UNITED STATES SECURITIES AND EXCHANGE COMMISSION

                          Washington, D.C. 20549
                    ----------------------------------

                                 FORM 10-Q

        |X| QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE
                      SECURITIES EXCHANGE ACT OF 1934

                   FOR THE QUARTER ENDED MARCH 31, 2000

                                    OR

       |_| TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
             SECURITIES EXCHANGE ACT OF 1934 (NO FEE REQUIRED)

            For the transition period from ______ to _______ .


                      Commission File Number: 0-13129


          PAINE WEBBER INCOME PROPERTIES SIX LIMITED PARTNERSHIP
           -----------------------------------------------------
          (Exact name of registrant as specified in its charter)


            Delaware                                           04-2829686
            --------                                           ----------
(State or other jurisdiction of                             (I.R.S. Employer
incorporation or organization)                             Identification No.)


265 Franklin Street, Boston, Massachusetts                         02110
------------------------------------------                         -----
(Address of principal executive offices)                         (Zip Code)


Registrant's telephone number, including area code  (617) 439-8118
                                                    --------------

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 |_|.

<PAGE>

             PAINE WEBBER INCOME PROPERTIES SIX LIMITED PARTNERSHIP

                                 BALANCE SHEETS
                March 31, 2000 and September 30, 1999 (Unaudited)
                                 (In thousands)

                                     ASSETS

                                                 March 31     September 30
                                                 --------     ------------

Cash and cash equivalents                       $   4,007       $ 12,665
Accounts receivable - affiliates                        -            879
                                                ---------       --------
                                                $   4,007       $ 13,544
                                                =========       ========

                        LIABILITIES AND PARTNERS' CAPITAL

Losses of joint venture in excess of
  investments and advances                      $     891       $    765
Accounts payable - affiliates                           -             13
Accrued expenses and other liabilities                 20             21
Partners' capital                                   3,096         12,745
                                                ---------       --------
                                                $   4,007       $ 13,544
                                                =========       ========


              STATEMENTS OF CHANGES IN PARTNERS' CAPITAL (DEFICIT)
          For the six months ended March 31, 2000 and 1999 (Unaudited)
                                 (In thousands)

                                                 General        Limited
                                                 Partners       Partners
                                                 --------       --------

Balance at September 30, 1998                     $(1,367)       $ 6,102
Cash distributions                                    (11)       (10,352)
Net income                                            103         10,179
                                                  -------        -------
Balance at March 31, 1999                         $(1,275)       $ 5,929
                                                  =======        =======

Balance at September 30, 1999                     $(1,187)       $13,932
Cash distributions                                     (6)        (9,788)
Net income                                              2            143
                                                  -------        -------
Balance at March 31, 2000                         $(1,191)       $ 4,287
                                                  =======        =======





                             See accompanying notes.


<PAGE>


             PAINE WEBBER INCOME PROPERTIES SIX LIMITED PARTNERSHIP

                              STATEMENTS OF INCOME
     For the three and six months ended March 31, 2000 and 1999 (Unaudited)
                      (In thousands, except per Unit data)


                                    Three Months Ended     Six Months Ended
                                         March 31,             March 31,
                                    -------------------   ------------------
                                      2000       1999       2000       1999
                                      ----       ----       ----       ----

Revenues:
   Interest and other income        $    73   $    61    $    168    $   149

Expenses:
   Management fees                       13        36          35         72
   General and administrative           105        42         193        143
                                    -------   -------    --------    -------
                                        118        78         228        215
                                    -------   -------    --------    -------

Operating loss                          (45)      (17)        (60)       (66)

Partnership's share of
  gain on sale of operating
  investment property                     -         -           -     10,228

Partnership's share of
  ventures' income                      112       176         205        120
                                    -------   -------    --------    -------

Net income                          $    67  $    159    $    145    $10,282
                                    =======  ========    ========    =======

Net income per Limited
  Partnership Unit                   $ 1.10    $ 2.63     $  2.39    $169.64
                                     ======    ======     =======    =======

Cash distributions per Limited
  Partnership Unit                   $ 5.07    $ 8.77     $163.14    $172.54
                                     ======    ======     =======    =======


   The above net income and cash distributions per Limited  Partnership Unit are
based upon the 60,000 Units of Limited Partnership Interest outstanding for each
period.

                             See accompanying notes.


