<PAGE>

                       SECURITIES AND EXCHANGE COMMISSIONQ
                             Washington, D.C. 20549
                                   FORM 10-KSB

                Annual Report Pursuant to Section 13 or 15(d) of
                         Securities Exchange Act of 1934

For the year ended December 31, 1999                             Commission File
                   -----------------                             Number  0-10272
                                                                       ---------

            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP
       (Exact name of small business issuer as specified in its charter)

      Maryland                                                04-2720493
-------------------------                             --------------------------
(State of Organization)                               (I.R.S. Employer I.D. No.)

5 Cambridge Center, 9th Floor, Cambridge, Massachusetts                 02142
-------------------------------------------------------               ----------
      (Address of principal executive offices)                        (Zip Code)

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

           Securities registered pursuant to Section 12(b) of the Act:

                                      None
                                      ----

          Securities registered pursuant to Section 12(g) of the Act:

                      Units of Limited Partnership Interest
                      -------------------------------------
                                 Title of Class

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
                                      ---   ---

Indicate by check mark if disclosure of delinquent filers pursuant to Item 405
of Regulation S-B is not contained herein, and will not be contained, to the
best of registrant's knowledge, in definitive proxy or information statements
incorporated by reference in Part III of this Form 10-KSB or any amendment to
this Form 10-KSB. [ ]

Registrant's revenues for its most recent fiscal year were $3,000.

No market for the Limited Partnership Units exists and therefore, a market value
for such Units cannot be determined.

                       DOCUMENTS INCORPORATED BY REFERENCE

                                      None


<PAGE>

                                     PART I

Item 1. Description of Business.

Development

         Winthrop Residential Associates I ("WRA I") was originally organized
under the Uniform Limited Partnership Act of the State of Maryland on January
30, 1981, for the purpose of investing, as a limited partner, in other limited
partnerships which would develop, manage, own, operate and otherwise deal with
apartment complexes assisted by Federal, state or local government agencies
("Local Limited Partnerships") pursuant to programs which do not significantly
restrict distributions to owners or the rates of return on investments in such
complexes. On June 23, 1983, WRA I elected to comply with and be governed by the
Maryland Revised Uniform Limited Partnership Act (the "Act") and filed its
Agreement and Certificate of Limited Partnership (the "Partnership Agreement")
with the Maryland State Department of Assessments and Taxation. In accordance
with and upon filing its certificate of limited partnership pursuant to the Act,
WRA I changed its name to Winthrop Residential Associates I, A Limited
Partnership (the "Partnership").

         The General Partners of the Partnership are One Winthrop Properties,
Inc., a Massachusetts corporation ("One Winthrop" or the "Managing General
Partner"), and Linnaeus-Hampshire Realty Limited Partnership (formerly known as
Linnaeus-Hampshire Realty Company), a Massachusetts limited partnership
("Linnaeus-Hampshire"). One Winthrop is a wholly-owned subsidiary of First
Winthrop Corporation ("First Winthrop"), a Delaware corporation, which in turn
is wholly-owned by Winthrop Financial Associates, A Limited Partnership ("WFA"),
a Maryland limited partnership. See "Employees" below.

         In 1981, the Partnership sold, pursuant to Registration Statement filed
with the Securities and Exchange Commission, 25,666 Units of limited partnership
interest ("Unit") at a purchase price of $1,000 per Unit (an aggregate of
$25,666,000). Capital contributions net of selling commissions and sales
registration costs were utilized to purchase interests in 16 Local Limited
Partnerships and the remainder in temporary short-term investments.

         The only business of the Partnership is investing as a limited partner
in other limited partnerships that own apartment complexes originally subsidized
by the U.S. Department of Housing and Urban Development ("HUD"). The Partnership
initially acquired equity interests in the form of limited partnership

                                       2
<PAGE>

interests in 16 Local Limited Partnerships owning and operating apartment
complexes. The Partnership completed its acquisitions in May 1982. The
Partnership has sold its interests in six properties: Greentree Apartments
(November 1986), Marsh Cove Apartments (December 1986), Orchard Hill (October
1988), Racquet Club (May 1989), Columbine (May 1989) and Heritage Hills
Townhouses (1997). See "Item 2. Description of Properties." A seventh property,
Copperfield Apartments, was sold in 1985 by its Local Limited Partnership which
provided seller financing with a second mortgage. The buyer subsequently
defaulted on the second mortgage in 1988, and the Local Limited Partnership
completed the reacquisition of the property in August 1991. In 1998, the
Partnership sold a portion of its interest in Copperfield Apartments (see
"Property Matters" below). The Partnership lost its ownership interests in The
Park Apartments, Candlewood Apartments and The Villas when HUD foreclosed on the
Local Limited Partnerships owning those properties in August 1993, January 1995,
and December 1999, respectively. The mortgage encumbering Stonewood Apartments
was foreclosed in March 1996 and Shadowbrook Apartments was effectively deeded
in lieu of foreclosure to the lender in August 1996. See "Defaults" below.

Property Matters

         Copperfield Apartments. The Partnership sold a portion of its interest
in First Investment Limited Partnership 1 ("First Investment"), the local
limited partnership which owns Copperfield Apartments, to the general partner of
First Investment. The Partnership now owns a 50% interest in First Investment.
The sales price of $175,000 was paid with a promissory note which matures on
December 31, 2008, and is secured by the purchaser's interest in First
Investment. The promissory note accrues interest at 8% per annum. As specified
in the promissory note, one half of the general partner's future distributions
from First Investment will be required to repay the note. During September 1998,
$70,000 of the principal balance and $5,000 of accrued interest was paid
resulting in an outstanding balance on the note at December 31, 1998 of $107,000
of principal and accrued interest. During 1997, the Partnership recorded a
$762,000 write-down of its investment in Copperfield Apartments to its net
realizable value.

         On August 31, 1998, Copperfield Apartments refinanced its mortgage. The
new mortgage in the amount of $1,200,000 replaced indebtedness of approximately
$725,000. The mortgage bears interest at 6.40%, requires monthly payments of
$8,000 and matures on September 1, 2008, with a balloon payment of approximately
$1,039,000. A premium is to be calculated under the terms of the mortgage if the
loan is prepaid. During


                                       3
<PAGE>

September 1998, Copperfield Apartments distributed $150,000 of refinancing
proceeds to the Partnership.

         Heritage Hills. In July 1997, the Local Limited Partnership owning
Heritage Hills Townhouses sold the property. Net proceeds distributed to the
Partnership as a result of the sale totaled $506,000.

