End of Period                         $ 3,178         $ 2,012
                                                                 =======         =======

Supplemental Disclosure of Cash Flow Information:
-------------------------------------------------

      Cash Paid For Interest                                     $ 3,023         $ 2,697
                                                                 =======         =======
</TABLE>


                 See notes to consolidated financial statements.



                                     6 of 13

<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP
                  --------------------------------------------

                         FORM 10-QSB SEPTEMBER 30, 2001
                         ------------------------------

                   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 Partnership's Annual Report on Form 10-KSB
         for the year ended December 31, 2000.

         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, 2000 was
         derived from audited financial statements at such date.

         The results of operations for the nine and three months ended September
         30, 2001 and 2000 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 pays to an affiliate of the General Partner an
                  annual property management fee equal to 5% of cash receipts.
                  For the nine months ended September 30, 2001 and 2000,
                  management fees of $420,000 and $391,000, 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 $201,000 per annum. Fees of $151,000
                  and $143,000 were paid or accrued during the periods ended
                  September 30, 2001 and 2000, 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 $30,000 and $19,000 were incurred during the nine months
                  ended September 30, 2001 and 2000, respectively, and have been
                  capitalized to the cost of buildings and improvements.



                                     7 of 13

<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP
                  --------------------------------------------

                         FORM 10-QSB SEPTEMBER 30, 2001
                         ------------------------------

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
                   ------------------------------------------

3.       ALLOCATION OF LOSS

         In accordance with the second amended and restated partnership
         agreement (the "Agreement"), effective December 1, 1997 and while the
         Preferred Units were outstanding, losses were allocated 1% to the
         General Partner and 99% to the limited partners in proportion to and to
         the extent of the capital account balances. In accordance with the
         Agreement, during 2000 the Partnership distributed approximately
         $13,214,000 ($28,726 per Preferred Unit) to the Preferred Unitholders.
         The distributions were funded primarily by proceeds received on the
         refinancing on the Property. Since the Preferred Unitholders have been
         paid in full, their units have been redeemed in accordance with the
         Agreement and they will receive no future distributions or income/loss
         allocations.

         Subsequent to the retirement of the Preferred Units, losses are
         allocated 1% to the General Partner and 99% to the Limited Partners and
         income is allocated 3% to the General Partner and 97% to the Limited
         Partners.

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 nine months ended September 30, 2001 and
         2000, is shown in the tables below (in thousands). The "Other" column
         includes partnership administrative items and income and expense not
         allocated to a reportable segment.

<TABLE>
<CAPTION>
                                                   Office             Parking
                                                    Tower              Garage              Other              Total
                                               -----------------  -----------------   -----------------  ----------------

2001
----

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

2000
----

Rental income                                          $  7,238           $     -            $      -           $  7,238
Other income                                                186               391                   -                577
Interest income                                             124                 -                  36                160
Interest expense                                          2,789                99                   -              2,888
Depreciation and amortization                             2,160                35                   -              2,195
Segment profit (loss)                                      (669)              257                (130)              (542)
Total assets                                             38,126             1,063                 565             39,754
Capital expenditures                                        368                 -                   -                368
</TABLE>

                                     8 of 13


<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP
                  --------------------------------------------

                         FORM 10-QSB SEPTEMBER 30, 2001
                         ------------------------------

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.

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

              Liquidity and Capital Resources
              -------------------------------

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

              The Registrant's level of liquidity based on cash and cash
              equivalents decreased by $23,000 during the nine months ended
              September 30, 2001, as compared to December 31, 2000. The decrease
              is due to $363,000 of cash used in investing activities and
              $269,000 of cash used for mortgage principal payments (financing
              activities), which was significantly offset by $609,000 of cash
              provided by operating activities. Cash used in investing
              activities consisted of $647,000 expended for improvements to real
              estate, primarily tenant improvements, and $130,000 of cash
              expended on leasing costs and commissions, which was partially
              offset by a decrease of $414,000 in restricted cash. The Property
              is approximately 98% and 89% leased as of September 30, 2001 and
              2000, respectively. At September 30, 2001, the Registrant had
              approximately $3,178,000 in cash and cash equivalents of which
              $2,847,000 was invested in interest bearing accounts included in
              cash and cash equivalents.

              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 General Partner periodically evaluates the Registrant's cash
              needs to determine if distributions can be made.


                                     9 of 13


<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP
                  --------------------------------------------

                         FORM 10-QSB SEPTEMBER 30, 2001
                         ------------------------------

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

              Liquidity and Capital Resources (Continued)
              -------------------------------------------

              At this time, it appears that the original investment objective of
              capital growth from the inception of the Registrant will not be
              attained and that the limited partners will not receive a complete
              return of their invested capital. The extent to which invested
              capital is refunded to the limited partners is dependent upon the
              performance of the Property and the market in which it is located.