<PAGE>


             PAINE WEBBER INCOME PROPERTIES SIX LIMITED PARTNERSHIP

                            STATEMENTS OF CASH FLOWS
          For the six months ended March 31, 2000 and 1999 (Unaudited)
                Increase (Decrease) in Cash and Cash Equivalents
                                 (In thousands)

                                                       2000         1999
                                                       ----         ----
Cash flows from operating activities:
   Net income                                       $    145      $ 10,282
   Adjustments to reconcile net income to
     net cash provided by (used in) operating
     activities:
      Partnership's share of gain on sale
        of operating investment property                   -       (10,228)
      Partnership's share of ventures' income           (205)         (120)
      Changes in assets and liabilities:
        Accounts receivable - affiliates                 879             -
        Accounts payable - affiliates                    (13)           (2)
        Accrued expenses and other liabilities            (1)           14
                                                    --------      --------
           Total adjustments                             660       (10,336)
                                                    --------      --------
           Net cash provided by (used in)
             operating activities                        805           (54)
                                                    --------      --------
Cash flows from investing activities:
   Distributions from joint ventures                     331        13,613
   Cash contributions                                      -           (77)
                                                    --------      --------
           Net cash provided by investing
             activities                                  331        13,536
                                                    --------      --------
Cash flows from financing activities:
   Cash distributions to partners                     (9,794)      (10,363)
                                                    --------      --------
Net (decrease) increase in cash and
  cash equivalents                                    (8,658)        3,119

Cash and cash equivalents, beginning of period        12,665         1,344
                                                    --------      --------

Cash and cash equivalents, end of period            $  4,007      $  4,463
                                                    ========      ========





                             See accompanying notes.


<PAGE>


                       PAINE WEBBER INCOME PROPERTIES SIX
                               LIMITED PARTNERSHIP

                          Notes to Financial Statements
                                   (Unaudited)



1.  General
-----------

      The accompanying financial statements,  footnotes and discussion should be
read in conjunction with the financial statements and footnotes contained in the
Partnership's  Annual  Report  for the year ended  September  30,  1999.  In the
opinion of management,  the accompanying  financial  statements,  which have not
been audited,  reflect all  adjustments  necessary to present fairly the results
for the interim  period.  All of the  accounting  adjustments  reflected  in the
accompanying interim financial statements are of a normal recurring nature.

      The  accompanying  financial  statements have been prepared on the accrual
basis of accounting in accordance with generally accepted accounting  principles
which require  management  to make  estimates  and  assumptions  that affect the
reported amounts of assets and liabilities and disclosures of contingent  assets
and  liabilities  as of March 31, 2000 and  September  30, 1999 and revenues and
expenses for the six months ended March 31, 2000 and 1999.  Actual results could
differ from the estimates and assumptions used.

      The Partnership is currently focusing on potential disposition  strategies
for the remaining  investment in its portfolio.  It had been contemplated that a
sale of the Partnership's Mall Corners investment, which would be followed by an
orderly  liquidation  of the  Partnership,  could  be  completed  by the  end of
calendar year 1999.  However,  because of the recently  announced  closing of an
anchor  tenant  at Mall  Corners,  as well as  other  current  vacancies  at the
property, the joint venture partner believes that it could be desirable from its
perspective to re-lease some or all of the currently  vacant space at the Center
before selling the property. As a result, the Partnership has been exploring its
strategic alternatives, and the disposition plan for the Mall Corners investment
has not yet been finalized. A liquidation of the Partnership is now not expected
to be completed  until the third  quarter of calendar year 2000 at the earliest.
There are no assurances,  however, that a sale of the remaining investment and a
liquidation of the Partnership will be completed within this time.

2.  Investments in Joint Ventures
---------------------------------

      As of March 31, 2000, the  Partnership  has an investment in one remaining
joint venture which owns an operating  investment  property  (three at September
30, 1998) as more fully described in the Partnership's Annual Report. During the
first  quarter  of fiscal  1999,  on  November  16,  1998,  Kentucky-Hurstbourne
Associates sold its operating investment property,  the Hurstbourne  Apartments,
to an unrelated  party for $22.9  million.  The sale  generated  net proceeds of
approximately  $12,941,000  to  the  Partnership  after  the  repayment  of  the
outstanding first mortgage loan of approximately $8,124,000, accrued interest of
approximately  $30,000,  a  prepayment  penalty of $187,000,  closing  proration
adjustments of approximately  $380,000,  closing costs of approximately $266,000
and a payment of approximately $972,000 to the Partnership's  co-venture partner
for its  share of the net  proceeds  in  accordance  with the terms of the joint
venture  agreement.  As a result of the sale of the  Hurstbourne  property,  the
Partnership  made a special  distribution  of  $9,300,000,  or $155 per original
$1,000  Unit,  to the  Limited  Partners  on December  15,  1998.  Approximately
$3,641,000 of the  Hurstbourne  net sale proceeds were retained and added to the
Partnership's  cash  reserves  to ensure  that the  Partnership  has  sufficient
capital resources to fund its share of potential capital improvement expenses at
the Mall Corners Shopping Center (see below).

