<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, 1999

                                      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)

 Five Cambridge Center, Cambridge, MA                     02142
---------------------------------------     ------------------------------------
(Address of principal executive office)                 (Zip Code)

Registrant's telephone number, including area code     (617) 234-3000
                                                   ----------------------------

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 14



<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 1999

                         PART 1 - FINANCIAL INFORMATION

Item 1.  Consolidated Financial Statements

Consolidated Balance Sheets (Unaudited)

<TABLE>
<CAPTION>
                                                                      June 30,            December 31,
(In Thousands, Except Unit Data)                                        1999                  1998
                                                              ---------------------    --------------------

<S>                                                           <C>                      <C>
Assets

Real estate, at cost:

Land                                                          $              1,700     $             1,700
Buildings and improvements, net of accumulated
   depreciation of $16,885 (1999) and $15,725 (1998)                        31,260                  31,800
                                                              ---------------------    --------------------

                                                                            32,960                  33,500
Other Assets:

Cash and cash equivalents                                                    3,793                   3,788
Restricted cash                                                                475                     467
Other assets                                                                   231                     356
Deferred rent receivable                                                       920                     690
Deferred costs, net of accumulated amortization
   of $1,557 (1999) and $2,504 (1998)                                        2,289                   2,269
                                                              ---------------------    --------------------

         Total assets                                         $             40,668     $            41,070
                                                              =====================    ====================

Liabilities and Partners' Capital

Liabilities:

Mortgage loan payable                                         $             25,466     $            25,622
Accrued interest payable                                                       202                     203
Accounts payable and accrued expenses                                          808                   1,109
Payable to related party                                                       294                     200
Security deposits                                                              130                     135
                                                              ---------------------    --------------------

         Total liabilities                                                  26,900                  27,269
                                                              ---------------------    --------------------

Commitments

Partners' Capital:

Preferred unit holders' capital (460 units outstanding)                     10,196                  10,218
Investor limited partners' capital (460 units outstanding)                   5,082                   5,093
General partner's deficit                                                   (1,510)                 (1,510)
                                                              ---------------------    --------------------

         Total Partners' Capital                                            13,768                  13,801
                                                              ---------------------    --------------------

         Total Liabilities and Partners' Capital              $             40,668     $            41,070
                                                              =====================    ====================
</TABLE>


                 See notes to consolidated financial statements.


                                     2 of 14
<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 1999

<TABLE>
<CAPTION>
Consolidated Statements of Operations (Unaudited)                   For the Six Months Ended
                                                                June 30,                June 30,
(In Thousands, Except Unit Data)                                  1999                    1998
                                                          ---------------------    --------------------

<S>                                                       <C>                      <C>
Revenues:

      Rental                                              $              4,514     $             4,268
      Other                                                                335                     392
                                                          ---------------------    --------------------

         Total revenues                                                  4,849                   4,660
                                                          ---------------------    --------------------

Expenses:

      Real estate taxes                                                    273                     263
      Payroll and payroll expense reimbursements                           325                     303
      Operating expenses                                                   368                     308
      Repairs and maintenance                                              443                     414
      Utilities                                                            464                     457
      Management and other fees                                            327                     297
      General and administrative costs                                      93                     179
      Insurance                                                             54                      54
      Depreciation                                                       1,160                   1,016
      Amortization                                                         262                     277
                                                          ---------------------    --------------------

         Total expenses                                                  3,769                   3,568
                                                          ---------------------    --------------------


Operating income                                                         1,080                   1,092

Non-operating income (expense):
      Interest income                                                      102                     154
      Interest expense                                                  (1,215)                 (1,259)
                                                          ---------------------    --------------------

Net loss                                                  $                (33)    $               (13)
                                                          =====================    ====================

Net loss allocated:

      General Partners                                    $                  -     $                  -

      Preferred Unit Holders                                               (22)                     (9)

      Investor Limited Partners                                            (11)                     (4)
                                                          ---------------------    --------------------

                                                          $                (33)    $               (13)
                                                          =====================    ====================

Net loss allocated per unit:

      Preferred Unit Holders                              $             (47.83)    $            (19.57)
                                                          =====================    ====================

      Investor Limited Partners                           $             (23.91)    $             (8.70)
                                                          =====================    ====================

Distribution Per Investor Limited Partner Unit            $                  -     $         10,000.00
                                                          =====================    ====================
</TABLE>

                 See notes to consolidated financial statements.