Defaults

         As noted above, the Partnership holds limited partnership interests in
Local Limited Partnerships, which own apartment properties, all of which were
originally financed with HUD-insured first mortgages. If a Local Limited
Partnership defaults on a HUD-insured mortgage, the mortgagee can assign the
defaulted mortgage to HUD and recover the principal owed on its first mortgage
from HUD. HUD, in its discretion, may then either (i) negotiate a workout
agreement with the Local Limited Partnership, (ii) sell the mortgage to another
lender, or (iii) pursue its right to transfer the ownership of the property from
the Local Limited Partnership to HUD through a foreclosure action. The objective
of a workout agreement between an owner and HUD is to secure HUD's sanction of a
plan which, over time, will cure any mortgage delinquencies. While a workout
agreement is effective and its terms are being met, HUD agrees not to pursue any
remedies available to it as a result of the default. If the owner does default
under the terms of the workout agreement or if HUD concludes that a property in
default lacks the ability to generate sufficient revenue to cure its default, it
may pursue its right to assume ownership of the property through foreclosure.
HUD may also sell the mortgage to another lender. Some workout agreements
terminate upon the sale of the mortgage to another lender.

         The Local Limited Partnership owning Shadowbrook defaulted on its
mortgage in November 1987, and the mortgage was subsequently assigned by the
lender to HUD. In August 1996, unable to reach a resolution to cure the default,
this property was effectively deeded in lieu of foreclosure to the lender.

         The Local Limited Partnership owning The Villas defaulted on its
mortgage obligation in November 1991. The lender assigned the mortgage to HUD in
August 1992. On September 1, 1996, a provisional workout agreement was entered
into with HUD. This agreement expired on August 31, 1997. The provisional
workout agreement was extended through December 30, 1998. In December 1999, the
Local Limited Partnership and HUD were unable to reach a resolution to cure the
default or extend the workout, and HUD foreclosed on the Property.



                                       4
<PAGE>

         The Local Limited Partnership, which owns Albany Landings Apartments,
has incurred significant operating losses and cash flow deficits and, as a
result, is in default on its mortgage indebtedness. Accordingly, if the default
cannot be cured or the an agreement negotiated with the lender, this property
may be lost through foreclosure. The Partnership's investment in this Local
Limited Partnership had previously been written-down to zero.

         The Local Limited Partnership owning Stonewood defaulted on its
mortgage in February 1988, and the mortgage was assigned to HUD in September
1988. The Local Limited Partnership was unable to negotiate a workout proposal,
which HUD will approve. In May 1995, HUD sold the mortgage to Condor One, Inc.
The Local Limited Partnership signed a pre-negotiation agreement with the new
lender and submitted various proposals to the new lender all of which were
rejected. The new owner of the mortgage foreclosed on its mortgage on March 14,
1996.

         All of the Local Limited Partnerships face the possibility that HUD or
a new lender if HUD sells its mortgage, (collectively the "Lender") could
foreclose on the properties as long as (i) the Lender and the Local Limited
Partnerships have not entered into a workout agreement; and (ii) there is unpaid
interest and principal owed the Lender, and the Lender determines that it is
unlikely that the property can generate sufficient revenue to cure the mortgage
delinquency.

Employees

         The Partnership does not have any employees. Services were performed
for the Partnership until December 16, 1997 by the Managing General Partner, and
Winthrop Management LLC, an affiliate of the Managing General Partner.

         On December 16, 1997, the Managing General Partner and certain of its
affiliates entered into a Services Agreement with Coordinated Services of
Valdosta, LLC ("Coordinated Services") pursuant to which Coordinated Services
was retained to provide asset management and investor services to the
Partnership and certain affiliated partnerships. As a result of this agreement,
Coordinated Services has the right to direct the day to day affairs of the
Partnership, including, without limitation, reviewing and analyzing potential
sale, refinancing or restructuring proposals by Local Limited Partnerships,
preparation of all Partnership reports, maintaining Partnership records and
maintaining bank accounts of the Partnership. Coordinated Services is not
permitted, however, without the


                                       5
<PAGE>

consent of the Managing General Partner, or as otherwise required under the
terms of the Partnership's Agreement of Limited Partnership (the "Partnership
Agreement") to, among other things, cause the Partnership to consent to a sale
of an asset or cause the Partnership to file for bankruptcy. As compensation for
providing these services, the Managing General Partner and its affiliates
assigned to Coordinated Services all of their right to receive fees from the
Partnership as provided in the Partnership Agreement. See "Item 12. Certain
Relations and Related Transactions."

Item 2. Description of Properties.

         The following table sets forth certain information regarding the
properties owned by the five Local Limited Partnerships in which the Partnership
has retained an interest and which continue to own apartment properties as of
March 15, 2000:

                                              Date of
Property Name              Location        Acquisition(1)    Number of Units
-------------              --------        --------------    ---------------

Lynnwood Park Apartments   Raleigh, NC         9/28/81                 152
Stonegate Apartments       Holland, MI         8/04/81                 156
Albany Landing Apartments  Decatur, AL         4/02/82                 120
College Green Apartments   Wilmington, NC     11/30/81                 138
Copperfield Apartments     Columbia, SC        8/22/91                 120

----------------------------
(1) Represents the date on which the Partnership made its initial investment in
the Local Limited Partnership

         The following table sets forth information relating to the first
mortgage encumbering each of the Local Limited Partnership's properties:

                                                                    Principal
                   Principal                                         Balance
                   Balance at      Interest   Period    Maturity     Due at
Property        December 31,1999     Rate    Amortized    Date      Maturity
--------        ----------------     ----    ---------    ----      --------

Lynndale          $3,955,808         7.5%     40 years  3/1/2023          (1)
Stonegate         $4,693,771         7.5%     40 years  12/1/2022         (1)
Albany Landing    $2,682,852         7.5%     40 years  9/1/2023          (1)
College Green     $2,713,334         7.5%     40 years  3/1/2023          (1)
Copperfield       $1,185,283         6.4%     10 years  9/1/2008   $1,039,000

(1) Self-amortizing loan.



                                       6
<PAGE>

         The following table sets forth the Partnership's limited partnership
ownership interest in each of the Local Limited Partnerships:


Local Limited Partnership           Ownership Interest
-------------------------           ------------------

Lynndale Apartments, Ltd.                 50%
Stonegate Apartments
  Limited Partnership                     93%
Cedar Lake, Ltd.                          98.93%
College Green                             95%
First Investment
  Limited Partnership I                   50%

         As of March 15, 2000, none of the Local Limited Partnerships had plans
for substantial renovation, improvement or development of the properties owned
by the Local Limited Partnerships. All of the properties owned by the Local
Limited Partnerships are adequately covered by insurance.

         The following chart provides comparative data for each property owned
by the Local Limited Partnerships regarding occupancy rates and average market
rental rates per apartment unit, for the last two years, where that data is
available to the Partnership:

                                                               Average Monthly
                                     Average Monthly              Rental
                                     Occupancy Rate            Rate per Unit

Property                           1999          1998         1999         1998
--------                           ----          ----         ----         ----

Lynnwood Park                       93%           96%         $568         $524
Stonegate                           (1)           93%          (1)         $538
Albany Landing                      74%           79%         $416         $415
College Green                       89%           93%         $516         $533
Copperfield                         (1)           91%          (1)         $521

(1) Information has not been provided by the Local Limited Partnership.