      On September 30, 1999, Regent's Walk Associates,  a joint venture in which
the Partnership had an interest,  sold its operating  investment  property,  the
Regent's Walk Apartments,  located in Overland Park,  Kansas, to an affiliate of
its  unaffiliated  joint venture partner for $17.75 million.  The sale generated
net  proceeds  of  approximately   $8,068,000,   after  the  assumption  of  the
outstanding first mortgage loan of approximately $8,624,000, accrued interest of
approximately $51,000,  closing proration adjustments of approximately $189,000,
and a payment of  approximately  $818,000  to the  Partnership's  non-affiliated
co-venture  partner  for its share of the net  proceeds in  accordance  with the
terms of the joint venture agreement.  In addition,  as a result of the Regent's
Walk sale, the  Partnership  received  $117,000 which had been held in escrow at
the property plus $257,000 as a result of operations of the property through the
date of  sale.  The  Partnership  made a  special  distribution  to the  Limited
Partners of $9,180,000,  or $153 per original $1,000 investment,  on October 15,
1999 to  Unitholders  of record on the  September  30,  1999 sale  date.  Of the
$153.00  total,  $140.30  resulted from the sale of Regent's Walk and $12.70 was
from Partnership reserves that exceed expected future requirements.

      With  the  fiscal  1999  sales  of  the   Hurstbourne  and  Regent's  Walk
properties,  the Partnership's  only remaining real estate investment is a joint
venture  interest in the Mall Corners  Shopping  Center,  a 304,000  square foot
retail center in suburban Atlanta,  Georgia. The property was 50% occupied as of
March 31, 2000.  During the quarter  ended  December 31, 1999,  the  Partnership
initiated  the right of first offer  provision of the Mall Corners joint venture
agreement. In accordance with the agreement,  the Partnership gave formal notice
to the  co-venture  partner  that it was being given the  opportunity  to make a
first offer for the purchase of the  property at a specified  sales price of $22
million. The co-venturer had until January 31, 2000 to notify the Partnership of
its intent to purchase the property  and to put up a  non-refundable  deposit in
connection with the transaction. While the co-venturer has expressed an interest
in completing a transaction at the specified price, the  Partnership's  position
is that the  joint  venture  partner  did not  abide by the  terms of the  joint
venture  agreement by failing to make the required  deposit on or before January
31, 2000. As a result,  the Partnership's  position is that it now has the right
to  complete a sale to any  third-party  at terms no less  favorable  than those
specified  in the first  offer  notice  to the  co-venturer.  The joint  venture
partner is disputing this position. Accordingly, the Partnership is currently in
the process of marketing  the property for sale and  soliciting  offers.  At the
same time, the Partnership  continues its discussions with the co-venturer about
a potential sale  transaction.  In light of the current  leasing  status,  there
remains the potential  need for  significant  capital at the property to pay for
re-leasing  expenses,  in the event that a near term sale  cannot be  completed.
Consequently,   the  Managing   General   Partner  has   recommended   that  the
Partnership's regular quarterly distributions be suspended until further notice.
As a result,  after the payment made on February 15, 2000 for the quarter  ended
December 31, 1999, no further quarterly distributions are planned.

