<PAGE>


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

                                   FORM 10-QSB
(Mark One)

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

                  For the quarterly period ended June 30, 2002

                                       OR

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

       For the transition period from _______________ to ________________

                         Commission File Number 0-20273

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


<TABLE>
<CAPTION>

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

7 Bulfinch Place, Suite 500, P.O. Box 9507, Boston, Massachusetts                  02114-9507
------------------------------------------------------------------    -------------------------------------
            (Address of principal executive office)                                (Zip Code)
</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 15


<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2002

                         PART 1 - FINANCIAL INFORMATION

ITEM 1.  CONSOLIDATED FINANCIAL STATEMENTS

CONSOLIDATED BALANCE SHEETS (UNAUDITED)

<TABLE>
<CAPTION>
                                                                                  JUNE 30,      DECEMBER 31,
(IN THOUSANDS, EXCEPT UNIT DATA)                                                   2002            2001
                                                                                  --------     --------------
<S>                                                                               <C>            <C>
Assets

Real estate, at cost:
Land                                                                              $  1,700       $  1,700
Buildings and improvements, net of accumulated
      depreciation of $24,606 (2002) and $23,364 (2001)                             28,407         28,875
                                                                                  ---------      ---------
                                                                                    30,107         30,575
Other Assets:

Cash and cash equivalents                                                            2,131          2,916
Restricted cash                                                                      2,908          2,717
Other assets                                                                           443            515
Deferred rent receivable                                                             1,964          2,001
Deferred costs, net of accumulated amortization
      of $2,225 (2002) and $1,942 (2001)                                             2,039          2,283
                                                                                  ---------      ---------
         Total assets                                                             $ 39,592       $ 41,007
                                                                                  =========      =========
Liabilities and Partners' Deficit

Liabilities:

Mortgage loan payable                                                             $ 49,400       $ 49,600
Accrued interest payable                                                               328            340
Accounts payable and accrued expenses                                                  843          1,588
Deferred lease termination fee                                                       1,049          1,303
Payable to related party                                                               322            243
Security deposits                                                                      133            133
                                                                                  ---------      --------
         Total liabilities                                                          52,075         53,207
                                                                                  ---------      --------
Partners' Deficit:

Investor limited partners' deficit (460 units outstanding)                         (10,802)       (10,522)
General partner's deficit                                                           (1,681)        (1,678)
                                                                                  ---------      --------
         Total Partners' Deficit                                                   (12,483)       (12,200)
                                                                                  ---------      --------
         Total Liabilities and Partners' Deficit                                  $ 39,592       $ 41,007
                                                                                  =========      ========
</TABLE>


                 See notes to consolidated financial statements.

                                     2 of 15

<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2002


<TABLE>
<CAPTION>

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

      Rental                                                        $   5,693      $  5,439
      Other                                                               277           379
                                                                    ---------      --------
         Total revenues                                                 5,970         5,818
                                                                    ---------      --------
Expenses:

      Real estate taxes                                                   405           353
      Payroll and payroll expense reimbursements                          353           340
      Operating expenses                                                  389           329
      Repairs and maintenance                                             583           461
      Utilities                                                           424           462
      Management and other fees                                           403           374
      General and administrative costs                                     76            70
      Insurance                                                            71            35
      Depreciation                                                      1,242         1,353
      Amortization                                                        266           250
                                                                    ---------      --------
         Total expenses                                                 4,212         4,027
                                                                    ---------      --------
Operating income                                                        1,758         1,791

Non-operating income (expense):
      Interest income                                                      26            48
      Interest expense                                                 (2,000)       (2,026)
                                                                    ---------      --------
Net loss                                                            $    (216)     $   (187)
                                                                    =========      ========
Net loss allocated:
      General Partner                                               $      (2)     $     (2)
      Investor Limited Partners                                          (214)         (185)
                                                                    ---------      --------
                                                                    $    (216)     $   (187)
                                                                    =========      ========
Net loss allocated per unit:
      Investor Limited Partners                                     $ (465.22)     $(402.17)
                                                                    =========      ========
Distribution per unit of Investor Limited Partners interest         $  143.48      $      -
                                                                    =========      ========
</TABLE>


                 See notes to consolidated financial statements.

