====================================================================

                          UNITED STATES

               SECURITIES AND EXCHANGE COMMISSION

                     Washington, D.C. 20549

                            FORM 10-Q

(Mark One)

  X        QUARTERLY REPORT PURSUANT TO 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:  0-14533
                --------------------------------

          OXFORD RESIDENTIAL PROPERTIES I LIMITED PARTNERSHIP
        (Exact name of registrant as specified in its charter)

         Maryland                                  52-1322906
(State or other jurisdiction of                 (I.R.S. Employer
incorporation or organization)                 Identification No.)

  7200 Wisconsin Avenue, 11th floor,  Bethesda, Maryland 20814
      (Address of principal executive offices)  (Zip Code)

Registrant's telephone number, including area code:  301-654-3100

Securities Registered Pursuant to Section 12(b) of the Act:  NONE

   Securities Registered Pursuant to Section 12(g) of the Act:
                         Assignee Units

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  / /.

There  is  no  public  trading market  for  the  Assignee  Units.
Therefore, the Assignee Units had neither a market selling  price
nor an average bid or asked price within the 60 days prior to the
date of this filing.

Index to Exhibits is on page 3.
====================================================================

<PAGE 2>

       OXFORD RESIDENTIAL PROPERTIES I LIMITED PARTNERSHIP

                            FORM 10-Q

                 PART I - FINANCIAL INFORMATION

Item 1.    Financial Statements.

    The  financial statements of the Partnership, and  the  notes
thereto,  are  incorporated herein by reference  to  sequentially
numbered  pages 12 through 17 included in ORP's Quarterly  Report
(Unaudited).

Item 2.    Management's Discussion and Analysis of Financial
           Condition and Results of Operations.

    A discussion  of  ORP's financial condition  and  results  of
operations  for  the six-month period ended  June  30,  1999,  is
incorporated herein by reference to sequentially numbered pages 6
through  10  entitled "Report of Management"  included  in  ORP's
Quarterly Report (Unaudited).

                   PART II - OTHER INFORMATION

Item 1. Legal Proceedings.

    The  Registrant  is engaged from time to time  in  litigation
incident  to  its business; however, there are no  pending  legal
proceedings whose potential effects are considered to be material
by the Managing General Partner.

Item 2. Changes in Securities.
  None.

Item 3.   Defaults Upon Senior Securities.
  None.

Item 4.   Submission of Matters to a Vote of Security Holders.
  None.

Item 5.   Other Information.
  None.

Item 6.    Exhibits and Reports on Form 8-K
  (a) Exhibits.

   For a list of Exhibits as required by Item 601 of Regulation
   S-K, see Exhibit Index on page 3 of this report.

  (b) Reports on Form 8-K

       None.

   No other items were applicable.



<PAGE 3>

       OXFORD RESIDENTIAL PROPERTIES I LIMITED PARTNERSHIP

                            FORM 10-Q

                          EXHIBIT INDEX

(Listed according to the  number assigned in the Exhibit Table in
Item 601 of Regulation S-K.)

(11) Statement regarding computation of per share earnings.

     The information to compute earnings per share is provided in
     the  financial  statements and notes thereto of  the  Oxford
     Residential  Properties  I Limited  Partnership's  Quarterly
     Report  (Unaudited)  to Assignee Unit Holders,  attached  as
     Exhibit 20 (sequentially numbered pages 12 through 17).

(20) Report furnished to security holders.

     Oxford  Residential   Properties  I  Limited   Partnership's
     Quarterly Report (Unaudited) dated June 30, 1999, follows on
     sequentially numbered pages 5 through 18 of this report.

(27) Financial Data Schedule.
































<PAGE 4>

       OXFORD RESIDENTIAL PROPERTIES I LIMITED PARTNERSHIP

                            FORM 10-Q

                           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.

              Oxford Residential Properties I Limited Partnership

                 By:  Oxford Residential Properties I Corporation
                      Managing General Partner of the registrant


Date: 08/13/99   By:  /S/ Richard R. Singleton
      --------        -------------------------------------------
                       Richard R. Singleton
                       Senior Vice President and
                         Chief Financial 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.



Date: 08/13/99   By:  /S/ Leo E. Zickler
      --------        -------------------------------------------
                       Leo E. Zickler
                       Chairman of the Board of Directors and
                         Chief Executive Officer


Date: 08/13/99   By:  /S/ Francis P. Lavin
      --------        -------------------------------------------
                       Francis P. Lavin
                       President















<PAGE 5>








       OXFORD RESIDENTIAL PROPERTIES I LIMITED PARTNERSHIP

                        Quarterly Report
                           (Unaudited)

                          June 30, 1999





















       CONTENTS

       Report of Management
       Average Occupancy
       Summary of Project Data
       Consolidated Balance Sheets
       Consolidated Statements of Operations
       Consolidated Statement of Partners' Capital
       Consolidated Statements of Cash Flows
       Notes to Consolidated Financial Statements
       Instructions for Investors who wish to reregister or
         transfer ORP Assignee Units











<PAGE 6>
=================================================================
Report of Management
=================================================================

   The following report provides additional information about the
consolidated financial condition of Oxford Residential Properties
I Limited Partnership ("ORP" or the "Partnership") as of June 30,
1999,  and its consolidated results of operations for the  three-
and six-month periods ended June 30, 1999, and its cash flows for
the  six-month  period  ended June 30,  1999.   This  report  and
analysis  should be read together with the consolidated financial
statements   and   related  notes  thereto   and   the   selected
consolidated financial data appearing elsewhere in this Quarterly
Report.