      The joint  ventures are  accounted  for on the equity  method  because the
Partnership does not have a voting control  interest in the ventures.  Under the
equity  method the ventures are carried at cost  adjusted for the  Partnership's
share  of the  ventures'  earnings  and  losses  and  distributions.  Summarized
operations  of the joint  ventures  for the three and six months ended March 31,
2000 and 1999 are as follows:

                    CONDENSED COMBINED SUMMARY OF OPERATIONS
           For the three and six months ended March 31, 2000 and 1999
                                 (in thousands)

                                       Three Months Ended  Six Months Ended
                                            March 31,         March 31,
                                       ------------------  -----------------
                                          2000     1999     2000     1999
                                          ----     ----     ----     ----
   Rental revenues and expense
     recoveries                        $   915   $1,710    $1,879   $3,735
   Interest and other income                12        6        15       22
                                       -------  -------   -------  -------
                                           927    1,716     1,894    3,757

   Property operating expenses             193      583       440    1,271
   Interest expense                        327      509       660    1,287
   Depreciation and amortization           295      448       589    1,077
                                       -------  -------   -------  -------
                                           815    1,540     1,689    3,635
                                       -------  -------   -------  -------
   Operating income                        112      176       205      122

   Gain on sale of operating
     investment property                     -        -         -   11,245
                                       -------  -------   -------  -------
   Net income                          $   112  $   176   $   205  $11,367
                                       =======  =======   =======  =======

   Net income:
     Partnership's share of
       combined income                 $   112  $   176   $   205  $10,348
     Co-venturers' share of
       combined income                       -        -         -    1,019
                                       -------  -------   -------  -------
                                       $   112  $   176   $   205  $11,367
                                       =======  =======   =======  =======


<PAGE>


      The  Partnership's  share of the combined  income of the joint ventures is
presented as follows on the accompanying statements of income (in thousands):

                                       Three Months Ended  Six Months Ended
                                            March 31,         March 31,
                                       ------------------  ----------------
                                          2000     1999     2000     1999
                                          ----     ----     ----     ----
      Partnership's share of
        ventures' income               $   112  $   176   $   205  $   120
      Partnership's share of
        gain on sale of operating
        investment property                  -        -         -   10,228
                                       -------  -------   -------  -------
                                       $   112  $   176   $   205  $10,348
                                       =======  =======   =======  =======

3.  Related Party Transactions
------------------------------

      The Adviser  earned total  management  fees of $35,000 and $72,000 for the
six-month periods ended March 31, 2000 and 1999, respectively. Regular quarterly
distributions to the Limited Partners, upon which the management fees are based,
were  suspended   effective  for  the  quarter  ended  March  31,  2000.   Since
distributions  are no longer being paid, no basic  management  fee was earned by
the Adviser for the quarter ended March 31, 2000.  Asset  management fees, which
are earned upon the payment of operating  distributions to the Limited Partners,
will not be earned  subsequent to March 31, 2000 unless quarterly  distributions
are reinstated. Accounts payable - affiliates at September 30, 1999 consisted of
management fees of $13,000 payable to the Adviser.

      Included in general and administrative  expenses for the six-month periods
ended March 31, 2000 and 1999 is $60,000 and $58,000, respectively, representing
reimbursements  to an affiliate of the Managing  General  Partner for  providing
certain  financial,  accounting  and  investor  communication  services  to  the
Partnership.

      Also  included in general and  administrative  expenses for the  six-month
periods  ended  March 31,  2000 and 1999 is  $3,000  and  $2,000,  respectively,
representing  fees  earned  by an  affiliate,  Mitchell  Hutchins  Institutional
Investors, Inc., for managing the Partnership's cash assets.


<PAGE>



                      MANAGEMENT'S DISCUSSION AND ANALYSIS
                OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS


Information Relating to Forward-Looking Statements
--------------------------------------------------

      The following  discussion of financial condition includes  forward-looking
statements  which  reflect  management's  current  views with  respect to future
events and  financial  performance  of the  Partnership.  These  forward-looking
statements  are  subject to certain  risks and  uncertainties,  including  those
identified  in Item 7 of the  Partnership's  Annual  Report on Form 10-K for the
year ended  September  30, 1999 under the  heading  "Certain  Factors  Affecting
Future Operating Results," which could cause actual results to differ materially
from historical  results or those  anticipated.  The words "believe,"  "expect,"
"anticipate,"  and  similar  expressions  identify  forward-looking  statements.
Readers  are  cautioned  not to place undue  reliance  on these  forward-looking
statements,  which were made based on facts and conditions as they existed as of
the date of this report.  The  Partnership  undertakes no obligation to publicly
update or revise  any  forward-looking  statements,  whether  as a result of new
information, future events or otherwise.