         Set forth below is a table showing the gross carrying value and
accumulated depreciation and federal tax basis of each of the Partnership's
properties as of December 31, 1999 (in thousands):

                 Gross                                                  Federal
                Carrying    Accumulated                                   Tax
Property         Value      Depreciation       Rate           Method     Basis
--------         -----      ------------       ----           ------     -----

Lynnwood Park    $4,426         $3,111        5-25 yrs.        S/L        $180
Stonegate        $4,802         $3,380        5-25 yrs.        S/L        $114
Albany Landing   $3,347         $2,021       10-25 yrs.        S/L        $155
College Green    $3,667         $2,450       10-25 yrs.        S/L        $238
Copperfield      $3,117           $992      5-27.5 yrs.        S/L      $1,500


                                       7
<PAGE>

Item 3. Legal Proceedings.

         The Partnership is not a party, nor are any of the Local Limited
Partnerships subject, to any material pending legal proceedings.

Item 4. Submission of Matters to a Vote of Security Holders.

         No matter was submitted to a vote of security holders during the period
covered by this report.




                                       8
<PAGE>

                                     PART II

Item 5. Market for the Registrant's Common Stock and Related
        Stockholder Matters.

         The Partnership is a partnership and thus has no common stock. There is
no active market for the Units. Trading in the Units is sporadic and occurs
solely through private transactions.

         As of March 1, 2000, there were 2,757 holders of Units holding 25,585
units.

         The Partnership Agreement requires that any Cash Available for
Distribution (as defined in said agreement) be distributed monthly or quarterly
to the Partners in specified proportions and priorities. There are no outside
restrictions on the Partnership's present or future ability to make
distributions of Cash Available for Distribution. There was no Cash Available
for Distribution in 1999 or 1998.

         Over the past few years many companies have begun making "mini-tenders"
(offers to purchase an aggregate of less than 5% of the total outstanding units)
for limited partnership interests in the Partnership. Pursuant to the rules of
the Securities and Exchange Commission, when a tender offer is commenced for
Units the Partnership is required to provide limited partners with a statement
setting forth whether it believes limited partners should tender or whether it
is remaining neutral with respect to the offer. Unfortunately, the rules of the
Securities and Exchange Commission do not require that the bidders in certain
tender offers provide the Partnership with a copy of their offer. As a result,
the Managing General Partner often does not become aware of such offers until
shortly before they are scheduled to expire or even after they have expired.
Accordingly, the Managing General Partner does not have sufficient time to
advise you of its position on the tender. In this regard, please be advised that
pursuant to the discretionary right granted to the Managing General Partner of
your partnership in the Partnership Agreement to reject any transfers of units,
the Managing General Partner will not permit the transfer of any Unit in
connection with a tender offer unless: (i) the Partnership is provided with a
copy of the bidder's offering materials, including amendments thereto,
simultaneously with their distribution to the limited partners; (ii) the offer
provides for withdrawal rights at any time prior to the expiration date of the
offer and, if payment is not made by the bidder within 60 days of the date of
the offer, after such 60 day period; and (iii) the offer must be open for at
least 20 business days and, if a material change is made to the offer, for at
least 10 business days following such change.


                                       9
<PAGE>

Item 6. Management's Discussion and Analysis or Plan of Operation

         The matters discussed in this Form 10-KSB contain certain
forward-looking statements and involve risks and uncertainties (including
changing market conditions, competitive and regulatory matters, etc.) detailed
in the disclosure contained in this Form 10-KSB 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 financial statements
and other items contained elsewhere in the report.

         Liquidity and Capital Resources

         As of December 31, 1999, the Partnership retained an equity interest in
six Local Limited Partnerships, five of which own one apartment complex. The
property owned by the other Local Limited Partnership was foreclosed upon by the
Department of Housing and Urban Development ("HUD") in December 1999. The
properties are located throughout the United States.

         The level of liquidity based on cash and cash equivalents experienced a
$9,000 decrease for the year ended December 31, 1999, as compared to December
31, 1998. The Partnership's distribution received from a Local Limited
Partnership of $73,000 (investing activities) was more than offset by $82,000 of
net cash used in operating activities. At December 31, 1999, the Partnership had
$446,000 in cash and cash equivalents, which had been invested primarily in
short-term certificates of deposit and a money market account.

         The Partnership's primary source of income is distributions from the
Local Limited Partnerships. The Partnership requires cash to pay management
fees, general and administrative expenses and to make capital contributions to
any of the Local Limited Partnerships which the Managing General Partner deems
to be in the Partnership's best interest to preserve its ownership interest. To
date, all cash requirements have been satisfied by interest income, cash
distributed by the Local Limited Partnerships to the Partnership or by loans.



                                       10
<PAGE>

         The loan payable to an affiliate of the Managing General Partner which
bears interest at prime plus 1% is repayable from cash flows generated by the
Local Limited Partnerships and the proceeds of any sales of real estate owned by
the Local Limited Partnerships. The outstanding principal balance and accrued
interest on the loan was approximately $354,000 and $328,000 at December 31,
1999 and 1998, respectively. The Partnership did not make cash distributions to
its partners during 1999 or 1998.

         The Partnership does not intend to make advances to fund future
operating deficits incurred by any Local Limited Partnership, but retains its
prerogative to exercise business judgment to reverse this position if
circumstances change. Moreover, the Partnership is not obligated to provide any
additional funds to the Local Limited Partnerships to fund operating deficits.
If a Local Limited Partnership sustains continuing operating deficits and has no
other sources of funding, it is likely that it will eventually default on its
mortgage obligations and risk a foreclosure on its property by the lender. If a
foreclosure were to occur, the Local Limited Partnership would lose its
investment in the property and would incur a tax liability due to the recapture
of tax benefits taken in prior years. The Partnership, as an owner of the Local
Limited Partnership, would share these consequences in proportion to its
ownership interest in the Local Limited Partnership.

         The Local Limited Partnership which owns The Villas Apartments
previously entered into a provisional workout agreement with HUD. This agreement
expired on December 30, 1998. In December 1999, HUD foreclosed on the Villas
Apartments. For financial reporting purposes, the Partnership's investment in
this Local Limited Partnership had previously been written down to zero. For tax
reporting purposes, the Partnership will incur a tax liability due to the
recapture of tax benefits taken in prior years in proportion to its ownership
interest in the Local Limited Partnership.

         The Cedar Lake Ltd. Local Limited Partnership has incurred significant
operating losses and cash flow deficits, and is currently in default on its
mortgage. Therefore, this property may be lost through foreclosure. For
financial reporting purposes, the Partnership's investment in this Local Limited
Partnership had previously been written down to zero. For tax reporting
purposes, the Partnership would incur a tax liability due to the recapture of
tax benefits taken in prior years in proportion to its ownership interest in the
Local Limited Partnership.