Recent Developments

   On behalf of the Partnership, Oxford Residential Properties  I
Corporation  ("Managing General Partner"), will  consider  offers
made  by  Assignee  Unitholders who wish to sell  their  Assignee
Units  at  such  prices  as may be set by  the  Managing  General
Partner from time to time.  The prices that will be paid will  be
established  by reference to prevailing secondary market  prices,
however,  it  will  be determined solely by the Managing  General
Partner.  This is neither an offer to purchase nor a solicitation
of  an  offer  to sell by the Partnership.  Since July  1995  and
through  August  13, 1999, ORP has purchased, in  the  aggregate,
1,936 Assignee Units for approximately $747,000.

Liquidity and Capital Resources

   Current  Position.  At June 30, 1999, ORP held  $1,469,000  in
cash  and  cash  equivalents  and the  working  capital  reserve,
compared  to  $1,351,000 at December 31,  1998,  representing  an
increase  of  approximately 8.7%.  The increase  of  $118,000  is
primarily  attributable to the properties' net operating  incomes
after  debt  service,  refurbishment  expenses,  and  capitalized
improvements   offset  by  the  sum  of   the   following:    (i)
distributions made on March 1, 1999 to Partners of record  as  of
December  31,  1998  totaling approximately  $361,000,  (ii)  the
purchase  of Assignee Units totaling approximately $147,000,  and
(iii)  the payment of Partnership administrative expenses  during
the six-month period ended June 30, 1999 totaling $89,000.

   Other  Assets  shown on the accompanying consolidated  Balance
Sheet increased by $122,000 to $1,103,000 at June 30, 1999,  from
$981,000  at December 31, 1998.  The increase in Other Assets  is
primarily a result of an increase in prepaid contracts,  property
insurance, and the property tax escrow subaccounts.  Other Assets
include  primarily  a  Liquidity  Reserve  Subaccount  (for  debt
service),   a  Recurring  Replacement  Reserve  Subaccount   (for
property  improvements),  a  Property  Insurance  Escrow,  and  a
Property  Tax  Escrow  for  each of  the  Operating  Partnerships
totaling   approximately  $866,000  at  June  30,  1999.    These
Subaccounts  are funded and maintained monthly, as  needed,  from
property  income  (except security deposits), in accordance  with
the  requirements pursuant to each property's loan agreement  and
based  on  expenditures  anticipated  in  the  following  months.
Accounts  Receivable  and Prepaid Expenses totaling  $56,000  and
$181,000  at  June 30, 1999, respectively, are also  included  in
Other Assets.

    Unamortized  deferred  costs  relating  to  organization  and
refinancing costs (discussed in prior reports) at June  30,  1999
were  $293,000 compared to $326,000 at December 31, 1998.   These
costs are being amortized over the term of the mortgages.

  Accounts payable and accrued expenses shown on the consolidated
Balance Sheet increased by $98,000 to $480,000 at June 30,  1999,
from $382,000 at December 31, 1998, primarily due to increases in
the  amount  of  property taxes accrued at the end  of  six-month
period.

   Property Operations.  ORP's future liquidity and level of cash
distributions are dependent upon the net operating  income  after
debt    service,   refurbishment   expenses,   and    capitalized
improvements  generated by ORP's four investment  properties  and
proceeds  from  any sale or refinancing of those properties.   To
the  extent  any individual property does not generate sufficient
cash  to  cover  its  operating needs,  including  debt  service,
deficits  would  be  funded  by cash  generated  from  the  other
investment properties, if any, working capital reserves, if  any,
or  borrowings  by ORP.  Property improvements in  the  aggregate
amount  of $530,000 were made for the six months ended  June  30,
1999,  compared to $434,000 for the same period in 1998.  Of  the
$530,000  of property improvements, $359,000 was capitalized  for
financial  statement purposes for the six months ended  June  30,
1999,   compared  to  $256,000  of  the  $434,000   of   property
improvements for the same period in 1998.

<PAGE 7>
=================================================================
Report of Management
=================================================================

  Other Sources.  Since 1994, 40% of the property management fees
owed to NHP Management Company ("NHP") have been subordinated  to
the receipt by the Assignee Unit Holders of certain returns.   As
of  June  30,  1999  and  December 31,  1998,  deferred  property
management  fees  to  NHP  amounted  to  $792,000  and  $712,000,
respectively.

Results of Operations

    The  net operating income, before debt service, refurbishment
expenses, and capitalized property improvements, from each of the
four  investment properties for the quarter ended June 30,  1999,
as compared to the quarter ended June 30, 1998, is as follows:









<TABLE>
-----------------------------------------------------------------
<CAPTION>
                          (in thousands)         (in thousands)
                        Three months ended      Six months ended
                             June 30,                June 30,
                        ------------------     ------------------
Property                  1999       1998         1999      1998
-----------------------------------------------------------------
<S>                        <C>       <C>         <C>       <C>
Fairlane East,
  Dearborn, MI             $  497    $  421      $  943    $  833
The Landings,
  Indianapolis, IN            112       119         247       289
Raven Hill,
  Burnsville, MN              373       344         720       662
Shadow Oaks,
  Tampa, FL                   144       140         283       273
-----------------------------------------------------------------
Total Net Operating Income $1,126    $1,024      $2,193    $2,057
=================================================================
</TABLE>

          Three months ended June 30, 1999 versus three months
                         ended June 30, 1998

    In  the  aggregate,  the net operating  income,  before  debt
service,   refurbishment  expenses,  and   capitalized   property
improvements,  reported  by ORP for the quarter  ended  June  30,
1999,  increased  by approximately 10% compared  to  the  quarter
ended  June  30,  1998.  Set forth below is a discussion  of  the
properties  which  compares their respective operations  for  the
three-month periods ended June 30, 1999 and 1998.