Liquidity and Capital Resources
-------------------------------

      As  discussed  further  in  the  Annual  Report,  on  November  16,  1998,
Kentucky-Hurstbourne Associates, a joint venture in which the Partnership had an
interest,  sold its operating investment property,  the Hurstbourne  Apartments,
located in Louisville,  Kentucky,  to an unrelated party for $22.9 million.  The
sale  generated net proceeds of  approximately  $12,941,000  to the  Partnership
after the repayment of the  outstanding  first  mortgage  loan of  approximately
$8,124,000,  accrued interest of approximately  $30,000, a prepayment penalty of
$187,000, closing proration adjustments of approximately $380,000, closing costs
of  approximately  $266,000  and a  payment  of  approximately  $972,000  to the
Partnership's co-venture partner for its share of the net proceeds in accordance
with the terms of the joint  venture  agreement.  As a result of the sale of the
Hurstbourne property, the Partnership made a special distribution of $9,300,000,
or $155 per original $1,000 Unit, to the Limited  Partners on December 15, 1998.
Approximately  $3,641,000 of the Hurstbourne net sale proceeds were retained and
added to the  Partnership's  cash  reserves to ensure that the  Partnership  has
sufficient capital resources to fund its share of potential capital  improvement
expenses at the Mall Corners Shopping Center.

      On September 30, 1999, Regent's Walk Associates,  a joint venture in which
the Partnership had an interest,  sold its operating  investment  property,  the
Regent's Walk Apartments,  located in Overland Park,  Kansas, to an affiliate of
its  unaffiliated  joint venture partner for $17.75 million.  The sale generated
net  proceeds  of  approximately   $8,068,000,   after  the  assumption  of  the
outstanding first mortgage loan of approximately $8,624,000, accrued interest of
approximately $51,000,  closing proration adjustments of approximately $189,000,
and a payment of  approximately  $818,000  to the  Partnership's  non-affiliated
co-venture  partner  for its share of the net  proceeds in  accordance  with the
terms of the joint venture agreement.  In addition,  as a result of the Regent's
Walk sale, the  Partnership  received  $117,000 which had been held in escrow at
the property plus $257,000 as a result of operations of the property through the
date of  sale.  The  Partnership  made a  special  distribution  to the  Limited
Partners of $9,180,000,  or $153 per original $1,000 investment,  on October 15,
1999 to  Unitholders  of record on the  September  30,  1999 sale  date.  Of the
$153.00  total,  $140.30  resulted from the sale of Regent's Walk and $12.70 was
from Partnership reserves that exceed expected future requirements.

      With  the  fiscal  1999  sales  of  the   Hurstbourne  and  Regent's  Walk
properties,  the Partnership's  only remaining real estate investment is a joint
venture  interest in the Mall Corners  Shopping  Center,  a 304,000  square foot
retail  center  in  suburban  Atlanta,  Georgia.  As  previously  reported,  the
Partnership  has been  focusing  on  potential  disposition  strategies  for the
remaining  investment  in its  portfolio.  As part of the efforts to prepare the
remaining  property  for  sale,  the  Partnership  continues  to work  with  the
property's  leasing and management  team to develop and implement  programs that
will  protect and enhance  value and maximize  cash flow.  The  Partnership  had
previously  reported  that,  although  no  assurances  could  be  given,  it was
contemplated  that a  liquidation  of the  Partnership  could  be  completed  by
calendar year-end 1999.  However,  because of the recently  announced closing of
Upton's, an anchor tenant at Mall Corners, as well as other current vacancies at
the property,  the Partnership's joint venture partner believes that it could be
desirable from its  perspective to re-lease some or all of the currently  vacant
space at the Center before selling the property.  As a result,  the  Partnership
has been exploring its strategic alternatives,  and the disposition plan for the
Mall  Corners  investment  has not yet  been  finalized.  A  liquidation  of the
Partnership  is now not  expected  to be  completed  until the third  quarter of
calendar year 2000 at the earliest.  There are no  assurances,  however,  that a
sale of the remaining  investment and a liquidation of the  Partnership  will be
completed within this time frame.