                                     3 of 14


<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 1999

<TABLE>
<CAPTION>
Consolidated Statements of Operations (Unaudited)                      For the Three Months Ended
                                                                    June 30,                June 30,
(In Thousands, Except Unit Data)                                      1999                    1998
                                                             ---------------------    --------------------

<S>                                                          <C>                      <C>
Revenues:

      Rental                                                 $              2,328     $             2,188
      Other                                                                   191                     176
                                                             ---------------------    --------------------

         Total revenues                                                     2,519                   2,364
                                                             ---------------------    --------------------

Expenses:

      Real estate taxes                                                       137                     137
      Payroll and payroll expense reimbursements                              133                     129
      Operating expenses                                                      175                     158
      Repairs and maintenance                                                 212                     208
      Utilities                                                               240                     228
      Management and other fees                                               169                     155
      General and administrative costs                                         58                     127
      Insurance                                                                27                      27
      Depreciation                                                            612                     534
      Amortization                                                            131                     152
                                                             ---------------------    --------------------

         Total expenses                                                     1,894                   1,855
                                                             ---------------------    --------------------


Operating income                                                              625                     509

Non-operating income (expense):
      Interest income                                                          52                      64
      Interest expense                                                       (607)                   (629)
                                                             ---------------------    --------------------

Net income (loss)                                            $                 70     $               (56)
                                                             =====================    ====================

Net income (loss) allocated:

      General Partners                                       $                  -     $                (1)

      Preferred Unit Holders                                                   70                     (37)

      Investor Limited Partners                                                 -                     (18)
                                                             ---------------------    --------------------

                                                             $                 70     $               (56)
                                                             =====================    ====================

Net income (loss) allocated per unit:

      Preferred Unit Holders                                 $             152.17     $            (80.43)
                                                             =====================    ====================

      Investor Limited Partners                              $                  -     $            (39.13)
                                                             =====================    ====================

</TABLE>


                 See notes to consolidated financial statements.

                                     4 of 14

<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 1999

Consolidated Statement of Partners' Capital (Unaudited)

(In Thousands, Except Unit Data)

<TABLE>
<CAPTION>
                             Preferred
                              Units of         Units of        Preferred         Investor
                              Limited          Limited            Unit           Limited           General
                            Partnership      Partnership        Holders'        Partners'         Partner's
                              Interest         Interest         Capital          Capital          (Deficit)          Total
                           ---------------  ---------------  ---------------  ---------------  ----------------  --------------

<S>                        <C>              <C>              <C>              <C>              <C>               <C>
Balance - January 1, 1999             460              460   $       10,218   $        5,093   $        (1,510)  $      13,801

Net loss                                -                -              (22)             (11)                -             (33)
                           ---------------  ---------------  ---------------  ---------------  ----------------  --------------

Balance - June 30, 1999               460              460   $       10,196   $        5,082   $        (1,510)  $      13,768
                           ===============  ===============  ===============  ===============  ================  ==============
</TABLE>







                 See notes to consolidated financial statements.