         Results of Operations

         The Partnership's net loss increased by $43,000 for the year ended
December 31, 1999, as compared to 1998, due to a decrease in revenues of $43,000
while expenses remained constant.



                                       11
<PAGE>

         Income declined primarily due to an increase of $70,000 in equity in
loss from the Local Partnership owning Copperfield Apartments which was
partially offset by a loss on sale of investment in a Local Limited Partnership
of $23,000 which was recorded in 1998. During the year ended December 31, 1999,
the Partnership received $73,000 from the Local Limited Partnership which owns
the Lynwood property. During 1998, $51,000 was received from the Local Limited
Partnership which owns the Lynwood property and $23,000 from the Local Limited
Partnerships owning the Shadowbrook property. The Shadowbrook property was lost
through foreclosure during 1996.

                                       12
<PAGE>

Item 7. Financial Statements


            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP

                              FINANCIAL STATEMENTS

                     YEARS ENDED DECEMBER 31, 1999 and 1998

                                      INDEX

                                                                           Page
                                                                           ----

Independent Auditors' Report.............................................. F - 2

Financial Statements:

Balance Sheets as of December 31, 1999 and 1998........................... F - 3

Statements of Operations for the Years Ended
     December 31, 1999 and 1998........................................... F - 4

Statements of Partners' Capital for the Years Ended
     December 31, 1999 and 1998........................................... F - 5

Statements of Cash Flows for the Years Ended
     December 31, 1999 and 1998........................................... F - 6

Notes to Financial Statements............................................. F - 7


                                      F - 1

<PAGE>

                          Independent Auditors' Report


To the Partners
Winthrop Residential Associates I, A Limited Partnership

We have audited the accompanying balance sheets of Winthrop Residential
Associates I, A Limited Partnership (a Maryland limited partnership) as of
December 31, 1999 and 1998, and the related statements of operations, partners'
capital and cash flows for the years then ended. These financial statements are
the responsibility of the Partnership's management. Our responsibility is to
express an opinion on these financial statements based on our audits. We did not
audit the financial statements of certain Local Limited Partnerships, the
investments in which are reflected in the accompanying financial statements
using the equity method of accounting and were written down to zero (see Note
1). Those statements were audited by other auditors whose reports have been
furnished to us, and our opinion, insofar as it relates to the amounts included
for those Local Limited Partnerships, is based solely on the reports of other
auditors.

We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements. An audit also includes
assessing the accounting principles used and significant estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audits and the reports of other auditors provide a
reasonable basis for our opinion.

In our opinion, based on our audits and the reports of other auditors, the
financial statements referred to above present fairly, in all material respects,
the financial position of Winthrop Residential Associates I, A Limited
Partnership as of December 31, 1999 and 1998, and the results of its operations
and its cash flows for the years then ended, in conformity with generally
accepted accounting principles.




                                                   /s/ Imowitz Koenig & Co., LLP

New York, New York
March 20, 2000


                                      F - 2



<PAGE>

            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP

                                 BALANCE SHEETS
                        (In Thousands, Except Unit Data)


                                                                DECEMBER 31,
                                                           ---------------------

                                                             1999        1998
                                                           -------     -------

ASSETS

Cash and cash equivalents                                  $   446      $   455
Note receivable and accrued interest                           116          107
Investment in Local Limited Partnership                        235          329
                                                           -------      -------

       Total Assets                                        $   797      $   891
                                                           =======      =======


LIABILITIES AND PARTNERS' CAPITAL

Liabilities:

Accrued expenses                                           $    18      $     9
Loan payable and accrued interest - affiliate                  354          328
                                                           -------      -------

       Total Liabilities                                       372          337
                                                           -------      -------

Partners' Capital:

Limited Partners -
       Units of Limited Partnership Interest,
       $1,000 stated value per unit; 25,676
       units authorized; 25,595 units issued
       and outstanding                                       1,522        1,645
General Partners' deficit                                   (1,097)      (1,091)
                                                           -------      -------

       Total Partners' Capital                                 425          554
                                                           -------      -------

       Total Liabilities and Partners' Capital             $   797      $   891
                                                           =======      =======


                       See notes to financial statements.

                                      F - 3
<PAGE>


            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP

                            STATEMENTS OF OPERATIONS
                        (In Thousands, Except Unit Data)


                                                        YEARS ENDED DECEMBER 31,
                                                        ------------------------

                                                            1999      1998
                                                           ------    ------

Income:

Income from Local Limited Partnership
  cash distributions                                       $  73     $  74
Equity in loss of Local Limited Partnership                  (94)      (24)
Loss on sale of investment in Local Limited Partnership       --       (23)
Interest                                                      24        19
                                                           ------    ------

       Total Income                                            3        46
                                                           ------    ------

Expenses:

Interest                                                      26        27
General and administrative                                    99       100
Management fees                                                7         5
                                                           ------    ------

       Total Expenses                                        132       132
                                                           ------    ------

Net Loss                                                   $(129)    $ (86)
                                                           ======    ======

Net Loss allocated to General Partners                     $  (6)    $  (3)
                                                           ======    ======

Net Loss allocated to Limited Partners                     $(123)    $ (83)
                                                           ======    ======

Net Loss per Unit of Limited Partnership Interest          $(4.81)   $(3.24)
                                                           ======    ======


                       See notes to financial statements.

                                      F - 4
<PAGE>


            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP

                         STATEMENTS OF PARTNERS' CAPITAL
                     YEARS ENDED DECEMBER 31, 1999 AND 1998
                        (In Thousands, Except Unit Data)


                                Units of
                                Limited       General      Limited       Total
                              Partnership    Partners'    Partners'    Partners'
                                Interest      Deficit      Capital      Capital
                              -----------    ---------    ---------    ---------

Balance - January 1, 1998         25,595     $  (1,088)   $  1,728     $   640

     Net Loss                          -            (3)        (83)        (86)
                              -----------    ----------   ---------    --------

Balance - December 31, 1998       25,595        (1,091)      1,645         554

     Net Loss                          -            (6)       (123)       (129)
                              -----------    ----------   ---------    --------

Balance - December 31, 1999       25,595     $  (1,097)   $  1,522     $   425
                              ===========    ==========   =========    ========



                       See notes to financial statements.