Fairlane East

    Fairlane  East's net operating income for the  quarter  ended
June 30, 1999 increased by 18.1% from the same period in 1998 due
to  a 10.7% increase in revenues and a 1.1% decrease in apartment
expenses.  The increase in revenues is primarily attributable  to
increased rental income caused by lower than budgeted vacancy and
concession  rates.  The property's apartment expense decrease  is
primarily  attributable to a decrease in property  taxes.  During
the  three-month  period  ended June 30,  1999,  the  Partnership
expended  $96,000  on  property improvements,  including  $70,000
capitalized for accounting purposes.

The Landings

    The Landings' net operating income for the quarter ended June
30, 1999 decreased by 5.9% from the same period in 1998 due to  a
3.2%  increase in revenues offset by a 10% increase in  apartment
expenses.  The increase in revenues is primarily attributable  to
the  property's ability to increase rents for the  quarter.   The
increase  in apartment expenses is primarily due to increases  in
maintenance expenses, specifically decorating repairs  caused  by
higher  tenant  turnover, marketing expenses, and  administrative
expenses.  During the three-month period ended June 30, 1999, the
Partnership expended $41,000 on property improvements,  including
$20,000 capitalized for accounting purposes.

Raven Hill

    Raven Hill's net operating income for the quarter ended  June
30, 1999 increased by approximately 8.4% from the same period  in
1998  due  to  an  8.5% increase in revenues offset  by  an  8.5%
increase  in  apartment expenses.  The increase  in  revenues  is
primarily  attributable to a 75% increase in other income  caused
by  the  one-time receipt of additional interest earned from  the
property's  Replacement  Reserve Escrow  account.  Excluding  the
impact  of  the  receipt  of additional interest,  net  operating
income  for  the  quarter  ended  June  30,  1999  increased   by
approximately  4.8%.   The  increase  in  apartment  expenses  is

<PAGE 8>
=================================================================
Report of Management
=================================================================

primarily  attributable  to increases in maintenance,  operating,
and administrative expenses.  During the three-month period ended
June  30,  1999,  the Partnership expended $117,000  on  property
improvements,   including  $78,000  capitalized  for   accounting
purposes.

Shadow Oaks

    Shadow Oaks' net operating income for the quarter ended  June
30, 1999 increased by 2.9% from the same period in 1998 due to an
approximately 4.9% increase in revenues offset by a 6.6% increase
in  apartment  expenses.  The increase in revenues was  primarily
attributable to a 28% increase in other income due  to  the  one-
time  receipt  of additional interest earned from the  property's
Replacement Reserve Escrow account.  Excluding the impact of  the
receipt  of  additional interest, net operating  income  for  the
quarter ended June 30, 1999 decreased by approximately 3.1%.  The
increase  in apartment expenses is primarily due to increases  in
maintenance  and  operating  expenses.   During  the  three-month
period  ended June 30, 1999, the Partnership expended $35,000  on
property   improvements,   including  $16,000   capitalized   for
accounting purposes.

          Six months ended June 30, 1999 versus six months
                         ended June 30, 1998

    In  the  aggregate,  the net operating  income,  before  debt
service,   refurbishment  expenses,  and   capitalized   property
improvements, reported by ORP for the six-month period ended June
30,  1999,  increased by $136,000, or 6.6% compared to  the  same
period  ended June 30, 1998.  Set forth below is a discussion  of
the properties which compares their respective operations for the
six-month periods ended June 30, 1999 and 1998.

Fairlane East

    Fairlane East's net operating income for the six months ended
June 30, 1999 increased by 13.2% from the same period in 1998 due
to  a  10.6%  increase in revenues offset by a 6.7%  increase  in
apartment  expenses.   The  increase in  revenues  was  primarily
attributable  to the property's on-going ability  to  change  its
rent structure, adjusting rents on specific unit types.  This has
resulted  in healthy occupancy and gross rental revenue increases
throughout the first half of 1999 compared to the same period  in
1998  of  5%  and  9.8%, respectively.  The property's  apartment
expense  increase  is primarily attributable to  an  increase  in
maintenance  expenses,  specifically snow removal,  grounds,  and
decorating  contract  expenses. Average occupancy  for  the  six-
months ended June 30, 1999 increased to 97%, compared to 92%  for
the same period in 1998.  The weighted average rent collected for
the  month  ended  June 30, 1999 increased  by  3.9%  to  $1,017,
compared  to $979 for the same period in 1998.  During  the  six-
month  period  ended  June  30, 1999,  the  Partnership  expended
$197,000 on property improvements, including $147,000 capitalized
for  accounting  purposes.   Of the $147,000  capitalized  costs,
approximately $112,000 was paid for major cabinet and  countertop
replacement  in many of the units.  The Managing General  Partner
anticipates   slightly  higher  spending   levels   on   property
improvements in 1999, as compared to the year ended December  31,
1998, to improve its competitive position.