                                     5 of 14

<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 1999

Consolidated Statements of Cash Flows (Unaudited)


<TABLE>
<CAPTION>
(In Thousands)                                                              For the Six Months Ended
                                                                          June 30,              June 30,
                                                                            1999                  1998
                                                                  ---------------------    --------------------
<S>                                                               <C>                      <C>
Cash Flows from Operating Activities:

Net loss                                                          $                (33)    $               (13)
Adjustments to reconcile net loss to net cash provided by
 (used in) operating activities:
      Depreciation and amortization                                              1,423                   1,324
      Deferred rent receivable                                                    (230)                   (299)

      Changes in assets and liabilities:
         Other assets                                                              125                    (113)
         Accrued interest payable                                                   (1)                     (3)
         Accounts payable, accrued expenses, payable
           to related party and security deposits                                 (212)                 (2,440)
                                                                  ---------------------    --------------------


Net cash provided by (used in) operating activities                              1,072                  (1,544)
                                                                  ---------------------    --------------------

Cash Flows from Investing Activities:

      Additions to buildings and improvements                                     (620)                   (777)
      (Increase) decrease in restricted cash                                        (8)                     54
      Deferred lease costs                                                        (194)                   (294)
                                                                  ---------------------    --------------------

Net cash used in investing activities                                             (822)                 (1,017)
                                                                  ---------------------    --------------------

Cash Flows from Financing Activities:

      Principal payments on mortgage loan                                         (156)                   (142)
      Distributions to partners                                                      -                  (4,646)
      Deferred loan costs                                                          (89)                      -
                                                                  ---------------------    --------------------


Cash used in financing activities                                                 (245)                 (4,788)
                                                                  ---------------------    --------------------

Net increase (decrease) in cash and cash equivalents                                 5                  (7,349)

Cash and cash equivalents, beginning of period                                   3,788                  11,116
                                                                  ---------------------    --------------------

Cash and cash equivalents, end of period                          $              3,793     $             3,767
                                                                  =====================    ====================


Supplemental Disclosure of Cash Flow Information:
      Cash Paid For Interest                                      $              1,215     $             1,231
                                                                  =====================    ====================
</TABLE>



                 See notes to consolidated financial statements.

                                     6 of 14
<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 1999

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


1.       General

         The accompanying financial statements reflect the accounts of 1999
         Broadway Associates Limited Partnership (the "Investor Partnership")
         and 1999 Broadway Partnership (the "Operating Partnership"). The
         Investor Partnership and the Operating Partnership are collectively
         referred to as the "Partnership". These consolidated financial
         statements, footnotes and discussions should be read in conjunction
         with the consolidated financial statements, related footnotes and
         discussions contained in the Partnership's Annual Report on Form
         10-KSB for the year ended December 31, 1998.

         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. Certain amounts have
         been reclassified to conform to the June 30, 1999 presentation. The
         balance sheet at December 31, 1998 was derived from audited financial
         statements at such date.

         The results of operations for the three and six months ended June 30,
         1999 and 1998 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 Investor Partnership, (the "General Partner"). Related
         party transactions with the General Partner and its affiliates
         include the following:

         a.       The Operating 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, 1999
                  and 1998, management fees of $237,000 and $213,000,
                  respectively, were incurred. In accordance with the plan of
                  reorganization, beginning in 1996, property management fee
                  payments were reduced to 4% of cash receipts as long as the
                  mortgage note is outstanding. Management fees of $190,000
                  and $170,000 have been paid or accrued for the period ended
                  June 30, 1999 and 1998, respectively.

         b.       The Partnership pays or accrues to the General Partner an
                  annual partnership administration and investor service fee
                  of $100,000, which, since 1990, has been increased annually
                  by 6% to its present level of approximately $179,000 per
                  annum. Fees of $90,000 and $84,000, were paid or accrued
                  during the periods ended June 30, 1999 and 1998,
                  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 $42,000 and $35,000 were incurred during the six
                  months ended June 30, 1999 and 1998, respectively, and have
                  been capitalized to the cost of buildings and improvements.


                                     7 of 14
<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 1999

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


2.       Related Party Transactions (Continued)

         d.       In accordance with the partnership agreement, the General
                  Partner is entitled to receive 1% of aggregate cash
                  distributions. In January 1998, the General Partner received
                  a distribution of $46,000.

3.       Distribution

         In January 1998, the Partnership distributed $4,600,000 ($10,000 per
         unit) to Unitholders and $46,000 to the General Partner.