                                     3 of 15


<PAGE>





                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2002


CONSOLIDATED STATEMENTS OF OPERATIONS (UNAUDITED)     FOR THE THREE MONTHS ENDED
                                                        JUNE 30,      JUNE 30,
(IN THOUSANDS, EXCEPT UNIT DATA)                          2002          2001
                                                      -----------    ----------
Revenues:
     Rental                                           $  2,782        $ 2,821
     Other                                                 103            185
                                                      ---------       -------
         Total revenues                                  2,885          3,006
                                                      ---------       -------
Expenses:
     Real estate taxes                                     202            176
     Payroll and payroll expense reimbursements            179            174
     Operating expenses                                    213            166
     Repairs and maintenance                               279            225
     Utilities                                             189            232
     Management and other fees                             194            186
     General and administrative costs                       44             39
     Insurance                                              35             18
     Depreciation                                          624            679
     Amortization                                          142            126
                                                      ---------       -------
         Total expenses                                  2,101          2,021
                                                      ---------       -------
Operating income                                           784            985
Non-operating income (expense):
     Interest income                                        14             17
     Interest expense                                   (1,004)        (1,012)
                                                      ---------       -------
Net loss                                              $   (206)       $   (10)
                                                      =========       =======
Net loss allocated:
     General Partners                                 $     (2)       $     -
     Investor Limited Partners                            (204)           (10)
                                                      ---------       -------
                                                      $   (206)       $   (10)
                                                      =========       =======
Net loss allocated per unit:

     Investor Limited Partners                        $(443.48)       $(21.74)
                                                      =========       =======


                 See notes to consolidated financial statements.

                                     4 of 15


<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2002


CONSOLIDATED STATEMENT OF PARTNERS' DEFICIT (UNAUDITED)

(IN THOUSANDS, EXCEPT UNIT DATA)


<TABLE>
<CAPTION>
                                                     UNITS OF     INVESTOR
                                                     LIMITED       LIMITED       GENERAL
                                                   PARTNERSHIP    PARTNERS'     PARTNER'S
                                                     INTEREST      DEFICIT       DEFICIT       TOTAL
                                                   ------------   ---------     ---------    ---------
<S>                                                    <C>     <C>           <C>          <C>
Balance - January 1, 2002                                 460     $(10,522)     $(1,678)     $(12,200)
Net loss                                                  -           (214)          (2)         (216)
Distribution                                              -            (66)          (1)          (67)
                                                    ---------     --------      -------      --------
Balance - June 30, 2002                                   460     $(10,802)     $(1,681)     $(12,483)
                                                    =========     ========      =======      ========
</TABLE>


                See notes to consolidated financial statements.


                                     5 of 15


<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2002


CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED)


<TABLE>
<CAPTION>
(IN THOUSANDS)                                                       FOR THE SIX MONTHS ENDED
                                                                       JUNE 30,    JUNE 30,
                                                                        2002         2001
                                                                     ----------   ----------
<S>                                                                 <C>         <C>
Cash Flows from Operating Activities:
Net loss                                                               $  (216)    $  (187)
Adjustments to reconcile net loss to net cash provided by
 operating activities:
      Depreciation and amortization                                      1,525       1,620
      Amortization of deferred lease termination fee                      (254)          -
      Deferred rent receivable                                              37        (374)
      Changes in assets and liabilities:
         Other assets                                                       72         392
         Accrued interest payable                                          (12)         (1)
         Accounts payable, accrued expenses, payable
           to related party and security deposits                         (666)     (1,416)
                                                                       --------    -------
Net cash provided by operating activities                                  486          34
                                                                       --------    -------
Cash Flows from Investing Activities:
      Additions to buildings and improvements                             (774)       (683)
      Restricted cash                                                     (191)       (145)
      Deferred costs                                                       (39)       (102)
                                                                       --------    -------
Cash used in investing activities                                       (1,004)       (930)
                                                                       --------    -------
Cash Flows from Financing Activities:
      Distribution to Partners                                             (67)          -
      Principal payments on mortgage loan                                 (200)       (185)
                                                                       --------    -------
Cash used in financing activities                                         (267)       (185)
                                                                       --------    -------
Net Decrease in Cash and Cash Equivalents                                 (785)     (1,081)
Cash and Cash Equivalents, Beginning of Period                           2,916       3,201
                                                                       --------    -------
Cash and Cash Equivalents, End of Period                               $ 2,131     $ 2,120
                                                                       ========    =======
Supplemental Disclosure of Cash Flow Information:
      Cash Paid For Interest                                           $ 1,995     $ 2,010
                                                                       ========    =======
</TABLE>


                 See notes to consolidated financial statements.

                                     6 of 15


<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2002

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

1.       GENERAL

         The accompanying financial statements reflect the accounts of 1999
         Broadway Associates Limited Partnership (the "Investor Partnership"),
         1999 Broadway Partnership (the "Operating Partnership") and 1999
         Broadway LLC (the "Operating Company"). The Investor Partnership, the
         Operating Partnership and the Operating Company are collectively
         referred to as the "Partnerships". These consolidated financial
         statements, footnotes and discussions should be read in conjunction
         with the consolidated financial statements, related footnotes and
         discussions contained in the Investor Partnership's Annual Report on
         Form 10-KSB for the year ended December 31, 2001.

