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

                          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 September 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.
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<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 nine-month period ended September 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  September  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: 11/12/99   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: 11/12/99   By: /S/ Leo E. Zickler
      --------       --------------------------------------------
                     Leo E. Zickler
                     Chairman of the Board of Directors and
                       Chief Executive Officer


Date: 11/12/99   By: /S/ Francis P. Lavin
      --------       --------------------------------------------
                     Francis P. Lavin
                       President














<PAGE 5>




       OXFORD RESIDENTIAL PROPERTIES I LIMITED PARTNERSHIP

                        Quarterly Report
                           (Unaudited)

                       September 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>
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Report of Management
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      The  following report provides additional information about
the   consolidated  financial  condition  of  Oxford  Residential
Properties I Limited Partnership ("ORP" or the "Partnership")  as
of September 30, 1999, and its consolidated results of operations
for  the three- and nine-month periods ended September 30,  1999,
and  its cash flows for the nine-month period ended September 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 price 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  November 12, 1999, ORP has purchased, in the  aggregate,
2,007 Assignee Units for approximately $789,000.

Liquidity and Capital Resources

      Current   Position.   At  September  30,  1999,  ORP   held
$1,297,000  in cash and cash equivalents and the working  capital
reserve,   compared   to  $1,351,000  at   December   31,   1998,
representing  a  decrease of $54,000 or  approximately  4%.   The
decrease  is  primarily  attributable  to  the  increase  in  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  and on August 30, 1999 to Partners of record as of December
31,  1998  and June 30, 1999 totaling approximately $361,000  and
$357,000,  respectively,  (ii) the  purchase  of  Assignee  Units
totaling  approximately  $199,000 during  the  nine-month  period
ended  September 30, 1999, and (iii) the payment  of  Partnership
administrative  expenses  during  the  nine-month  period   ended
September 30, 1999 totaling $130,000.

      Other Assets shown on the accompanying consolidated Balance
Sheet  increased by $276,000 to $1,257,000 at September 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 $1,081,000 at September 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  $44,000  and
$132,000  at September 30, 1999, respectively, are also  included
in Other Assets.

      Unamortized  deferred costs relating  to  organization  and
refinancing  costs (discussed in prior reports) at September  30,
1999  were  $277,000 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 $235,000 to  $617,000  at
September 30, 1999, from $382,000 at December 31, 1998, primarily
due  to increases in the amount of property taxes accrued at  the
end of the current nine-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 $799,000 were made for the nine months ended September
30,  1999, compared to $814,000 for the same period in 1998.   Of
the  $799,000 of property improvements, $532,000 was  capitalized
for  financial  statement  purposes for  the  nine  months  ended
September  30,  1999, compared to $527,000  of  the  $814,000  of
property improvements for the same period in 1998.

<PAGE 7>
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Report of Management
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      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 September 30, 1999 and December 31, 1998,
deferred property management fees to NHP amounted to $833,000 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 three- and nine-month  periods
ended September 30, 1999, and 1998, is  as follows:






<TABLE>
-----------------------------------------------------------------
<CAPTION>
                        (in thousands)          (in thousands)
                      Three months ended       Nine months ended
                         September 30,           September 30,
                      -------------------      ------------------
Property                1999      1998           1999     1998
-----------------------------------------------------------------
<S>                     <C>       <C>           <C>      <C>
Fairlane East,
  Dearborn, MI          $  406    $  434        $1,348   $1,267
The Landings,
  Indianapolis, IN          98       126           345      415
Raven Hill,
  Burnsville, MN           387       351         1,107    1,013
Shadow Oaks,
  Tampa, FL                139       156           422      429
-----------------------------------------------------------------
Total Net Operating
Income                  $1,030    $1,067        $3,222   $3,124
=================================================================
</TABLE>

 Three months ended September 30, 1999 versus three months ended
                       September 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 September 30,
1999,  decreased by approximately 3.5% compared  to  the  quarter
ended September 30, 1998.  Set forth below is a discussion of the
properties  which  compares their respective operations  for  the
three-month periods ended September 30, 1999 and 1998.