4.       Allocation of Income

         In accordance with the Partnership's Second Amended and Restated
         Partnership Agreement, losses are allocated 1% to the General Partner
         and 99% to the limited partners in proportion to and to the extent of
         the positive balances in the limited partners' capital accounts. Net
         income is allocated, first, to the Preferred Unitholders, in an
         amount equal to the excess of the cumulative distributions made or to
         be made; second, to restore net loss previously allocated to the
         Preferred Unitholders; and the balance to the Unitholders and to the
         General Partner, to restore net loss previously allocated to them
         during the period that the Preferred Units were outstanding.

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, 1999 and 1998,
         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
                                               -----------------  -----------------   -----------------  -----------------

<S>                                            <C>                <C>                 <C>                <C>
            1999

            Rental income                      $          4,514   $              -    $              -   $          4,514
            Other income                                    112                223                   -                335
            Interest income                                  37                  -                  65                102
            Interest expense                              1,171                 44                   -              1,215
            Depreciation and amortization                 1,400                 23                   -              1,423
            Segment profit (loss)                         (126)                156                (63)               (33)
            Total assets                                 36,525              1,120               3,023             40,668
            Capital expenditures                            620                  -                   -                620
</TABLE>


                                     8 of 14
<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 1999

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


5.       Segment Information (Continued)

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

<S>                                           <C>                <C>                 <C>                <C>
            1998

            Rental income                     $          4,268   $              -    $              -   $          4,268
            Other income                                   180                212                   -                392
            Interest income                                 50                  -                 104                154
            Interest expense                             1,214                 45                   -              1,259
            Depreciation and amortization                1,301                 23                   -              1,324
            Segment profit (loss)                         (70)                144                (87)               (13)
            Total assets                                36,936              1,166               3,181             41,283
            Capital expenditures                           777                  -                   -                777
</TABLE>




                                     9 of 14
<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 1999


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 the 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 99.9% ownership interest in 1999
              Broadway Partnership (the "Operating Partnership"), 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
              Partnership generates rental revenue from the Property and is
              responsible for the Property's operating expenses as well as its
              administrative costs.

              The Registrant's level of liquidity based on cash and cash
              equivalents increased by $5,000 during the six months ended June
              30, 1999, as compared to December 31, 1998. The increase is due
              to $1,072,000 of cash provided by operating activities, which
              was significantly offset by $822,000 of cash used in investing
              activities and $245,000 of cash used in financing activities.
              Cash from operations increased during the period ended June 30,
              1999 primarily as a result of the timing of payments and
              receipts of various operating activities. Cash used in investing
              activities consisted of $620,000 of cash used for improvements
              to real estate, primarily tenant improvements, $194,000 of cash
              expended on leasing costs and commissions and an increase of
              $8,000 in restricted cash. Cash used in financing activities
              consisted of $156,000 of mortgage principal amortization and
              $89,000 in deferred loan costs. The Property is approximately
              98% leased as of June 30, 1999. At June 30, 1999, the Registrant
              had approximately $3,621,000 included in cash and cash
              equivalents which has been invested primarily in money market
              accounts.

              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 Partnership. Such assets
              are currently thought to be sufficient for any near-term needs
              of the Operating Partnership. The mortgage indebtedness of
              $25,466,000 is due on September 30, 1999. The Operating
              Partnership is currently negotiating for the replacement of the
              existing indebtedness. It is anticipated that the Operating
              Partnership will be able to refinance this debt prior to
              maturity. In addition, the Partnership may obtain additional
              financing which it will use to satisfy, in whole or in part, the
              preferred return obligation due to the Preferred Unitholders.


                                    10 of 14
<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 1999

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 and
              preferred unit holders is dependent upon the performance of the
              Property and the market in which it is located. Subsequent to
              September 1999, the maturity date of the mortgage, the ability
              to hold and operate the Property is dependent upon the Operating
              Partnership's ability to refinance or restructure the first
              mortgage loan or sell the Property.