         The financial information contained herein is unaudited. In the opinion
         of management, all adjustments necessary for a fair presentation of
         such financial information have been included. All adjustments are of a
         normal recurring nature. The balance sheet at December 31, 2001 was
         derived from audited financial statements at such date.

         The results of operations for the six and three months ended June 30,
         2002 and 2001 are not necessarily indicative of the results to be
         expected for the full year.

2.       RELATED PARTY TRANSACTIONS

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

         a.       The Partnership accrues to an affiliate of the General Partner
                  an annual property management fee equal to 5% of cash
                  receipts. For the six months ended June 30, 2002 and 2001,
                  management fees of $296,000 and $274,000, respectively, were
                  incurred.

         b.       The Investor Partnership pays or accrues to the General
                  Partner an annual partnership administration and investor
                  service fee, as provided for in the partnership agreement, of
                  $100,000, which, since 1990, has been increased annually by 6%
                  to its present level of approximately $213,000 per annum. Fees
                  of $107,000 and $100,000 were paid or accrued during the
                  periods ended June 30, 2002 and 2001, respectively.

         c.       The Partnership pays or accrues to an affiliate of the General
                  Partner a construction management fee equal to 5% of the
                  aggregate cost of each applicable construction project. Fees
                  of $29,000 and $32,000 were incurred during the six months
                  ended June 30, 2002 and 2001, respectively, and have been
                  capitalized to the cost of buildings and improvements.

         d.       In March 2002, the General Partner received a $1,000
                  distribution of cash flow from operations.




                                     7 of 15


<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2002

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

3.       ALLOCATION OF LOSS AND DISTRIBUTION OF CASH FLOW

         In accordance with the partnership agreement losses are allocated 1% to
         the General Partner and 99% to the Limited Partners. Net income is
         allocated 3% to the General Partner and 97% to the limited partners.
         Cash flow is distributed 99% to the limited partners and 1% to the
         General Partner until the limited partners have received an amount
         equal to an annual 6% per annum noncumulative, noncompounded return on
         their invested capital and the balance, if any, 97% to the limited
         partners, and 3% to the General Partner.

4.       PARTNERS DISTRIBUTION

         For the six months ended June 30, 2002, the Partnership distributed
         $66,000 ($143.48 per unit) of cash from operations to the limited
         partners and $1,000 to the General Partner.

5.       SEGMENT INFORMATION

         The Partnership has two reportable segments, the Office Tower and the
         Garage. The Partnership evaluates performance based on net operating
         income, which is income before depreciation, amortization, interest and
         non-operating items.

         Segment information for the six months ended June 30, 2002 and 2001, is
         shown in the tables below (in thousands). The "Other" column includes
         partnership administrative items and income and expense not allocated
         to a reportable segment.

                                      Office    Parking
                                      Tower      Garage     Other      Total
                                     --------   --------   -------    -------

2002

Rental income                         $ 5,693    $    -    $   -     $ 5,693
Other income                               46       231        -         277
Interest income                            21         -        5          26
Interest expense                        1,936        64        -       2,000
Depreciation and amortization           1,485        23        -       1,508
Segment profit (loss)                    (177)      144     (183)       (216)
Total assets                           38,432       983      177       9,592
Capital expenditures                      774         -        -         774

2001

Rental income                         $ 5,439    $    -    $   -     $ 5,439
Other income                               92       287        -         379
Interest income                            38         -       10          48
Interest expense                        1,959        67        -       2,026
Depreciation and amortization           1,580        23        -       1,603
Segment profit (loss)                    (264)      197     (120)       (187)
Total assets                           38,103     1,029      502      39,634
Capital expenditures                      683         -        -         683


                                     8 of 15


<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2002

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

              The matters discussed in this Form 10-QSB contain certain
              forward-looking statements and involve risks and uncertainties
              (including changing market conditions, competitive and regulatory
              matters, etc.) detailed in the disclosures contained in this Form
              10-QSB and other filings with the Securities and Exchange
              Commission made by the Partnership from time to time. The
              discussion of the Partnership's liquidity, capital resources and
              results of operations, including forward-looking statements
              pertaining to such matters, does not take into account the effects
              of any changes to the Partnership's operations. Accordingly,
              actual results could differ materially from those projected in the
              forward-looking statements as a result of a number of factors,
              including those identified herein.