                                      F - 5
<PAGE>


            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP

                            STATEMENTS OF CASH FLOWS
                                 (In Thousands)

<TABLE>
<CAPTION>

                                                                                       YEARS ENDED DECEMBER 31,
                                                                                       ------------------------

                                                                                            1999      1998
                                                                                          --------   -------
<S>                                                                                       <C>        <C>
CASH FLOWS FROM OPERATING ACTIVITIES:
Net loss                                                                                  $  (129)   $  (86)
Adjustments to reconcile net loss to net cash used in
  operating activities:
       Income from Local Limited Partnership cash distributions                               (73)      (74)
       Loss on sale of investment in Local Limited Partnership                                  -        23
       Equity in loss of Local Limited Partnership                                             94        24
Changes in assets and liabilities:
       Increase in accrued interest receivable                                                 (9)        -
       Increase (decrease) in accrued expenses                                                  9        (2)
       Increase in accrued interest payable                                                    26        27
                                                                                          --------   -------

       Net cash used in operating activities                                                  (82)      (88)
                                                                                          --------   -------

CASH FLOWS FROM INVESTING ACTIVITIES:

       Expenses related to sale of investment in Local Limited Partnership                      -        (2)
       Collections of note receivable                                                           -        70
       Distributions received from Local Limited Partnerships                                  73       224
                                                                                          --------   -------

       Net cash provided by investing activities                                               73       292
                                                                                          --------   -------

       Net (decrease) increase in cash and cash equivalents                                    (9)      204

Cash and cash equivalents, Beginning of Year                                                  455       251
                                                                                          --------   -------

Cash and cash equivalents, End of Year                                                    $   446    $  455
                                                                                          ========   =======

Supplemental Disclosure of Non-Cash Investing Activities:
       Sale of Investment in Local Limited Partnership
       payable with a promissory note (see Note 4)                                        $     -    $  175
                                                                                          ========   =======
</TABLE>


                       See notes to financial statements.

                                      F - 6
<PAGE>

            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP

                          NOTES TO FINANCIAL STATEMENTS
                     YEARS ENDED DECEMBER 31, 1999 AND 1998


1.   ORGANIZATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

     Organization

     Winthrop Residential Associates I, A Limited Partnership (the
     "Partnership") was organized on January 30, 1981 under the Uniform Limited
     Partnership Act of the State of Maryland to invest in limited partnerships
     (the "Local Limited Partnerships") that develop, manage, operate and
     otherwise deal in government-assisted apartment complexes. At December 31,
     1999, the Partnership has investments in six Local Limited Partnerships,
     five of which own one apartment complex. The property owned by the other
     Local Limited Partnership was foreclosed upon by the Department of Housing
     and Urban Development ("HUD") in December 1999. The properties are located
     throughout the United States.

     The Partnership was capitalized with approximately $25,667,000 of
     contributions representing 25,666 investor limited partnership units. The
     offering closed in September 1981. The general partners and the initial
     limited partner (10 units) contributed $12,000. At December 31, 1999 and
     1998, there were 25,595 limited partnership units issued and outstanding.

     Cash and Cash Equivalents

     The Partnership considers all highly liquid investments with an original
     maturity of three months or less at the time of purchase to be cash
     equivalents. The carrying amount of cash and cash equivalents approximates
     its fair value due to the short term nature of such instruments.

     Uses of Estimates

     The preparation of financial statements in conformity with generally
     accepted accounting principles requires management to make estimates and
     assumptions that affect the amounts in the financial statements and
     accompanying notes. Actual results could differ from those estimates.

     Investments in Local Limited Partnerships

     The Partnership accounts for its investment in each Local Limited
     Partnership using the equity method. Under the equity method of accounting,
     the investment cost is subsequently adjusted by the Partnership's share of
     the Local Limited Partnership's results of operations and by distributions
     received. Costs relating to the acquisition and selection of the investment
     in the Local Limited Partnerships are capitalized to the investment account
     and amortized over the life of the investment or until the investment
     balance has been written down to zero. Costs in excess of the Partnership's
     initial basis in the net assets of the Local Limited Partnership are
     amortized over the estimated useful lives of the underlying assets. Equity
     in the loss of Local Limited Partnerships is not recognized to the extent
     that the investment balance would become negative since the Partnership is
     not obligated to advance funds to the Local Limited Partnerships.


                                      F - 7
<PAGE>


            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP

                          NOTES TO FINANCIAL STATEMENTS
                     YEARS ENDED DECEMBER 31, 1999 AND 1998
                                   (Continued)


1.   ORGANIZATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)

     Net Loss Per Limited Partnership Unit

     Net loss per limited partnership unit is computed by dividing net loss
     allocated to the limited partners by the 25,595 units outstanding.

     Income Taxes

     Taxable income or loss of the Partnership is reported in the income tax
     returns of its partners. Accordingly, no provision for income taxes is made
     in the financial statements of the Partnership.

     Concentration of Credit Risk

     Principally all of the Partnership's cash and cash equivalents consist of
     certificates of deposit and a money market account held by a bank, with
     original maturity dates of three months or less.

     Segment Reporting

     The Partnership has one reportable segment, residential real estate. The
     Partnership evaluates performance based on net operating income, which is
     income before depreciation, amortization, interest and non-operating items.

     Reclassification

     Certain reclassifications have been made to the 1998 amounts to conform to
     the 1999 presentation.

2.   ALLOCATION OF PROFITS, LOSSES AND DISTRIBUTIONS

     In accordance with the partnership agreement, profits and losses not
     arising from a sale and cash available for distribution from operations
     shall be allocated 5% to the general partners and 95% to the limited
     partners. Gains and distributions of proceeds arising from a sale or
     refinancing are allocated first to the limited partners to the extent of
     their Adjusted Capital Contribution (as defined) and then in accordance
     with the partnership agreement, however, the general partner is allocated
     at least 1% of the gain. Losses from a sale or refinancing are allocated 1%
     to the general partners and 99% to the limited partners. If there are no
     sale proceeds, gains from a sale are allocated 5% to the general partners
     and 95% to the limited partners.

3.   TRANSACTIONS WITH RELATED PARTIES

     One Winthrop Properties, Inc. (the "Managing General Partner") is a wholly
     owned subsidiary of First Winthrop Corporation, which in turn is controlled
     by Winthrop Financial Associates, A Limited Partnership.


                                      F - 8
<PAGE>


            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP

                          NOTES TO FINANCIAL STATEMENTS
                     YEARS ENDED DECEMBER 31, 1999 AND 1998
                                   (Continued)


3.   TRANSACTIONS WITH RELATED PARTIES (Continued)

     The Managing General Partner and certain of its affiliates have a Services
     Agreement with Coordinated Services of Valdosta, LLC ("Coordinated
     Services") pursuant to which Coordinated Services provides asset management
     and investor services to the Partnership and certain affiliated
     partnerships. As a result of this agreement, Coordinated Services has the
     right to direct the day to day affairs of the Partnership. Coordinated
     Services is not permitted, however, without the consent of the Managing
     General Partner, or as otherwise required under the terms of the
     partnership agreement to, among other things, cause the Partnership to
     consent to a sale of an asset or cause the Partnership to file for
     bankruptcy. Coordinated Services is entitled to a management fee for these
     services equal to 10% of the Partnership's share of cash distributions from
     the Local Limited Partnerships, not to exceed one half of 1% of the sum of
     (a) the amount of the Partnership's aggregate total investment in all Local
     Limited Partnerships, plus (b) the Partnership's allocable share of all
     liens and mortgages secured by the projects of all Local Limited
     Partnerships. Coordinated Services, which is a related party for financial
     reporting purposes only, earned management fees of $7,000 and $5,000 for
     the years ended December 31, 1999 and 1998, respectively.