The Landings

    The  Landings' net operating income for the six-months  ended
June 30, 1999 decreased by 14.5% from the same period in 1998 due
to  a  3.3%  increase in revenues offset by a 23.8%  increase  in
apartment  expenses.  As previously reported, in March 1998,  the
property received a $38,000 property tax refund which was applied
directly  against  property tax expense, and  thus  significantly
reduced  the overall apartment expenses for the six months  ended
1998.   The Landings did not receive any property tax refunds  in
the  first half of 1999.  Excluding the impact of the refund from
both  periods, total apartment expenses and net operating  income
for    the   six   months  ended  June  30,   1999   would   have
increased/(decreased) by 7.4% and (1.3%), respectively, from  the
same  period  last  year.  Average occupancy for  the  six-months
ended  June  30, 1999 decreased to 94%, compared to 95%  for  the
same period in 1998.  The weighted average rent collected for the
month ended June 30, 1999 increased by 4.7% to $629, compared  to
$601  for  the same period in 1998.  During the six-month  period
ended June 30, 1999, the Partnership expended $69,000 on property
improvements,   including  $35,000  capitalized  for   accounting
purposes.   The  Managing  General Partner  anticipates  slightly
lower  spending  levels  on  property improvements  in  1999,  as
compared to the year ended December 31, 1998.

<PAGE 9>
=================================================================
Report of Management
=================================================================

Raven Hill

    Raven  Hill's net operating income for the six  months  ended
June  30,  1999  increased by approximately 8.8%  from  the  same
period  in  1998 due to a 6.5% increase in revenues offset  by  a
4.3% increase in apartment expenses.  The increase in revenues is
attributable  to  a 5.2% increase in rental income  and  a  44.7%
increase  in  other  income  due  to  the  one-time  receipt   of
additional   interest  earned  from  the  property's  Replacement
Reserve  Escrow account.  Excluding the impact of the receipt  of
additional  interest, net operating income  for  the  six  months
ended  June  30,  1999  increased  by  approximately  6.8%.   The
increase  in  apartment  expenses is  primarily  attributable  to
increases   in  operating  and  maintenance  expenses.    Average
occupancy  for the six months ended June 30, 1999  and  1998  was
98%,  respectively.  The weighted average rent collected for  the
month ended June 30, 1999 increased by 5.5% to $753, compared  to
$714  for  the same period in 1998.  During the six-month  period
ended  June  30,  1999,  the Partnership  expended  $192,000  for
property  improvements  of  which  149,000  was  capitalized  for
accounting  purposes.   Of  the $149,000  of  capitalized  costs,
approximately $111,000 was paid for major interior  painting  and
carpeting  of two of Raven Hills' four apartment buildings.   The
Managing  General  Partner anticipates slightly  higher  spending
levels on property improvements in 1999, as compared to the  year
ended December 31, 1998.

Shadow Oaks

    Shadow Oaks' net operating income for the quarter ended  June
30, 1999 increased by 3.7% from the same period in 1998 due to  a
3.4%  increase in revenues offset by a 3.3% increase in apartment
expenses.  The increase in revenues was primarily attributable to
a  16.5% increase in other income due to the one-time receipt  of
additional   interest  earned  from  the  property's  Replacement
Reserve  Escrow account.  Excluding the impact of the receipt  of
additional  interest, net operating income  for  the  six  months
ended June 30, 1999 increased by less than 1%.  Average occupancy
for the six months ended June 30, 1999 decreased to 95%, compared
to  96%  for the same period in 1998.  The weighted average  rent
collected  for  the  month  ended  June  30,  1999  increased  by
approximately 5.7% to $486, compared to $460 for the same  period
in  1998.   During the six-month period ended June 30, 1999,  the
Partnership expended $72,000 on property improvements,  including
$28,000 capitalized for accounting purposes. The Managing General
Partner  anticipates slightly lower spending levels  on  property
improvements in 1999, as compared to the year ended December  31,
1998.

Consolidated Statements of Operations-Other Income and Deductions

   For the six-month period ended June 30, 1999, ORP's net income
increased  by  approximately  63%  compared  to  the  prior  year
comparative period due to a 7.1% increase in revenues offset by a
2.4%  increase in total expenses.  Interest income from operating
funds for the six-month periods ended June 30, 1999 and 1998  was
$51,000 and $39,000, respectively.  Other income was $168,000 and
$128,000, respectively, for the six-month periods ended June  30,
1999  and  1998.  The increase was primarily due to increases  in
interest  income  from  the Replacement Reserve  Escrow  accounts
maintained for each of the properties in the portfolio.

   ORP's administrative expenses for the six-month periods  ended
June 30, 1999 and 1998 were $89,000 and $98,000, respectively.

   The  terms of the mortgage loans require the borrowers to make
equal  installment  payments over the term of  the  loans.   Each
payment  consists of interest on the unpaid balance of the  loans
and  a  reduction of loan principal.  The interest paid on  these
loans  decreases each period, while the portion  applied  to  the
loan  principal  increases each period.  As  a  result,  interest
expense  was  $851,000 and $868,000, respectively, and  principal
paid  was  $204,000 and $189,000 for the six-month periods  ended
June 30, 1999 and 1998, respectively.