Fairlane East

      Fairlane East's net operating income for the quarter  ended
September 30, 1999 decreased by 6.5% from the same period in 1998
due to a 2.2% increase in revenues offset by a 14.7% increase  in
apartment   expenses.  The  increase  in  revenues  is  primarily
attributable to a 3.3% increase in rental income caused by higher
occupancy  for  the  quarter.  The property's  apartment  expense
increase  is  primarily  attributable to increases  in  operating
expenses,  specifically personal property  taxes,  administrative
expenses,  and property taxes. For the three-month  period  ended
September  30, 1999, average occupancy increased to 98%  compared
to  97%  for  the  same period in 1998.  During  the  three-month
period ended September 30, 1999, the Partnership expended $80,000
on  property  improvements,  including  $61,000  capitalized  for
accounting purposes.

The Landings

      The  Landings' net operating income for the  quarter  ended
September  30,  1999 decreased by 22.2% from the same  period  in
1998  due  to a 5.9% decrease in revenues and a 7.7% increase  in
apartment  expenses.   The  decrease  in  revenues  is  primarily
attributable  to higher vacancies for the quarter.  Approximately
3,700  newly  constructed apartment units  have  been  introduced
throughout the Indianapolis area over the past quarter, which  in
turn  has  diminished  the  appeal of  the  more  aged  apartment
inventory.   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.  For  the  three-month   period   ended
September  30, 1999, average occupancy decreased to 93%  compared
to  96%  for  the  same period in 1998.  During  the  three-month
period ended September 30, 1999, the Partnership expended $66,000
on  property  improvements,  including  $44,000  capitalized  for
accounting purposes.

<PAGE 8>
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Report of Management
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Raven Hill

      Raven  Hill's  net operating income for the  quarter  ended
September 30, 1999 increased by approximately 10.3% from the same
period  in  1998 due to a 4.2% increase in revenues  and  a  2.4%
decrease  in  apartment expenses.  The increase  in  revenues  is
primarily attributable to a 5.6% increase in rental income caused
by  the property's ability to increase rents while maintaining  a
high  level of occupancy.  The decrease in apartment expenses  is
primarily   attributable   to  decreases   in   maintenance   and
administrative  expenses.  For the quarter  ended  September  30,
1999, average occupancy increased to 98% compared to 97% for  the
same  period  in  1998.   During  the  three-month  period  ended
September 30, 1999, the Partnership expended $74,000 on  property
improvements,   including  $41,000  capitalized  for   accounting
purposes.

Shadow Oaks

      Shadow  Oaks'  net operating income for the  quarter  ended
September  30,  1999 decreased by 10.9% from the same  period  in
1998  due  to  a less than 1% decrease in revenues  and  a  10.1%
increase in apartment expenses.  The decrease in revenues is  due
to   higher  vacancies  during  the  quarter.   The  increase  in
apartment  expenses is primarily due to increases in  maintenance
expenses,  specifically decorating contract and  carpet  cleaning
expenses,  and property taxes.  Competition has stiffened  within
the  Tampa  area due to the notable increase in new  construction
during  the  past year, thus creating a more competitive  leasing
environment.   For  the three-month period  ended  September  30,
1999, average occupancy decreased to 95% compared to 98% for  the
same  period  in  1998.   During  the  three-month  period  ended
September 30, 1999, the Partnership expended $49,000 on  property
improvements,   including  $27,000  capitalized  for   accounting
purposes.

  Nine months ended September 30, 1999 versus nine months ended
                       September 30, 1998

      In  the  aggregate, the net operating income,  before  debt
service,   refurbishment  expenses,  and   capitalized   property
improvements,  reported  by ORP for the nine-month  period  ended
September 30, 1999, increased by $98,000, or 3.1% compared to the
same  period  ended September 30, 1998.  Set  forth  below  is  a
discussion  of  the  properties which compares  their  respective
operations  for the nine-month periods ended September  30,  1999
and 1998.