     The Partnership has a loan payable to an affiliate in the amount of
     $289,000 which bears interest at the prime rate plus 1% (9.5% and 8.75% at
     December 31, 1999 and 1998, respectively), and is repayable from cash flows
     generated by the Local Limited Partnerships and the proceeds of any sales
     of real estate owned by the Local Limited Partnerships. The principal
     balance and accrued interest on the loan was $354,000 and $328,000 at
     December 31, 1999 and 1998, respectively. Due to the nature of the loan
     payable, it is not practicable to estimate fair value because it cannot be
     determined whether financing with similar terms and conditions would be
     available to the Partnership.

4.   INVESTMENTS IN LOCAL LIMITED PARTNERSHIPS

     As of December 31, 1999, the Partnership has Limited Partnership equity
     interests in five Local Limited Partnerships each owning one apartment
     complex and one Local Limited Partnership which was foreclosed upon by HUD
     in December 1999. Such interests are summarized as follows:

                                                                      Percentage
             Local Limited Partnership                                Ownership
             -------------------------                                ---------

      The Villas, Ltd. (The Villas Apartments)
               (foreclosed upon in December of 1999)                      99%
      Lynndale Apartments, Ltd. (Lynwood Park Apartments)                 50%
      Stonegate Apartments Limited Partnership (Stonegate Apartments)     93%
      Cedar Lake, Ltd. (Albany Landing Apartments)                        99%
      College Green Limited Partnership (College Green Apartments)        95%
      First Investment Limited Partnership I (Copperfield Apartments)     50%


                                      F - 9
<PAGE>


            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP

                          NOTES TO FINANCIAL STATEMENTS
                     YEARS ENDED DECEMBER 31, 1999 AND 1998
                                   (Continued)


4.   INVESTMENTS IN LOCAL LIMITED PARTNERSHIPS (Continued)

     The above Local Limited Partnerships have outstanding mortgages totaling
     $15,276,000, which are secured by the Local Limited Partnerships' real
     property, security interests, liens and endorsements common to first
     mortgage loans.

     On May 1, 1998, the Partnership sold a portion of its interest in First
     Investment Limited Partnership I ("Copperfield Apartments"), to the general
     partner of the Local Limited Partnership. As a result, the Partnership's
     interest in Copperfield Apartments was reduced to a 50% interest. The sales
     price was $175,000, payable with a promissory note (the "Note"), maturing
     on December 31, 2008, and secured by the interest in the Local Limited
     Partnership. The promissory note accrues interest at 8% per annum. As
     specified in the Note, one half of the general partner's future
     distributions from Copperfield Apartments are required to repay the note.
     On August 31, 1998, Copperfield Apartments refinanced its mortgage. During
     September 1998, Copperfield Apartments distributed $150,000 of refinancing
     proceeds to the Partnership and the general partner of Copperfield
     Apartments repaid $70,000 of the principal balance and $5,000 of accrued
     interest due on the note. The balance of the note receivable consists of
     principal of $105,000 and accrued interest of $11,000 at December 31, 1999.

     During 1999 and 1998, the Partnership made no additional investments in the
     Local Limited Partnerships. As of December 31, 1998, the net cumulative
     operating deficit funded by the Partnership to the Local Limited
     Partnerships was $3,249,000, which the Partnership has recorded as capital
     contributions. However, the Local Limited Partnerships have accounted for
     $2,213,000 of these investments as operating deficit advances and $898,000
     as capital contributions. The remaining $138,000 represents a purchase of
     interests in a Local Limited Partnership, which is not accounted for by the
     Local Limited Partnership.

     The Local Limited Partnership which owns The Villas Apartments previously
     entered into a provisional workout agreement with HUD. This agreement
     expired on December 30, 1998. In December 1999, HUD foreclosed on the
     Villas Apartments. For financial reporting purposes, the Partnership's
     investment in this Local Limited Partnership had previously been written
     down to zero.

     The Cedar Lake Ltd. Local Limited Partnership has incurred significant
     operating losses and cash flow deficits and is currently in default on its
     mortgage. Therefore, this property may be lost through foreclosure. For
     financial reporting purposes, the Partnership's investment in this Local
     Limited Partnership had previously been written down to zero.


                                     F - 10
<PAGE>

            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP

                          NOTES TO FINANCIAL STATEMENTS
                     YEARS ENDED DECEMBER 31, 1999 AND 1998
                                   (Continued)


4.   INVESTMENTS IN LOCAL LIMITED PARTNERSHIPS (Continued)


     The combined balance sheets of the Local Limited Partnerships are as
     follows (in thousands):

                                                                DECEMBER 31,
                                                          ----------------------

                                                            1999        1998
                                                          --------   ----------
       ASSETS

       Real estate, at cost:
         Land                                             $    788   $     929
         Buildings, net of accumulated depreciation
           of $11,954 and $14,231 in 1999
           and 1998, respectively                            6,615       8,665
         Cash and cash equivalents                             563         715
         Other assets, net of accumulated amortization
           of $701 and $747 in 1999 and
           1998, respectively                                1,026       1,183
                                                          ---------  ----------

         Total Assets                                     $  8,992   $  11,492
                                                          =========  ==========

         LIABILITIES AND PARTNERS' CAPITAL

         Liabilities:
            Notes payable                                 $    336   $     755
            Loans payable                                        -         578
            Mortgage notes payable                          15,276      19,097
            Accounts payable and accrued expenses              774       1,222
                                                          ---------  ----------

            Total Liabilities                               16,386      21,652
                                                          ---------  ----------

         Partners' Deficit:
            Winthrop Residential Associates I               (5,885)     (8,357)
            Other partners                                  (1,509)     (1,803)
                                                          ---------  ----------

                                                            (7,394)    (10,160)
                                                          ---------  ----------

         Total Liabilities and Partners' Deficit          $  8,992   $  11,492
                                                          =========  ==========


                                     F - 11
<PAGE>


            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP

                          NOTES TO FINANCIAL STATEMENTS
                     YEARS ENDED DECEMBER 31, 1999 AND 1998
                                   (Continued)


4.   INVESTMENTS IN LOCAL LIMITED PARTNERSHIPS (Continued)

     The combined statements of operations of the Local Limited Partnerships are
     as follows (in thousands):

                                                        YEARS ENDED DECEMBER 31,
                                                        ------------------------

                                                            1999         1998
                                                           -------    --------

         Income:

            Rental income                                  $ 4,197     $  4,278
            Other income                                       341          360
                                                           --------    ---------

                Total income                                 4,538        4,638
                                                           --------    ---------

         Expenses:

