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                          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 March 31, 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        
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(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 11 through 16 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 three-month period ended March 31,  1999,  is
incorporated herein by reference to sequentially numbered pages 6
through  9  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 11 through 16).     
                                                                 
(20) Report furnished to security holders.                       
                                                                 
     Oxford  Residential   Properties  I  Limited   Partnership's
     Quarterly  Report (Unaudited) dated March 31, 1999,  follows
     on sequentially numbered pages 5 through 17 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: 05/14/99   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: 05/14/99   By:  /s/ Leo E. Zickler                         
      --------        ------------------------------------------- 
                      Leo E. Zickler                             
                      Chairman of the Board of Directors and     
                        Chief Executive Officer                  
                                                                 
                                                                  
Date: 05/14/99   By:  /s/ Francis P. Lavin                       
      --------        -------------------------------------------
                      Francis P. Lavin
                      President

















<PAGE 5>                                                      
                                                               
                                                                 
       OXFORD RESIDENTIAL PROPERTIES I LIMITED PARTNERSHIP      

                        Quarterly Report
                           (Unaudited)

                         March 31, 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  March
31,  1999,  and its consolidated results of operations  and  cash
flows  for  the  quarter ended March 31, 1999.  This  report  and
analysis  should be read together with the consolidated financial
statements   and   related  notes  thereto   and   the   selected
consolidated financial data appearing elsewhere in this Quarterly
Report.                                                          
                                                                  
Recent Developments                                              
                                                                 
   On behalf of the Partnership, Oxford Residential Properties  I
Corporation  ("Managing General Partner"), will  consider  offers
made  by  Assignee  Unitholders who wish to sell  their  Assignee
Units  at  such  prices  as may be set by  the  Managing  General
Partner from time to time.  The prices that will be paid will  be
established  by reference to prevailing secondary  market  prices
that  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
April  30,  1999,  ORP  has purchased, in  the  aggregate,  1,806
Assignee  Units  for approximately $676,000.                                
                                                                 
Liquidity and Capital Resources                                  
                                                                 
   Current  Position.  At March 31, 1999, ORP held $1,173,000  in
cash  and  cash  equivalents  and the  working  capital  reserve,
compared  to  $1,351,000 at December 31, 1998.  The  decrease  of
$178,000   is  primarily  attributable  to  the  properties'  net
operating incomes after debt service, refurbishment expenses, and
capitalized   improvements   being   exceeded  by  the sum of the 
following: (i)  distributions  made   on   February 28, 1998   to 
Partners of record as of December 31, 1998 totaling approximately 
$361,000, (ii)   the  purchase  of   Assignee   Units    totaling  
approximately  $62,000, and  (iii)  the  payment  of  Partnership 
administrative  expenses during the quarter ended  March 31, 1999 
totaling $24,000.                                                
                                                                 
   Other  Assets  shown on the accompanying consolidated  Balance
Sheet increased by $241,000 to $1,222,000 at March 31, 1999, from
$981,000  at December 31, 1998.  The increase in Other Assets  is
primarily  a result of an increase in prepaid 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 $900,000 at March 31, 1999.  These Subaccounts  are
funded  and  maintained monthly, as needed, from property  income
(except  security deposits), in accordance with the  requirements
pursuant   to  each  property's  loan  agreement  and  based   on
expenditures  anticipated  in  the  following  months.   Accounts
Receivable and Prepaid Expenses totaling $56,000 and $266,000  at
March 31, 1999, respectively, are also included in Other Assets. 
                                                                 
    Unamortized  deferred  costs  relating  to  organization  and
refinancing costs (discussed in prior reports) at March 31,  1999
were  $309,000, 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 $149,000 to $531,000   at
March 31, 1999, from  $382,000  at  December 31, 1998,  primarily
due to increases in the amount of  property taxes  accrued at the
end of the quarter.                                              
                                                                 
    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  $234,000 were made for the quarter  ended  March  31,
1999,  compared to $168,000 for the same period in 1998.  Of  the
$234,000  of property improvements, $176,000 was capitalized  for
financial  statement  purposes for the quarter  ended  March  31,
1999,   compared  to  $119,000  of  the  $168,000   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  March  31,  1999  and  December 31, 1998,  deferred  property
management  fees  to  NHP  amounted  to  $751,000  and  $712,000,
respectively.                                                    
                                                                 
Results of Operations                                            
                                                                 
    The  net operating income, before debt service, refurbishment
expenses, and capitalized property improvements, from each of the
four  investment properties for the quarter ended March 31, 1999,
as compared to the quarter ended March 31, 1998, is as follows:   
                                                                 