              Year 2000 Issue

              The Year 2000 Issue is the result of computer programs being
              written using two digits rather than four to define the
              applicable year. The Registrant is dependent upon the Managing
              General Partner and its affiliates for management and
              administrative services. Any computer programs or hardware that
              have date-sensitive software or embedded chips may recognize a
              date using "00" as the year 1900 rather than the year 2000. This
              could result in system failure or miscalculations causing
              disruptions of operations, including, among other things, a
              temporary inability to process transactions, send invoices, or
              engage in similar normal business activities.

              During the first half of 1998, the Managing General Partner and
              its affiliates completed their assessment of the various
              computer software and hardware used in connection with the
              management of the Registrant. This review indicated that
              significantly all of the computer programs used by the Managing
              General Partner and its affiliates are off-the-shelf "packaged"
              computer programs which are easily upgraded to be Year 2000
              compliant. In addition, to the extent that custom programs are
              utilized by the Managing General Partner and its affiliates,
              such custom programs are Year 2000 compliant.

              Following the completion of its assessment of the computer
              software and hardware, the Managing General Partner and its
              affiliates began upgrading those systems which required
              upgrading. To date, significantly all of these systems have been
              upgraded. The Registrant has to date not borne, nor is it
              expected that the Registrant will bear, any significant costs in
              connection with the upgrade of those systems requiring
              remediation.

              To date, the Managing General Partner is not aware of any
              external agent with a Year 2000 issue that would materially
              impact the Registrant's results of operations, liquidity or
              capital resources. However, the Managing General Partner has no
              means of ensuring that external agents will be Year 2000
              compliant. The Managing General Partner does not believe that
              the inability of external agents to complete their Year 2000
              resolution process in a timely manner will have a material
              impact on the financial position or results of operations of the
              Registrant. However, the effect of non-compliance by external
              agents is not readily determinable.

                                    11 of 14
<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 1999

Item 2.       Management's Discussion and Analysis or Plan of Operation
              (Continued)

              Results of Operations

              Operating results, before non-operating income (expense) for the
              six months ended June 30, 1999, as compared to the comparable
              period in 1998, decreased by $12,000 due to an increase in
              expenses of $201,000, which was significantly offset by an
              increase in revenue of $189,000. Operating results, before
              non-operating income (expense) for the three months ended June
              30, 1999, as compared to 1998, improved by $116,000.

              Expenses increased by $201,000 for the six months ended June 30,
              1999, as compared to 1998, primarily due to increases in
              depreciation ($144,000), operating expenses ($60,000),
              management and other fees ($30,000), repairs and maintenance
              ($29,000) and payroll and payroll expense reimbursements
              ($22,000). These increases were partially offset by a decrease
              in general and administrative expenses ($86,000). Depreciation
              expense increased due to expenditures for tenant improvements
              made in connection with an increase in leasing activity.

              Revenues for the six months ended June 30, 1999, as compared to
              1998, increased due to an increase in rental income of $246,000
              which was partially offset by a decrease in other income of
              $57,000. Rental income increased due to an increase in overall
              occupancy from 89% at January 1, 1998 and 96% at June 30, 1998,
              to approximately 98% at June 30, 1999, and an increase in rental
              rates.

              Interest income decreased by $52,000 due to the distribution in
              January 1998 of approximately $4,646,000, which reduced the
              amount of capital available for investment. Interest expense
              decreased by $44,000 primarily due to the amortization of the
              mortgage principal. All other income and expense items remained
              relatively constant.







                                    12 of 14
<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 1999

                           PART II - OTHER INFORMATION


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

              (a)     Exhibits

                      27. Financial Data Schedule, is filed as an Exhibit to
              this report.

              (b)     Reports on Form 8-K:

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






                                    13 of 14
<PAGE>


                  1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP

                            FORM 10-QSB JUNE 30, 1999


                                   SIGNATURES


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

                     1999 BROADWAY ASSOCIATES LIMITED PARTNERSHIP


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


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

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




                     DATED: August 13, 1999






                                    14 of 14