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

              Liquidity and Capital Resources

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

              The Registrant's level of liquidity based on cash and cash
              equivalents decreased by $785,000 during the six months ended June
              30, 2002, as compared to December 31, 2001. The decrease is due to
              $1,004,000 of cash used in investing activities and $267,000 of
              cash used in financing activities, which were partially offset by
              $486,000 of cash provided by operating activities. Cash used in
              investing activities consisted of $774,000 of cash used for
              improvements to real estate, primarily tenant improvements,
              $39,000 of cash expended on leasing costs and commissions and an
              increase of $191,000 in restricted cash. Cash used in financing
              activities included $200,000 of mortgage principal payments and
              $67,000 in distributions to the partners. The Property is
              approximately 86% leased as of June 30, 2002 as compared to 97% at
              June 30, 2001. At June 30, 2002, the Registrant had $2,131,000 in
              cash and cash equivalents, of which approximately $1,501,000 was
              invested primarily in money market mutual funds.

              The sufficiency of existing liquid assets to meet future liquidity
              and capital expenditure requirements is directly related to the
              level of capital expenditures required at the Property to
              adequately maintain the physical assets and the other operating
              needs of the Operating Company. Such assets are currently thought
              to be sufficient for any near-term and long-term needs of the
              Operating Company. As of June 2002, the partnership made $67,000
              in distributions to the partners.

              The Registrant was not directly affected by the events of the
              September 11th terrorist attacks, however, the attacks have had a
              negative effect on the economy which was already considered to be
              in a recession. 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.


                                     9 of 15


<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2002

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

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

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


















                                    10 of 15

<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2002

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

              Recently Issued Accounting Standards (Continued)

              In April 2002, the FASB issued SFAS No. 145, "Rescission of FASB
              Statements No. 4, 44, and 64, Amendment of FASB Statement No. 13
              and Technical Corrections," which updates, clarifies and
              simplifies existing accounting pronouncements. This statement
              rescinds SFAS No. 4, "Reporting Gains and Losses from
              Extinguishment of Debt an amendment of Accounting Principles Board
              Opinion ("APB") No. 30 "Reporting the Results of Operations -
              Reporting the Effects of a Disposal of a Business and
              Extraordinary, Unusual and Infrequently Occurring Events and
              Transactions," for the disposal of a segment of a business. As a
              result, the criteria in APB 30 will be used to classify those
              gains and losses. FASB No. 64, "Extinguishments of Debts Made to
              Satisfy Sinking-Fund Requirements (an amendment of FASB No. 4)"is
              no longer necessary because FASB No. 4 has been rescinded. FASB
              No. 44, "Accounting for Intangible Assets of Motor Carriers" is no
              longer necessary since the transition to the Motor Carrier Act of
              1980 has been completed. FASB No. 145 amends FASB No. 13,
              "Accounting for Leases" to require that certain lease
              modifications that have economic effects similar to sale-leaseback
              transactions be accounted for in the same manner as sale-leaseback
              transactions. FASB No. 145 also makes technical corrections to
              existing pronouncements. While these corrections are not
              substantive in nature, in some instances, they may change
              accounting practice. FASB No. 145 will be effective for fiscal
              years beginning after May 15, 2002, with early adoption
              encouraged. Upon adoption, enterprises must reclassify prior
              period items that do not meet the extraordinary item
              classification criteria in APB 30. The Partnership does not expect
              that this statement will have a material effect on the
              Partnership's financial statements.

              Results of Operations

              Operating results, before non-operating income (expense) declined
              by $33,000 for the six months ended June 30, 2002, as compared to
              2001, due to an increase in expenses of $185,000 which was
              partially offset by an increase in revenue of $152,000. Operating
              results, before non-operating income (expense) declined by
              $201,000 for the three months ended June 30, 2002, as compared to
              2001.

              Revenue increased by $152,000 for the six months ended June 30,
              2002, as compared to 2001, due to increased in rental income of
              $254,000, which was partially offset by a decrease in other income
              of $102,000. Rental income increased due to an increase in rental
              rates which was partially offset by a decrease in occupancy.


              Expenses increased by $185,000 for the six months ended June 30,
              2002, as compared to 2001, primarily due to increases in real
              estate taxes ($52,000), repairs and maintenance ($122,000),
              operating expenses ($60,000), insurance ($36,000) and management
              and other fees ($29,000). These increases were partially offset by
              a decrease in depreciation ($111,000).

              Interest income declined due to a decline in interest rates.
              Interest expense decreased by $26,000 due to a decrease in the
              outstanding balance of the loan. All other income and expense
              items, including the garage operation, remained relatively
              constant.




                                    11 of 15


<PAGE>



                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2002

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, 2002 is at a fixed rate of
              interest.







































                                    12 of 15


<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2002


PART II - OTHER INFORMATION


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

             (a)  Exhibits:

                  99.1     Certification Pursuant to Section 906 of the
                           Sarbanes-Oxley Act of 2002.

             (b)  Reports on Form 8-K:

                  No reports on Form 8-K were filed during the quarter ended
                  June 30, 2002.


































                                    13 of 15


<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 2002


                                   SIGNATURES


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

                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP


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


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

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




                  DATED: August 14, 2002



















                                    14 of 15