   Depreciation expense for the six-month periods ended June  30,
1999  and  1998  was  $627,000 and $613,000,  respectively.   The
increase  in  depreciation expense is  due  to  the  increase  in
property improvements capitalized for accounting purposes for the
six  months  ended June 30, 1999 compared to the same  period  in
1998.  Amortization expense for the six-month periods ended  June
30,  1999  and  1998 was $33,000 and $49,000, respectively.   The
decrease  in  amortization expense was due  to  certain  deferred
costs  relating to organization and refinancing of the  portfolio
(discussed in prior reports) becoming fully amortized during  the
second quarter.

<PAGE 10>
=================================================================
Report of Management
=================================================================

   For the six-month periods ended June 30, 1999 and 1998, of the
total  property improvements in the aggregate amounts of $530,000
and  $434,000, respectively, $171,000 and $178,000, respectively,
were classified as refurbishment expenses for financial statement
purposes.   The  remaining  balances of  $359,000  and  $256,000,
respectively, were capitalized for financial statement purposes.

Year 2000 Compliance

     In accordance with the SEC's interpretive release "Statement
of  the  Commission Regarding Disclosure of Year 2000 Issues  and
Consequences by Public Companies..," the Managing General Partner
of ORP has upgraded and tested the principal systems on which ORP
relies and believes that they are Year 2000 compliant as of  this
date.  The Managing General Partner is currently contacting third
parties with whom ORP does business to evaluate their exposure to
year  2000 issues.  In addition, the Managing General Partner  is
in  the process of determining the risks associated with a  third
party  service  provider  failure and is  developing  contingency
plans.   The Managing General Partner believes that such analysis
will be completed in 1999.

THIS   REPORT   CONTAINS  STATEMENTS  THAT  ARE   FORWARD-LOOKING
STATEMENTS   WITHIN   THE  MEANING  OF  THE  PRIVATE   SECURITIES
LITIGATION  REFORM  ACT OF 1995, SECTION 21E  OF  THE  SECURITIES
EXCHANGE  ACT  OF  1934,  AS AMENDED,  AND  SECTION  27A  OF  THE
SECURITIES  ACT OF 1933, AS AMENDED, AND IS SUBJECT TO  THE  SAFE
HARBORS   CREATED   BY  THOSE  SECTIONS.   THESE  FORWARD-LOOKING
STATEMENTS  REFLECT MANAGEMENT'S CURRENT VIEWS  WITH  RESPECT  TO
FUTURE  EVENTS  AND  FINANCIAL PERFORMANCE.  ACTUAL  RESULTS  MAY
DIFFER  MATERIALLY  FROM THOSE DESCRIBED IN  THE  FORWARD-LOOKING
STATEMENTS,  AND  WILL  BE AFFECTED BY A  VARIETY  OF  RISKS  AND
FACTORS.  THESE STATEMENTS ARE SUBJECT TO MANY UNCERTAINTIES  AND
RISKS,  AND  SHOULD  NOT  BE CONSIDERED GUARANTEES  OF  FINANCIAL
PERFORMANCE.   READERS  SHOULD REVIEW CAREFULLY  ORP's  FINANCIAL
STATEMENTS  AND  THE  NOTES THERETO,  AS  WELL  AS  RISK  FACTORS
DESCRIBED  IN  THE SEC FILINGS.  ORP DISCLAIMS ANY OBLIGATION  TO
PUBLICLY  RELEASE THE RESULTS OF ANY REVISIONS TO THESE  FORWARD-
LOOKING  STATEMENTS  WHICH  MAY BE  MADE  TO  REFLECT  EVENTS  OR
CIRCUMSTANCES OCCURRING SUBSEQUENT TO THE FILING OF THE FORM 10 Q
WITH THE SEC OR OTHERWISE TO REVISE OR UPDATE ANY ORAL OR WRITTEN
FORWARD-LOOKING STATEMENT THAT MAY BE MADE FROM TIME TO  TIME  BY
OR ON BEHALF OF ORP.







































<PAGE 11>
<TABLE>
------------------------------------------------------------------------------------------------------------------------
<CAPTION>
Average Occupancy
------------------------------------------------------------------------------------------------------------------------
The average occupancy for each of the four investment properties is shown in the following chart:

                                                      For the Quarter Ended
Property/               Acquisition  ___________________________________________________________________________________
Location                   Date         3/31/98      6/30/98      9/30/98      12/31/98      3/31/99        6/30/99
------------------------------------------------------------------------------------------------------------------------
<S>                      <C>              <C>          <C>          <C>           <C>          <C>            <C>

Fairlane East            12/23/85         91%          94%          97%           97%          96%            97%
Dearborn, Michigan
The Landings             10/31/84         94%          96%          96%           94%          93%            96%
Indianapolis, Indiana
Raven Hill               12/24/86         98%          97%          97%           96%          97%            98%
Burnsville, Minnesota
Shadow Oaks              02/07/85         97%          96%          98%           95%          95%            94%
Tampa, Florida
------------------------------------------------------------------------------------------------------------------------
</TABLE>

<TABLE>
------------------------------------------------------------------------------------------------------------------------
<CAPTION>
Summary of Project Data (in thousands)
------------------------------------------------------------------------------------------------------------------------
                                                        1999 Operating Results through 6/30/99 (in thousands)
                                                  ______________________________________________________________________
                                Average Rent
                                Collected<F1>                              NOI
                               ---------------                         Before Property                        NOI
Property/              No. of   June     June    Apartment  Apartment   Improvements          Property      Before Debt
Location               Units    1999     1998     Revenues   Expenses  & Debt Service     Improvements<F2>  Service<F3>
------------------------------------------------------------------------------------------------------------------------
<S>                     <C>     <C>       <C>        <C>        <C>           <C>               <C>            <C>