Fairlane East

      Fairlane  East's net operating income for the  nine  months
ended  September 30, 1999 increased by 6.4% from the same  period
in  1998  due  to a 7.7% increase in revenues offset  by  a  9.6%
increase  in  apartment expenses.  The increase in  revenues  was
primarily  attributable  to the property's  on-going  ability  to
change  its  rent  structure by adjusting rents on specific  unit
types.  The  property's apartment expense increase  is  primarily
attributable to an increase in maintenance expenses, specifically
snow  removal,  grounds,  and decorating contract  expenses,  and
administrative  expenses. Average occupancy for  the  nine-months
ended  September 30, 1999 increased to 97%, compared to  94%  for
the same period in 1998.  The weighted average rent collected for
the  month ended September 30, 1999 increased by less than 1%  to
$1,009,  compared to $1,000 for the same period in 1998.   During
the  nine-month period ended September 30, 1999, the  Partnership
expended  $277,000  on property improvements, including  $208,000
capitalized for accounting purposes.  Of the $208,000 capitalized
costs,  approximately  $99,000 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 for the remainder of 1999, as compared  to
the  year  ended  December 31, 1998, to improve  its  competitive
position.

The Landings

     The Landings' net operating income for the nine-months ended
September  30,  1999 decreased by 16.9% from the same  period  in
1998 due to a less than 1% increase in revenues offset by a 17.6%
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 nine
months  ended  1998.   The Landings did not receive any  property
tax  refunds  during  the nine-months ended September  30,  1999.
Excluding  the  impact  of the refund from  both  periods,  total
apartment  expenses and net operating income for the nine  months
ended September 30, 1999 would have increased/(decreased) by 7.5%

<PAGE 9>
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Report of Management
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and  (8.4%),  respectively,  from  the  same  period  last  year.
Average  occupancy for the nine-months ended September  30,  1999
decreased  to 94%, compared to 95% for the same period  in  1998.
The weighted average rent collected for the month ended September
30, 1999 decreased by 3.9% to $596, compared to $620 for the same
period in 1998.  During the nine-month period ended September 30,
1999, the Partnership expended $135,000 on property improvements,
including  $79,000  capitalized  for  accounting  purposes.   The
Managing  General  Partner anticipates  slightly  lower  spending
levels  on  property improvements for the remainder of  1999,  as
compared to the year ended December 31, 1998.

Raven Hill

      Raven Hill's net operating income for the nine months ended
September 30, 1999 increased by approximately 9.3% from the  same
period  in  1998 due to a 5.7% increase in revenues offset  by  a
2.1% increase in apartment expenses.  The increase in revenues is
attributable  to  a  5.3%  increase in rental  income  due  to  a
stronger    rental     market.   The   increase   in    apartment
expenses is primarily attributable to increases in operating  and
administrative expenses.  Average occupancy for the  nine  months
ended September 30, 1999  and 1998 was 98% and 97%, respectively.
The weighted average rent collected for the month ended September
30, 1999 increased by 4.5% to $763, compared to $730 for the same
period in 1998.  During the nine-month period ended September 30,
1999, the Partnership expended $266,000 for property improvements
of  which  $190,000 was capitalized for accounting purposes.   Of
the  $190,000  of capitalized costs, approximately  $137,000  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 for the remainder of 1999, as  compared  to the year
ended December  31, 1998.