<PAGE>

      As of March 31, 2000,  the Mall Corners  Shopping  Center,  located in the
suburban Atlanta,  Georgia market, was 50% occupied, as compared to an occupancy
level of 73% at  September  30,  1999.  As  previously  reported,  the  owner of
Upton's,  an anchor  tenant  that  leased  16% of the  Center's  rentable  area,
announced  on July 19,  1999 that all of the stores in the chain would be closed
in the near  future.  At the end of the first  quarter of fiscal  2000,  Upton's
closed its operations and vacated the premises.  Subsequent to the quarter ended
March 31, 2000, the Partnership and its co-venture  partner reached a settlement
with Upton's on a termination agreement under which the tenant agreed to pay the
sum of $1,200,000 in return for a release from its remaining  lease  obligation,
which was to have run through  September 2005. The Mall Corners' mortgage lender
will require that 100% of this termination  payment be held in escrow for use to
fund  future  leasing  expenses.   In  addition,   another  tenant,   Suit  Max,
discontinued  its  operation at the Center  during the prior quarter and vacated
16,530  square feet,  or 5% of the Center's  leasable  area.  Subsequent  to the
quarter ended March 31, 2000, the Partnership and its co-venture partner reached
a settlement with Suit Max on a termination  agreement whereby the tenant agreed
to pay the sum of  $215,000  in return for a release  from its  remaining  lease
obligation,  which  was to have run  through  February  2004.  This  termination
payment was  released to the joint  venture in April 2000.  Three other  tenants
also vacated  approximately  8,000 square feet,  or 3% of the Center's  leasable
area, during the first quarter.  During the second quarter, two of these spaces,
comprising  1,845 square feet,  were released.  The 50% occupancy level reflects
the vacancy for the Upton's and Suit Max stores described above,  which together
represent 21% of the center's  leasable area, the former Levitz Furniture store,
which  represented  16% of the Center's  leasable area, the former movie theatre
that  occupied  8% of the  leasable  area and  several  shop space  stores  that
represent 5% of the leaseable  area.  The  property's  leasing team continues to
work with prospective tenants for the existing vacant space and believes that it
is close to  signing a lease  with a  replacement  tenant to occupy  the  16,530
square feet  formerly  occupied by Suit Max. As also  previously  reported,  the
store  formerly  occupied by Toys R Us that abuts Mall Corners  Shopping  Center
remains vacant.  While the closing of the Toys R Us store does not have a direct
financial  impact on Mall  Corners,  its  vacancy  continues  to have a negative
impact on the  Center's  appearance  and the  number of  shoppers  entering  the
Center.

      During the quarter ended December 31, 1999, the Partnership  initiated the
right of first offer provision of the Mall Corners joint venture  agreement.  In
accordance  with the  agreement,  the  Partnership  gave  formal  notice  to the
co-venture partner that it was being given the opportunity to make a first offer
for the purchase of the property at a specified sales price of $22 million.  The
co-venturer  had until January 31, 2000 to notify the  Partnership of its intent
to purchase the property and to put up a  non-refundable  deposit in  connection
with the  transaction.  While the  co-venturer  has  expressed  an  interest  in
completing a transaction at the specified price, the  Partnership's  position is
that the joint  venture  partner did not abide by the terms of the joint venture
agreement by failing to make the required deposit on or before January 31, 2000.
As a result, the Partnership's position is that it now has the right to complete
a sale to any third-party at terms no less favorable than those specified in the
first offer notice to the  co-venturer.  The joint venture  partner is disputing
this  position.  Accordingly,  the  Partnership  is  currently in the process of
marketing the property for sale and  soliciting  offers.  At the same time,  the
Partnership  continues its discussions  with the  co-venturer  about a potential
sale  transaction.  In light of the current  leasing  status,  there remains the
potential  need for  significant  capital at the property to pay for  re-leasing
expenses, in the event that a near term sale cannot be completed.  Consequently,
the Managing  General Partner has  recommended  that the  Partnership's  regular
quarterly  distributions be suspended until further notice.  As a result,  after
the payment made on February 15, 2000 for the quarter  ended  December 31, 1999,
no further quarterly distributions are planned.

      At March 31, 2000, the Partnership had available cash and cash equivalents
of approximately $4,007,000. Such cash and cash equivalents will be utilized for
Partnership  requirements  such as the  payment of  operating  expenses  and the
funding of future  operating  deficits or capital  improvements at the remaining
joint venture.  The source of future liquidity and distributions to the partners
is expected to be from cash generated  from the operations of the  Partnership's
income-producing  investment  property and proceeds from the sale or refinancing
of such  property.  Such sources of liquidity  are expected to be  sufficient to
meet the Partnership's needs on both a short-term and long-term basis.