Fairlane East           244     $1,017    $  979     $1,486     $  543        $  943            $197           $  746
Dearborn, Michigan
The Landings            150        629       601        555        308           247              69              178
Indianapolis, Indiana
Raven Hill              304        753       714      1,395        675           720             192              528
Burnsville, Minnesota
Shadow Oaks             200        486       460        600        317           283              72              211
Tampa, Florida
------------------------------------------------------------------------------------------------------------------------
     Total              898                          $4,036     $1,843        $2,193            $530           $1,663
========================================================================================================================
<FN>
<F1>  Represents net rental revenue collected for the month divided by the average number of units occupied during the
      month.
<F2>  Represents total property improvement costs, including capitalized costs totaling $359,000 incurred during the six
      months ended June 30, 1999.
<F3>  The total of $1,663,000 is $40,000 (2.5%) greater than the comparable total for the quarter ending June 30, 1998.
</FN>
</TABLE>















<PAGE 12>
Oxford Residential Properties I Limited Partnership and Subsidiaries
--------------------------------------------------------------------
Consolidated Balance Sheets (in thousands)
--------------------------------------------------------------------
<TABLE>
<CAPTION>
                                   June 30, 1999   December 31, 1998
                                    (Unaudited)
--------------------------------------------------------------------
<S>                                    <C>               <C>
Assets
Investment properties, at cost
  Land                                 $ 3,681           $ 3,681
  Buildings and improvements, net
    of accumulated depreciation
    of $16,704 and $16,077,
    respectively                        20,143            20,411
--------------------------------------------------------------------
  Total Investment Properties           23,824            24,092
--------------------------------------------------------------------
Cash and cash equivalents                1,148             1,288
Working capital reserve                    321                63
Tenant security deposits                   181               176
Deferred costs, net of amortization
of $2,624 and $2,591, respectively         293               326
Other assets                             1,103               981
--------------------------------------------------------------------
                                         3,046             2,834
--------------------------------------------------------------------
  Total Assets                         $26,870           $26,926
====================================================================
Liabilities and Partners' Capital
Liabilities
  Mortgage notes payable               $20,556           $20,760
  Accounts payable and accrued
    expenses                               480               382
  Distributions payable                    357               361
  Other liabilities                        792               712
  Tenant security deposits                 181               176
--------------------------------------------------------------------
  Total Liabilities                     22,366            22,391
--------------------------------------------------------------------
Partners' Capital
  General Partners                      (1,015)           (1,024)
  Assignor Limited Partner                   1                 1
  Assignee Unit Holders (25,714
    Assignee Units issued and
    23,818 outstanding for
    June 30, 1999; 24,091
    outstanding for December 31, 1998)   5,518             5,558
--------------------------------------------------------------------
  Total Partners' Capital                4,504             4,535
--------------------------------------------------------------------
  Total Liabilities and
    Partners' Capital                  $26,870           $26,926
====================================================================
The accompanying notes are an integral part of these consolidated
                      financial statements.
</TABLE>
<PAGE 13>
Oxford Residential Properties I Limited Partnership and Subsidiaries
--------------------------------------------------------------------
Consolidated Statements of Operations (in thousands, except Net
Income per Assignee Unit and Weighted average number of Assignee
Units Outstanding)   (Unaudited)
--------------------------------------------------------------------
<TABLE>
<CAPTION>
                              Three months            Six months
                                 ended                  ended
                                June 30,               June 30,
                             --------------         --------------
                             1999      1998         1999      1998
--------------------------------------------------------------------
<S>                          <C>       <C>        <C>       <C>
Apartment Revenues
  Rental income              $1,950    $1,834     $3,868    $3,642
  Other income                  107        70        168       128
--------------------------------------------------------------------
  Total Apartment Revenues    2,057     1,905      4,036     3,770
--------------------------------------------------------------------
Apartment Expenses
  Maintenance                   335       307        613       556
  Operating                     145       128        329       308
  Administrative                135       118        255       232
  Property management fees      101        95        198       189
  Property taxes                184       200        386       369
  Marketing                      30        33         62        59
--------------------------------------------------------------------
  Total Apartment Expenses      931       881      1,843     1,713
--------------------------------------------------------------------
Net Operating Income          1,126     1,024      2,193     2,057
--------------------------------------------------------------------
Other Deductions
  Interest expense              424       433        851       868
  Depreciation and
    amortization                345       334        660       662
  Refurbishment expenses        113       129        171       178
  Interest income               (32)      (22)       (51)      (39)
  Partnership
    administrative expenses      65        54         89        98
--------------------------------------------------------------------
  Total Other Deductions        915       928      1,720     1,767
--------------------------------------------------------------------
Net Income                   $  211    $   96     $  473    $  290
====================================================================
Net Income Allocated to
  Assignee Unit Holders      $  207    $   94     $  464    $  284
====================================================================
Net Income per Assignee
  Unit                       $ 8.67    $ 3.86     $19.36    $11.68
====================================================================
Weighted average number of
  Assignee Units Outstanding 23,869    24,325     23,965    24,325
====================================================================
The accompanying notes are an integral part of these consolidated
                      financial statements.
</TABLE>
<PAGE 14>
Oxford Residential Properties I Limited Partnership and Subsidiaries
--------------------------------------------------------------------
Consolidated Statement of Partners' Capital (in thousands)
--------------------------------------------------------------------
<TABLE>
<CAPTION>
                           For the period ended June 30, 1999
                   -------------------------------------------------
                               Limited Partners'
                                  Interests
                              ------------------
                              Assignee  Assignor
                                Unit    Limited   General    Total
                              Holders   Partner   Partners
--------------------------------------------------------------------
<S>                           <C>         <C>     <C>        <C>
Balance, December 31, 1998    $5,558      $1      $(1,024)   $4,535
--------------------------------------------------------------------
Net income, June 30, 1999        464       0            9       473