Shadow Oaks

      Shadow Oaks' net operating income for the nine months ended
September 30, 1999 decreased by 1.6% from the same period in 1998
due  to  a  2% increase in revenues offset by a 5.5% increase  in
apartment  expenses.   The  increase in  revenues  was  primarily
attributable  to a 2.4% increase in rental income.  The  increase
in apartment expenses is primarily attributable to an increase in
property  taxes  due to the reassessment of the property's  taxes
for  the current tax year. Average occupancy for the nine  months
ended  September 30, 1999 decreased to 95%, compared to  97%  for
the same period in 1998.  The weighted average rent collected for
the  month  ended  September 30, 1999 increased by  approximately
3.1%  to  $499,  compared to $484 for the same  period  in  1998.
During  the  nine-month  period ended  September  30,  1999,  the
Partnership expended $121,000 on property improvements, including
$55,000 capitalized for accounting purposes. The Managing General
Partner  anticipates slightly lower spending levels  on  property
improvements for the remainder of 1999, as compared to  the  year
ended December 31, 1998.

Consolidated Statements of Operations-Other Income and Deductions

      For  the nine-month period ended September 30, 1999,  ORP's
net  income increased by approximately 37% compared to the  prior
year comparative period due to a 5.1% increase in revenues offset
by  a  2.4%  increase  in total expenses.  Interest  income  from
operating  funds for the nine-month periods ended  September  30,
1999 and 1998 was $75,000 and $58,000, respectively.  The $17,000
or  29%  increase is primarily due to the higher levels  of  cash
maintained  in  the operating accounts of the properties  in  the
portfolio.  Other income was $240,000 and $220,000, respectively,
for  the  nine-month periods ended September 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  nine-month  periods
ended  September  30, 1999 and 1998 were $130,000  and  $145,000,
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

<PAGE 10>
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Report of Management
-----------------------------------------------------------------

loan  principal  increases each period.  As  a  result,  interest
expense   was   $1,274,000  and  $1,299,000,  respectively,   and
principal  paid  was  $311,000 and $286,000  for  the  nine-month
periods ended September 30, 1999 and 1998, respectively.

      Depreciation  expense  for  the  nine-month  periods  ended
September   30,   1999  and  1998  was  $958,000  and   $926,000,
respectively.  The increase in depreciation expense is due to the
increase  in  property  improvements capitalized  for  accounting
purposes for the nine months ended September 30, 1999 compared to
the same period in 1998.  Amortization expense for the nine-month
periods  ended  September  30, 1999  and  1998  was  $49,000  and
$73,000, 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  as of the current  nine-month  period
ended.

      For  the  nine-month periods ended September 30,  1999  and
1998, of the total property improvements in the aggregate amounts
of  $799,000  and $814,000, respectively, $267,000 and  $287,000,
respectively,  were  classified  as  refurbishment  expenses  for
financial statement purposes.  The remaining balances of $532,000
and   $527,000,  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>
----------------------------------------------------------------------------------------------------------------------------
Average Occupancy
----------------------------------------------------------------------------------------------------------------------------
<CAPTION>
The average occupancy for each of the four investment properties is shown in the following chart:

                                                                    For the Quarter Ended
                                             -------------------------------------------------------------------------------
Property/                    Acquisition
Location                        Date         6/30/98     9/30/98     12/31/98     3/31/99     6/30/99     9/30/99
----------------------------------------------------------------------------------------------------------------------------
<S>                            <C>             <C>         <C>         <C>          <C>         <C>         <C>
Fairlane East                  12/23/85        94%         97%         97%          96%         97%         98%
  Dearborn,Michigan
The Landings                   10/31/84        96%         96%         94%          93%         96%         93%
  Indianapolis,Indiana
Raven Hill                     12/24/86        97%         97%         96%          97%         98%         98%
  Burnsville,Minnesota
Shadow Oaks                     2/07/85        96%         98%         95%          95%         94%         95%
  Tampa, Florida
----------------------------------------------------------------------------------------------------------------------------
</TABLE>
<TABLE>
----------------------------------------------------------------------------------------------------------------------------
<CAPTION>
Summary of Project Data (in thousands)
----------------------------------------------------------------------------------------------------------------------------