            Interest                                         1,397        1,417
            Depreciation and amortization                      866          861
            Taxes and insurance                                410          480
            Other operating expenses                         2,384        2,187
                                                           --------    ---------

                Total expenses                               5,057        4,945
                                                           --------    ---------

         Loss from operations                                 (519)        (307)

         Other income (loss):
            Gain on transfer of foreclosed property          1,066            -
            Extraordinary gain on extinguishment of debt     1,397            -
            Loss on disposition of assets                       (5)           -
                                                           --------    ---------

         Net income (loss)                                 $ 1,939     $   (307)
                                                           ========    =========

         Net income (loss) allocated to
         Winthrop Residential Associates I                 $ 1,978     $   (334)
                                                           ========    =========

         Net income (loss) allocated to
         other partners                                    $   (39)    $     27
                                                           ========    =========


                                     F - 12
<PAGE>


            WINTHROP RESIDENTIAL ASSOCIATES I, A LIMITED PARTNERSHIP

                          NOTES TO FINANCIAL STATEMENTS
                     YEARS ENDED DECEMBER 31, 1999 AND 1998
                                   (Continued)


5.   TAXABLE INCOME

     The Partnership's taxable income differs from the net loss for financial
     reporting purposes, as follows (in thousands):
<TABLE>
<CAPTION>

                                                                                  1999       1998
                                                                                 ------     ------

<S>                                                                              <C>        <C>
      Net loss for financial reporting purposes                                  $ (129)    $  (86)

                   Differences in equity in Local Limited  Partnerships'
                   income/loss   for   financial   reporting   and   tax
                   reporting purposes                                              3,835        257

                   Income from Local Limited Partnerships
                   Cash distributions                                               (73)       (51)
                                                                                 --------   --------

      Taxable income                                                             $ 3,633    $   120
                                                                                 ========   ========
</TABLE>


                                     F - 13
<PAGE>


Item 8.  Changes in and Disagreements on Accounting and
         Financial Disclosure.


         There were no disagreements with Imowitz Koenig & Co., LLP regarding
the 1999 or 1998 audits of the Partnership's financial statements.

                                       26
<PAGE>


                                    PART III

Item 9. Directors, Executive Officers, Promoters and Control Persons; Compliance
        With Section 16(a) of the Exchange Act.

         The Partnership has no officers or directors. One Winthrop Properties,
Inc., the managing general partner of the Partnership (the "Managing General
Partner"), manages and controls substantially all of the Partnership's affairs
and has general responsibility and ultimate authority in all matters affecting
its business. As of March 1, 2000, the names of the directors and executive
officers of the Managing General Partner and the position held by each of them,
are as follows:

                                                      Has Served as
                            Position Held with the     a Director or
Name                       Managing General Partner   Officer Since
----                       ------------------------   -------------

Michael L. Ashner          Chief Executive Officer         1-96
                           and Director

Thomas C. Staples          Chief Financial Officer         1-99

Peter Braverman            Executive Vice President        1-96

Carolyn Tiffany            Chief Operating Officer         10-95
                           and Clerk

         Michael L. Ashner, age 47, has been the Chief Executive Officer of
Winthrop Financial Associates, A Limited Partnership ("WFA") and the Managing
General Partner since January 15, 1996. From June 1994 until January 1996, Mr.
Ashner was a Director, President and Co-chairman of National Property Investors,
Inc., a real estate investment company ("NPI"). Mr. Ashner was also a Director
and executive officer of NPI Property Management Corporation ("NPI Management")
from April 1984 until January 1996. In addition, since 1981 Mr. Ashner has been
President of Exeter Capital Corporation, a firm which has organized and
administered real estate limited partnerships.

         Thomas C. Staples, age 44, has been the Chief Financial Officer of WFA
since January 1, 1999. From March 1996 through December 1998, Mr. Staples was
Vice President/Corporate Controller of WFA. From May 1994 through February 1996,
Mr. Staples was the Controller of the Residential Division of Winthrop
Management.

         Peter Braverman, age 48, has been a Vice President of WFA and the
Managing General Partner since January 1996. From June

                                       27
<PAGE>

1995 until January 1996, Mr. Braverman was a Vice President of NPI and NPI
Management. From June 1991 until March 1994, Mr. Braverman was President of the
Braverman Group, a firm specializing in management consulting for the real
estate and construction industries. From 1988 to 1991, Mr. Braverman was a Vice
President and Assistant Secretary of Fischbach Corporation, a publicly traded,
international real estate and construction firm.

         Carolyn Tiffany, age 33, has been employed with WFA since January 1993.
From 1993 to September 1995, Ms. Tiffany was a Senior Analyst and Associate in
WFA's accounting and asset management departments. Ms. Tiffany was a Vice
President in the asset management and investor relations departments of WFA from
October 1995 to December 1997, at which time she became the Chief Operating
Officer of WFA.

         One or more of the above persons are also directors or officers of a
general partner (or general partner of a general partner) of the following
limited partnerships which either have a class of securities registered pursuant
to Section 12(g) of the Securities and Exchange Act of 1934, or are subject to
the reporting requirements of Section 15(d) of such Act: Winthrop Partners 79
Limited Partnership; Winthrop Partners 80 Limited Partnership; Winthrop
Residential Associates II, A Limited Partnership; Winthrop Residential
Associates III, A Limited Partnership; 1999 Broadway Associates Limited
Partnership; Nantucket Island Associates Limited Partnership; Presidential
Associates I Limited Partnership; Riverside Park Associates Limited Partnership;
Springhill Lake Investors Limited Partnership; Twelve AMH Associates Limited
Partnership; Winthrop California Investors Limited Partnership; and Winthrop
Growth Investors I Limited Partnership.

         Except as indicated above, neither the Partnership nor the Managing
General Partner has any significant employees within the meaning of Item 401(b)
of Regulation S-B. There are no family relationships among the officers and
directors of the Managing General Partner.

         Based solely upon a review of Forms 3 and 4 and amendments thereto
furnished to the Partnership under Rule 16a-3(e) during the Partnership's most
recent fiscal year and Forms 5 and amendments thereto furnished to the
Partnership with respect to its most recent fiscal year, the Partnership is not
aware of any director, officer or beneficial owner of more than ten percent of
the units of limited partnership interest in the Partnership that failed to file
on a timely basis, as disclosed in the above

                                       28
<PAGE>

Forms, reports required by section 16(a) of the Exchange Act during the most
recent fiscal year or prior fiscal years.

         Effective December 16, 1997, the Managing General Partner and certain
of its affiliates entered into an agreement with Coordinated Services of
Valdosta, LLC ("Coordinated Services") to provide for the daily asset and
property management services and investor services for the Partnership. See
"Item 11, Security Ownership of Certain Beneficial Owners and Management."
Coordinated Services of Valdosta LLC is a Georgia limited liability corporation
with headquarters in Valdosta, Georgia. Founded in 1997, its managing member is
Investor Service Group, Inc., a Georgia Corporation. The principals of Investor
Service Group are Mary T. Johnson and James L. Dewar, Jr.