Distribution to Assignee
   Unit Holders                 (357)      0            0      (357)

Purchase of Assignee Units      (147)      0            0      (147)
--------------------------------------------------------------------
Balance, June 30, 1999
 (Unaudited)                  $5,518      $1      $(1,015)   $4,504
====================================================================
The accompanying notes are an integral part of these consolidated
                      financial statements.
</TABLE>


























<PAGE 15>
Oxford Residential Properties I Limited Partnership and Subsidiaries
--------------------------------------------------------------------
Consolidated Statements of Cash Flows (in thousands)
(Unaudited)
--------------------------------------------------------------------
<TABLE>
<CAPTION>
                                        Six months ended June 30,
                                      ------------------------------
                                          1999           1998
--------------------------------------------------------------------
<S>                                         <C>           <C>
Operating activities
 Net income                                 $  473        $  290
 Adjustments to reconcile net income
   to net cash provided by operating
   activities:
     Depreciation and amortization             660           662
 Changes in assets and liabilities:
   Tenant security deposits liability            5             9
   Tenant security deposits                     (5)           (9)
   Other assets                               (122)          (83)
   Accounts payable and accrued expenses        98           (53)
   Other liabilities                            80            75
--------------------------------------------------------------------
Net cash provided by operating activities    1,189           891
--------------------------------------------------------------------

Investing activities
  Working capital reserve                     (258)         (204)
  Additions to investment properties          (359)         (256)
--------------------------------------------------------------------
Net cash used in investing activities         (617)         (460)
--------------------------------------------------------------------

Financing activities
  Distributions paid                          (361)         (243)
  Mortgage principal paid                     (204)         (189)
  Purchase of Assignee Units                  (147)            0
--------------------------------------------------------------------
Net cash used in financing activities         (712)         (432)
--------------------------------------------------------------------
Net decrease in cash and cash equivalents     (140)           (1)
Cash and cash equivalents,
  beginning of period                        1,288         1,068
--------------------------------------------------------------------
Cash and cash equivalents,
  end of period                             $1,148        $1,067
====================================================================
The accompanying notes are an integral part of these consolidated
                      financial statements.
</TABLE>






<PAGE 16>
-----------------------------------------------------------------
Notes to Consolidated Financial Statements
-----------------------------------------------------------------

Note 1.  Financial Statements.

   The  consolidated financial statements reflect all adjustments
which,  in  the  opinion  of  Oxford  Residential  Properties   I
Corporation, the managing general partner (the "Managing  General
Partner")  of Oxford Residential Properties I Limited Partnership
("ORP" or the "Partnership"), are necessary to present fairly the
Partnership's Consolidated Balance Sheets as of June 30, 1999 and
December 31, 1998, the Consolidated Statements of Operations  for
the  three-month  periods  ended June  30,  1999  and  1998,  the
Consolidated Statement of Partners' Capital as of June 30,  1999,
and  the  Consolidated Statements of Cash Flows for the six-month
periods  ended  June  30, 1999 and 1998, according  to  generally
accepted  accounting principles.  Although the  Managing  General
Partner  believes the disclosures presented are adequate to  make
the  information not misleading, these statements should be  read
in conjunction with the audited consolidated financial statements
and the notes included in the Partnership's Annual Report for the
year ended December 31, 1998.

   For  financial reporting purposes, the net income per assignee
unit  of  limited partnership of ORP ("Assignee Unit")  has  been
calculated  by  dividing  the portion of  the  Partnership's  net
income  allocable to Assignee Unit Holders (98%) by the  weighted
average  of  Assignee Units outstanding.  In all computations  of
earnings  per  Assignee Unit, the weighted  average  of  Assignee
Units outstanding during the period constitutes the basis for the
net   income  amounts  per  Assignee  Unit  on  the  Consolidated
Statements of Operations.

Note 2.  Transactions with Affiliates.

   The  Partnership has no directors or officers.   The  Managing
General  Partner  and its affiliates do not  receive  any  direct
compensation, but receive fees and are reimbursed by ORP for  any
actual direct costs and expenses incurred in connection with  the
operation of the Partnership.

   Expense reimbursements are for an affiliate's personnel costs,
travel expenses and interest on interim working capital advances,
which  were  not covered separately by fees. Total reimbursements
to  the Managing General Partner and its affiliates for the  six-
month period ended June 30, 1999, were approximately $44,000  for
administrative and accounting-related costs, compared to  $58,000
for the same period in 1998.

   An  affiliate of NHP Management Company, the property manager,
has  a  separate services agreement with Oxford Realty  Financial
Group,  Inc.  ("ORFG"),  an affiliate  of  the  Managing  General
Partner, pursuant to which ORFG provides certain services to  NHP
in  exchange for service fees in an amount equal to 25.41% of all
fees  collected  by NHP from certain properties, including  those
owned by the Partnership.