                                                    1999 Operating Results through September 30, 1999
                                          ----------------------------------------------------------------------------------
                                  Average Rent
                                  Collected<F1>                                 NOI
                              --------------------                        Before Property                       NOI
Property/             No. of  September  September  Apartment  Apartment   Improvements     Property          Before
Location              Units     1999       1998     Revenue    Expenses   & Debt Service  Improvements<F2> Debt Service<F3>
----------------------------------------------------------------------------------------------------------------------------
<S>                    <C>       <C>       <C>        <C>        <C>          <C>               <C>           <C>
Fairlane East          244       $1,009    $1,000     $2,233     $  885       $1,348            $277          $1,071
Dearborn, Michigan
The Landings           150          596      620         817        472          345             135             210
Indianapolis, Indiana
Raven Hill             304          763      730       2,098        991        1,107             266             841
Burnsville, Minnesota
Shadow Oaks            200          499      484         904        482          422             121             301
Tampa, Florida
----------------------------------------------------------------------------------------------------------------------------
Total                  898                            $6,052     $2,830       $3,222            $799          $2,423
============================================================================================================================
<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 $532,000 incurred during the
     nine months ended September 30, 1999.
<F3> The total of $2,423,000 is $113,000 (4.9%) greater than the comparable total for the nine months ending
     September 30, 1998.
</FN>
</TABLE>







































<PAGE 12>
Oxford Residential Properties I Limited Partnership and Subsidiaries
--------------------------------------------------------------------
Consolidated Balance Sheets (in thousands)
--------------------------------------------------------------------
<TABLE>
<CAPTION>
                              September 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 $17,035 and $16,077,
    respectively                         19,985            20,411
--------------------------------------------------------------------
Total Investment Properties              23,666            24,092
--------------------------------------------------------------------
Cash and cash equivalents                 1,212             1,288
Working capital reserve                      85                63
Tenant security deposits                    179               176
Deferred costs, net of amortization
of $2,640 and $2,591, respectively          277               326
Other assets                              1,257               981
--------------------------------------------------------------------
                                          3,010             2,834
--------------------------------------------------------------------
    Total Assets                        $26,676           $26,926
====================================================================
Liabilities and Partners' Capital
  Liabilities
    Mortgage notes payable              $20,449           $20,760
    Accounts payable and accrued
        expenses                            617               382
  Distributions payable                       0               361
  Other liabilities                         833               712
  Tenant security deposits                  179               176
--------------------------------------------------------------------
    Total Liabilities                    22,078            22,391
--------------------------------------------------------------------
Partners' Capital
  General Partners                       (1,012)           (1,024)
  Assignor Limited Partner                    1                 1
  Assignee Unit Holders (25,714
    Assignee Units issued and 23,723
    outstanding for September 30, 1999
    24,091 outstanding for
    December 31, 1998)                    5,609             5,558
--------------------------------------------------------------------
    Total Partners' Capital               4,598             4,535
--------------------------------------------------------------------
    Total Liabilities and
      Partners' Capital                 $26,676           $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          Nine months
                                 ended                ended
                              September 30,        September 30,
                             --------------       --------------
                              1999     1998        1999     1998
--------------------------------------------------------------------
<S>                          <C>       <C>         <C>      <C>
Apartment Revenues
  Rental income              $1,944    $1,897      $5,812   $5,540
  Other income                   72        93         240      220
--------------------------------------------------------------------
Total Apartment Revenues      2,016     1,990       6,052    5,760
--------------------------------------------------------------------
Apartment Expenses
  Maintenance                   346       321         958      877
  Operating                     161       146         490      453
  Administrative                131       120         386      352
  Property management fees      100        99         299      288
  Property taxes                216       199         603      569
  Marketing                      32        38          94       97
--------------------------------------------------------------------
Total Apartment Expenses        986       923       2,830    2,636
--------------------------------------------------------------------
Net Operating Income          1,030     1,067       3,222    3,124
--------------------------------------------------------------------
Other Deductions
  Interest expense              423       431       1,274    1,299
  Depreciation and
    amortization                347       338       1,007      999
  Refurbishment expenses         95       110         267      287
  Interest income               (24)      (19)        (75)     (58)
  Partnership
    administrative expenses      42        48         130      145
--------------------------------------------------------------------
Total Other Deductions          883       908       2,603    2,672
--------------------------------------------------------------------
Net Income                   $  148    $  159      $  619   $  452
====================================================================
Net Income Allocated to
  Assignee Unit Holders      $  145    $  156      $  607   $  443
====================================================================
Net Income per Assignee Unit $ 6.10    $ 6.54      $25.90   $18.21
====================================================================
Weighted average number of
  Assignee Units Outstanding 23,773    24,306      23,901   24,319
====================================================================
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 September 30, 1999
                     -----------------------------------------------
                              Limited Partners'
                                  Interests
                            ----------------------
                             Assignee    Assignor
                               Unit      Limited    General
                             Holders     Partner   Partners  Total
--------------------------------------------------------------------
<S>                            <C>         <C>    <C>        <C>
Balance, December 31, 1998     $5,558      $1     $(1,024)   $4,535
--------------------------------------------------------------------
Net income,
  September 30, 1999              607       0          12       619