              Recently Issued Accounting Standards
              ------------------------------------

              The Financial Accounting Standards Board ("FASB") issued Statement
              of Financial Accounting Standards ("SFAS") No. 137, "Accounting
              for Derivative Instruments and Hedging Activities - Deferral of
              the Effective Date of SFAS No. 133." The Statement deferred for
              one year the effective date of SFAS No. 133, "Accounting for
              Derivative Instruments and Hedging Activities". The Statement
              requires companies to recognize all derivatives on the balance
              sheet as assets or liabilities, measured at fair value. Gains or
              losses resulting from changes in the values of those derivatives
              would be accounted for depending on the use of the derivative and
              whether they qualify for hedge accounting. This Statement was
              effective for fiscal years beginning after June 15, 2000. There
              was no effect from this Statement on the Registrant's financial
              statements.

              In July 2001, the FASB issued SFAS No. 141 "Business
              Combinations". SFAS No. 141 requires that all business
              combinations be accounted for under the purchase method of
              accounting. SFAS No. 141 also changes the criteria for the
              separate recognition of intangible assets acquired in a business
              combination. SFAS No. 141 is effective for all business
              combinations initiated after September 30, 2001. This statement
              will not affect the Registrant's financial statements.

              In July 2001, the FASB issued SFAS No. 142, "Goodwill and Other
              Intangible Assets". SFAS No. 142 addresses accounting and
              reporting for intangible assets acquired, except for those
              acquired in a business combination. SFAS No. 142 presumes that
              goodwill and certain intangible assets have indefinite useful
              lives. Accordingly, goodwill and certain intangibles will not be
              amortized but rather will be tested at least annually for
              impairment. SFAS No. 142 also addresses accounting and reporting
              for goodwill and other intangible assets subsequent to their
              acquisition. SFAS No. 142 is effective for fiscal years beginning
              after December 15, 2001. This statement will not have a material
              effect on the Registrant's financial statements.

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


                                    10 of 13

<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP
                  --------------------------------------------

                         FORM 10-QSB SEPTEMBER 30, 2001
                         ------------------------------

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

              Results of Operations
              ---------------------

              Operating results, before non-operating income (expense) improved
              by $727,000 for the nine months ended September 30, 2001, as
              compared to 2000, due to an increase in revenue of $1,019,000,
              which was partially offset by an increase in expenses of $292,000.
              Operating results, before non-operating income (expense) improved
              by $487,000 for the three months ended September 30, 2001, as
              compared to 2000.

              Revenues increased by $1,019,000 for the nine months ended
              September 30, 2001, as compared to 2000, due to an increase in
              rental income of $1,103,000 which was partially offset by a
              decrease in other income of $84,000. Rental income increased due
              to increases in rental rates and occupancy.

              Expenses increased by $292,000 for the nine months ended September
              30, 2001, as compared to 2000, primarily due to increases in
              depreciation ($45,000), utilities ($34,000), amortization
              ($18,000), payroll and payroll expense reimbursements ($107,000),
              operating expenses ($42,000), repairs and maintenance ($38,000)
              and management and other fees ($37,000). These increases were
              partially offset by a decrease in real estate tax expense
              ($15,000) and insurance expense ($26,000). Depreciation expense
              increased due to expenditures for tenant improvements made in
              connection with an increase in leasing activity in the previous
              two years.

              Interest income declined due to lower interest rates. Interest
              expense increased by $159,000 due to an increase in the
              outstanding balance of the loan in connection with the mortgage
              refinancing in October 2000. All other income and expense items,
              including the garage operation, remained relatively constant.

              Quantitative and Qualitative Disclosures of Market Risk
              -------------------------------------------------------

              The Registrant does not have any financial instruments that would
              expose it to market risk associated with the risk of loss arising
              from adverse changes in market rates and prices. The Registrant's
              mortgage note payable at September 30, 2001 is at a fixed rate of
              interest.




                                    11 of 13


<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP
                  --------------------------------------------

                         FORM 10-QSB SEPTEMBER 30, 2001
                         ------------------------------

                           PART II - OTHER INFORMATION
                           ---------------------------



Item 6.     Exhibits and Reports on Form 8-K.
            ---------------------------------

           (a)  None

           (b)  Reports on Form 8-K:

                No report of Form 8-K was filed during the period.




                                    12 of 13

<PAGE>

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP
                  --------------------------------------------

                         FORM 10-QSB SEPTEMBER 30, 2001
                         ------------------------------

                                   SIGNATURES
                                   ----------

Pursuant to the requirements of the Securities and Exchange Act of 1934, the
Registrant has duly caused this report to be signed on its behalf by the
undersigned, thereunto duly authorized.

                      1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP
                      --------------------------------------------


                      BY:   WINTHROP FINANCIAL ASSOCIATES, A LIMITED PARTNERSHIP
                            MANAGING GENERAL PARTNER


                      BY:   /s/ Michael L. Ashner
                           --------------------------------------
                            Michael L. Ashner
                            Chief Executive Officer

                      BY:  /s/ Thomas Staples
                          --------------------------------------
                           Thomas Staples
                           Chief Financial Officer




                      DATED: November 14, 2001



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