         Mary T. Johnson is the Manager of Coordinated Services. Ms. Johnson is
also Executive Vice President of Dewar Realty, Inc. and Dewar Properties, Inc.
Ms. Johnson is a graduate of Valdosta State University and is a licensed Georgia
Real Estate Broker. Ms. Johnson has 21 years of experience in property
management, asset management, investor services, and development of apartment
and assisted living properties. Ms. Johnson is currently responsible for the
asset management of over 150 investor partnerships and property management of
over 50 apartment communities.

         James L. Dewar, Jr. is the founder of Dewar Realty, Inc. and Dewar
Properties, Inc. Mr. Dewar is a graduate of the University of Georgia and is a
licensed Georgia Real Estate Broker. Mr. Dewar has 32 years experience in real
estate construction, property management and development of apartment and
assisted living properties. Mr. Dewar has produced over $100 million in
conventional and government funded family and elderly apartment communities.

Item 10.  Executive Compensation.

         The Partnership is not required to and did not pay any compensation to
the officers or directors of the Managing General Partner. The Managing General
Partner does not presently pay any compensation to any of its officers or
directors. (See Item 12, "Certain Relationships and Related Transactions.")

                                       29
<PAGE>

Item 11. Security Ownership of Certain Beneficial Owners and Management.

         (a)      Security ownership of certain beneficial owners.

         The General Partners own the entire general partnership interest. No
person or group is known by the Partnership to be the beneficial owner of more
than 5% of the outstanding Units at March 15, 2000. Under the Partnership
Agreement, the voting rights of the Limited Partners are limited and, in some
circumstances, are subject to the prior receipt of certain opinions of counsel
or judicial decisions.

         Under the Partnership Agreement, the right to manage the business of
the Partnership is vested in the General Partners and is generally to be
exercised only by the Managing General Partner, although approval of the other
General Partner, Linnaeus, is required as to all investments in Local Limited
Partnerships and in connection with any votes or consents arising out of the
ownership of a Local Limited Partnership interest.

         (b)      Security ownership of management.

         None of the officers, directors or general partners of the General
Partner or their respective officers, directors or general partners owned any
Units at March 15, 1999 in individual capacities; however, a wholly-owned
subsidiary of First Winthrop owns 100 Units and Winthrop Financial Associates, A
Limited Partnership owns 5 Units (.60% in the aggregate).

         (c)      Changes in control.

                  There exists no arrangement known to the Partnership the
operation of which may at a subsequent date result in a change in control of the
Partnership. On December 16, 1997, the Managing General Partner and certain of
its affiliates entered into a Services Agreement with Coordinated Services
pursuant to which Coordinated Services was retained to provide asset management
and investor services to the Partnership and certain affiliated partnerships. As
a result of this agreement, Coordinated Services has the right to direct the day
to day affairs of the Partnership, including, without limitation, reviewing and
analyzing potential sale, refinancing or restructuring proposals by Local
Limited Partnerships, preparation of all Partnership reports, maintaining
Partnership records and maintaining bank accounts of the Partnership.
Coordinated Services is not permitted, however, without the consent of the
Managing General Partner, or as otherwise required under the terms of the
Partnership's Agreement of Limited

                                       30
<PAGE>

Partnership (the "Partnership Agreement") to, among other things cause the
Partnership to consent to a sale of an asset or cause the Partnership to file
for bankruptcy. As compensation for providing these services, the Managing
General Partner and its affiliates assigned to Coordinated Services all of their
right to receive fees from the Partnership as provided in the Partnership
Agreement.

Item 12.  Certain Relationships and Related Transactions.

         Under the Partnership Agreement, the General Partners and their
affiliates are entitled to receive various fees, commissions, cash
distributions, allocations of taxable income or loss and expense reimbursements
from the Partnership. There were no fees, commissions or cash distributions
which the Partnership paid to or accrued for the account of the General Partners
and their affiliates for the years ended December 31, 1999 and 1998.

Item 13. Exhibits and Reports on Form 8-K.

(a)      Exhibits:

                  The Exhibits listed on the accompanying Index to Exhibits are
                  filed as part of this Annual Report and incorporated in this
                  Annual Report as set forth in said Index.

(b)      Reports on Form 8-K - None

                                       31
<PAGE>

                                   SIGNATURES


       Pursuant to the requirements of Section 13 or 15(d) of the Securities
Exchange Act of 1934, the registrant has duly caused this report to be signed on
its behalf by the undersigned, thereunto duly authorized as this 13th day of
April, 2000.

                                            WINTHROP RESIDENTIAL ASSOCIATES I,
                                            A LIMITED PARTNERSHIP

                                            By:  One Winthrop Properties, Inc.
                                                 Managing General Partner


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

      Pursuant to the requirements of the Securities Exchange Act of 1934, this
report has been signed below by the following persons on behalf of the
registrant and in the capacities and on the dates indicated.

Signature/Name                Title                      Date
--------------                -----                      ----

/s/ Michael L. Ashner     Chief Executive          April 13, 2000
---------------------     Officer and Director
Michael L. Ashner


/s/ Thomas Staples        Chief Financial Officer  April 13, 2000
--------------------
Thomas Staples


                                       32

<PAGE>

                                INDEX TO EXHIBITS

Exhibit                                                                     Page
-------                                                                     ----

3.   Agreement and Certificate of Limited Partnership of Winthrop
     Residential Associates I, A Limited Partnership, dated as of June 23,
     1983 (incorporated herein by reference to the Partnership's Annual
     Report on Form 10-K filed March 30, 1984, File No. 0-10272).

4.   Agreement and Certificate of Limited Partnership of Winthrop
     Residential Associates I, A Limited Partnership, dated as of June 23,
     1983 (incorporated herein by reference to Exhibit 3 hereto).

10.1 Agreement between Winthrop Residential Associates I, A Limited
     Partnership and The Artery Organization, Inc. (incorporated herein by
     reference to the Registrant's Registration Statement on Form S-11,
     File No. 2-70828)

10.2 Services Agreement, dated December 16, 1997, by and between First
     Winthrop Corporation, Winthrop Financial Co., Inc., WFC Realty Co.,
     Inc., WFC Realty Saugus, Inc., Winthrop Properties, Inc., Winthrop
     Metro Equities Corporation, Winthrop Lisbon Realty, Inc. and Northwood
     Realty Co., Inc. and Coordinated Services of Valdosta, LLC.
     (incorporated by reference to the Registrant's Annual Report on Form
     10KSB for the year ended December 31, 1997).

16.  Letter from Arthur Andersen LLP dated September 19, 1996 (incorporated
     herein by reference to Registrant's Current Report on Form 8-K dated
     September 19, 1996).

27.  Financial Data Schedule.

99.  Supplementary information required pursuant to Section 9.4 of the
     Partnership Agreement.


                                       33