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

Purchase of Assignee Units       (199)      0           0      (199)
--------------------------------------------------------------------
Balance, September 30, 1999
   (Unaudited)                 $5,609      $1     $(1,012)   $4,598
====================================================================
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>
                                  Nine months ended September 30,
                                ------------------------------------
                                               1999        1998
--------------------------------------------------------------------
<S>                                           <C>         <C>
Operating activities
 Net income                                   $  619      $  452
 Adjustments to reconcile net income
   to net cash provided by operating
   activities:
     Depreciation and amortization             1,007         999
 Changes in assets and liabilities:
     Tenant security deposits liability            3          13
     Tenant security deposits                     (3)        (13)
     Other assets                               (276)       (295)
     Accounts payable and accrued expenses       235           9
     Other liabilities                           121         115
--------------------------------------------------------------------
Net cash provided by operating activities      1,706       1,280
--------------------------------------------------------------------

Investing activities
Working capital reserve                          (22)        231
Additions to investment properties              (532)       (527)
--------------------------------------------------------------------
Net cash used in investing activities           (554)       (296)
--------------------------------------------------------------------

Financing activities
Distributions paid                              (718)       (608)
Mortgage principal paid                         (311)       (286)
Purchase of Assignee Units                      (199)        (40)
--------------------------------------------------------------------
Net cash used in financing activities         (1,228)       (934)
--------------------------------------------------------------------
Net decrease in cash and cash equivalents        (76)        (50)
Cash and cash equivalents, beginning
   of period                                   1,288       1,068
--------------------------------------------------------------------
Cash and cash equivalents, end of period      $1,212      $1,118
====================================================================
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 September 30, 1999 and December 31, 1998, the Consolidated
Statements  of  Operations for the three- and nine-month  periods
ended September 30, 1999 and 1998, the Consolidated Statement  of
Partners'  Capital as of September 30, 1999, and the Consolidated
Statements  of  Cash  Flows  for  the  nine-month  periods  ended
September  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  nine-month  period  ended  September  30,  1999,  were
approximately  $62,000 for administrative and  accounting-related
costs, compared to $89,000 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  $121,000 and $115,000  for  the  nine-month
periods  ended  September 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  September 30, 1999, the total outstanding balance of the four
mortgage  notes payable was $20,449,000.  The properties  are  in
compliance  with their respective debt service agreements  as  of
September 30, 1999.

<Page 17>
-----------------------------------------------------------------
Notes to Consolidated Financial Statements
-----------------------------------------------------------------
The individual outstanding mortgage notes payable as of September
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      $ 9,396        $ 81
The Landings, Indianapolis, Indiana      3,097          26
Raven Hill, Burnsville, Minnesota        4,732          41
Shadow Oaks, Tampa, Florida              3,224          28
-----------------------------------------------------------------
                                       $20,449        $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
  September  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