Note 3.  Other Liabilities

   Other  Liabilities.  Under the Property Management  Agreements
with NHP Management Company, the management fee is equal to 5% of
gross collections for all properties; however, 40% of this fee is
subordinated until certain distribution preference levels to  the
Limited Partners or Assignee Unit Holders are achieved.  Property
management fees of $80,000 and $75,000 for the six-month  periods
ended June 30, 1999 and 1998, respectively, have been deferred.

Note 4.  Mortgage Notes Payable.

   Effective January 12, 1994, separate mortgage loans were  made
to  each  of the four ownership entities (as discussed  in  prior
reports)   in   the  aggregate  original  principal   amount   of
$22,362,000.   These mortgage loans are not cross-collateralized,
nor  are  they  cross-defaulted.  Each note bears interest  at  a
fixed  rate of 8.25% per annum and matures on February 11,  2004.
The total monthly principal and interest payment is $176,000.  As
of  June  30,  1999, the total outstanding balance  of  the  four
mortgage  notes payable was $20,556,000.  The properties  are  in
compliance  with their respective debt service agreements  as  of
June 30, 1999.

<PAGE 17>
-----------------------------------------------------------------
Notes to Consolidated Financial Statements
-----------------------------------------------------------------

The  individual outstanding mortgage notes payable as of June 30,
1999, and monthly debt service are as follows:

<TABLE>
<CAPTION>
-----------------------------------------------------------------
Property Collateralizing Debt       Outstanding     Monthly
(in thousands)                        Mortgage   Debt Service<F1>
-----------------------------------------------------------------
<S>                                    <C>               <C>
Fairlane East, Dearborn, Michigan      $ 9,445           $ 81
The Landings, Indianapolis, Indiana      3,114             26
Raven Hill, Burnsville, Minnesota        4,757             41
Shadow Oaks, Tampa, Florida              3,240             28
-----------------------------------------------------------------
                                       $20,556           $176
=================================================================
<FN>
<F1>  Includes principal and interest.
</FN>
</TABLE>









<PAGE 18>
-----------------------------------------------------------------
Instructions for Investors who wish to reregister or transfer ORP
Assignee Units
-----------------------------------------------------------------

Please follow the instructions below if you wish to reregister or
transfer  ownership  of  your  Oxford  Residential  Properties  I
Limited Partnership ("ORP" or the "Partnership") Assignee  Units.
No  transfers or sales can be effected without the consent of the
Managing  General  Partner  and  the  completion  of  the  proper
documents.

  To  cover  the costs associated with processing transfers,  MMS
  Escrow & Transfer Agency, Inc. ("MMS"), the transfer agent  for
  ORP,  charges  $25  for  each transfer of  ORP  Assignee  Units
  between  related parties, and $50 per seller for each  transfer
  for consideration (sale).  The only exception is a transfer  to
  a  surviving  joint  holder of Assignee Units  when  the  other
  joint  holder  dies,  in which case no  fee  is  charged.   MMS
  charges  $150  for  the  conversion of Assignee  Units  into  a
  limited partner interest.

  To  transfer  ownership of Assignee Units  held  in  a  Merrill
  Lynch   account,  please  have  your  Merrill  Lynch  financial
  consultant contact Merrill Lynch Partnership Operations in  New
  Jersey  at  (201)  557-1619 to request the  necessary  transfer
  documents.   Merrill  Lynch Partnership  Operations  will  only
  accept  calls  from your financial consultant.  YOU  MUST  HAVE
  THE  PROPER TRANSFER DOCUMENTS FROM MERRILL LYNCH TO  EFFECT  A
  TRANSFER.   Your financial consultant must contact  Partnership
  Operations,  as  ORP  Investor  Services  does  not  send   out
  transfer  papers  for Assignee Units held in  a  Merrill  Lynch
  account.

  Investors who no longer hold their Assignee Units in a  Merrill
  Lynch  account  should contact ORP Investor Services  at  (248)
  614-4550  or  P.O.  Box  7090, Troy,  Michigan  48007-9921,  to
  obtain   transfer  documents.   YOU  MUST  OBTAIN  THE   PROPER
  TRANSFER  DOCUMENTS  FROM ORP INVESTOR  SERVICES  TO  EFFECT  A
  TRANSFER OF ASSIGNEE UNITS WHICH YOU HOLD PERSONALLY.

  To  redeposit  your  ORP  units into a Merrill  Lynch  account,
  please  notify  ORP  Investor Services  in  writing  after  the
  Merrill  Lynch account has been opened.  ORP Investor  Services
  will  then instruct Merrill Lynch to deposit the Assignee Units
  into the account.

  Please  remember to notify ORP Investor Services in writing  at
  the  address  below or by calling (248) 614-4550 in  the  event
  you  change  your mailing address or your financial consultant.
  We  can  then  continue to provide you and your  representative
  with   timely  information  about  your  investment  in  Oxford
  Residential Properties I Limited Partnership.

  The  Quarterly Report on Form 10-Q for the quarter  ended  June
  30,  1999,  filed with the Securities and Exchange  Commission,
  is  available to Assignee Unit Holders and may be  obtained  by
  writing:


                        Investor Services
       Oxford Residential Properties I Limited Partnership
                          P.O. Box 7090
                    Troy, Michigan 48007-9921

                         (248) 614-4550