Results of Operations
Three Months Ended March 31, 2000
---------------------------------

      The Partnership  reported net income of $67,000 for the three months ended
March 31, 2000, as compared to net income of $159,000 for the same period in the
prior year. This decrease in net income was a result of a decrease of $64,000 in
the  Partnership's  share of  ventures'  income  and a $28,000  increase  in the
Partnership's  operating  loss.  The  Partnership's  share of  ventures'  income
decreased  mainly due to the sale of the  Regent's  Walk  property at the end of
fiscal  1999.  Since  the  property  was  sold in the  prior  fiscal  year,  the
Partnership's share of ventures' income does not include any operations from the
Regent's Walk joint venture in the current  period.  In addition,  rental income
decreased at Mall Corners due to the decline in the property's  occupancy  level
discussed further above.

      The increase in the Partnership's operating loss for the second quarter of
fiscal 2000  resulted  from a $63,000  increase  in general  and  administrative
expenses.  General and  administrative  expenses increased due to an increase in
certain  required  professional  fees for the current  three-month  period.  The
increase  in general  and  administrative  expenses  was  partially  offset by a
$23,000  reduction  in  management  fees and a $12,000  increase in interest and
other  income.  Management  fees were  lower in the  current  period  due to the
suspension of regular  quarterly  distributions  to the Limited  Partners,  upon
which the management  fees are based,  effective for the quarter ended March 31,
2000. Interest and other income increased primarily due to the refund of certain
insurance  premiums  received by the  Partnership on behalf of the Regent's Walk
property during the quarter ended March 31, 2000.

Six Months Ended March 31, 2000
-------------------------------

      The  Partnership  reported net income of $145,000 for the six months ended
March 31, 2000, as compared to net income of $10,282,000  for the same period in
the prior  year.  This  decrease in net income was  primarily  the result of the
Partnership's  share of the gain on the sale of the  Hurstbourne  Apartments  of
$10,228,000  recognized in the first quarter of fiscal 1999. The decrease in net
income due to the gain on the sale of the  Hurstbourne  Apartments was partially
offset by an  increase  in the  Partnership's  share of  ventures'  income and a
decrease  in the  Partnership's  operating  loss.  The  Partnership's  share  of
ventures'  income  increased by $85,000 for the current  six-month period mainly
due to the sale of the Hurstbourne  Apartments  during the prior fiscal year, as
Hurstbourne  had an  operating  loss of  $217,000  during the same period in the
prior year. The impact of the Hurstbourne  sale was partially offset by the sale
of the Regent's Walk property at the end of fiscal 1999. The Regent's Walk joint
venture  had  operating  income of $67,000  during the same  period in the prior
year. In addition, rental income decreased at Mall Corners due to the decline in
the property's occupancy level discussed further above.

      The  Partnership's  operating  loss  decreased  by $6,000 due to a $37,000
reduction  in  management  fees and a $19,000  increase  in  interest  and other
income.  Management  fees were lower in the current period due to the suspension
of regular  quarterly  distributions  to the  Limited  Partners,  upon which the
management  fees are based,  effective  for the quarter  ended  March 31,  2000.
Interest  and other  income  increased  mainly due to the receipt and  temporary
investment  of the  proceeds  from  the  sale  of  Regent's  Walk  prior  to the
distribution  to the Limited  Partners,  which occurred on October 15, 1999. The
decrease  in  management  fees  expense and the  increase in interest  and other
income  were  partially  offset by an  increase  in general  and  administrative
expenses of $50,000. General and administrative expenses increased mainly due to
an  increase in certain  required  professional  fees for the current  six-month
period.


<PAGE>



                                     PART II
                                Other Information


Item 1. Legal Proceedings    NONE
-------------------------

Item 2. through 5.           NONE
------------------

Item 6. Exhibits and Reports on Form 8-K

(a)  Exhibits:               NONE

(b)  Reports on Form 8-K:    NONE




<PAGE>






             PAINE WEBBER INCOME PROPERTIES SIX LIMITED PARTNERSHIP

                                   SIGNATURES

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


                        PAINE WEBBER INCOME PROPERTIES SIX
                               LIMITED PARTNERSHIP


                     By: Sixth Income Properties Fund, Inc.
                         ----------------------------------
                         Managing General Partner



                              By: /s/ Walter V. Arnold
                                  ---------------------
                                  Walter V. Arnold
                                  Senior Vice President and Chief
                                    Financial Officer



Dated:  May 12, 2000