<TABLE>                                                          
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<CAPTION>                                                          
                                            (in thousands)       
                                     Three months ended March 31,
                                     ----------------------------
Property                                  1999            1998   
-----------------------------------------------------------------
<S>                                  <C>                 <C>      
Fairlane East, Dearborn, MI          $  445              $  412  
The Landings, Indianapolis, IN          136                 170  
Raven Hill, Burnsville, MN              347                 318  
Shadow Oaks, Tampa, FL                  138                 133  
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   Total Net Operating Income        $1,066              $1,033  
=================================================================
</TABLE>                                                         
                                                                 
               Three months ended March 31, 1999                 
           versus three months ended March 31, 1998               
                                                                 
    In  the  aggregate,  the net operating  income,  before  debt
service,   refurbishment  expenses,  and   capitalized   property
improvements,  reported by ORP for the quarter  ended  March  31,
1999,  increased by 3.2% compared to the quarter ended March  31,
1998.   Set  forth below is a discussion of the properties  which
compares their respective operations for the three-month  periods
ended March 31, 1999 and 1998.                                   
                                                                 
Fairlane East                                                    
                                                                 
    Fairlane  East's net operating income for the  quarter  ended
March 31, 1999 increased by 8.0% from the same period in 1998 due
to  a  10.6%  increase in revenues offset by a 14.9% increase  in
apartment  expenses.   The  increase in  revenues  was  primarily
attributable  to the property's on-going ability  to  change  its
rent structure, adjusting rents on specific unit types, resulting
in occupancy increases and higher gross rental revenue throughout
the first quarter.  The property's apartment expense increase  is
primarily  attributable to an increase in  maintenance  expenses,
specifically, snow removal expenses.  Average occupancy  for  the
quarter  ended March 31, 1999 increased to 96%, compared  to  91%
for  the  same  period in 1998.  The  property  has   achieved  a 
substantial improvement in occupancy   since   the   lower   than   
expected occupancy rates during the  first  half  of  1998.   The  
weighted average rent collected for the month  ended  March   31, 
1999 increased by 5.7% to $1,025, compared to  $970  for the same
period in 1998.  During the  three-month  period  ended March 31,
1999, the Partnership expended $101,000 on property improvements, 
including $77,000 capitalized for  accounting  purposes.   Of the  
$77,000  capitalized  costs, approximately  $56,000  was paid for 
major cabinet and  countertop replacement  in  many of the units.  
The  Managing  General  Partner   anticipates   slightly   higher
spending   levels   on property improvements in 1999, as compared
to the year ended December  31, 1998, to  improve its competitive 
position.                                                        
                                                                  
The Landings                                                      
                                                                 
   The Landings' net operating income for the quarter ended March
31, 1999 decreased by 20.0% from the same period in 1998 due to a
3.5%  increase in revenues offset by nearly   a 47%   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   total   apartment   expenses  for  that  quarter.
The  Landings did not receive any  property tax refunds  in   the
first  quarter of 1999.  Excluding the impact of the refund  from
both  periods, total apartment expenses and net operating  income
for  the  quarter ended March 31, 1999 would have increased  4.2%
and  2.8%, respectively, from the same period last year.  Average
                                                                 
<PAGE 8>                                                         
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Report of Management                                             
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occupancy for the quarter ended March 31, 1999 decreased to  93%,
compared  to  94%  for  the same period in  1998.   The  weighted
average  rent  collected  for  the month  ended  March  31,  1999
increased  by 4.8% to $629, compared to $600 for the same  period
in 1998.  During the three-month period ended March 31, 1999, the
Partnership expended $28,000 on property improvements,  including
$14,000   capitalized  for  accounting  purposes.   The  Managing
General  Partner  anticipates slightly lower spending  levels  on
property  improvements in 1999, as compared  to  the  year  ended
December 31, 1998.                                               
                                                                 
Raven Hill                                                       
                                                                 
    Raven Hill's net operating income for the quarter ended March
31, 1999 increased by approximately 9.1% from the same period  in
1998  due  to  a  4.5% increase in revenues and a  less  than  1%
decrease  in  apartment expenses.  The increase  in  revenues  is
primarily attributable to an increase in rental income.   Average
occupancy for the quarter ended March 31, 1999 decreased to  97%,
compared  to  98%  for  the same period in  1998.   The  weighted
average  rent  collected  for  the month  ended  March  31,  1999
increased  by 4.8% to $749, compared to $715 for the same  period
in 1998.  During the three-month period ended March 31, 1999, the
Partnership expended $76,000 for property improvements, including
$71,000  capitalized  for accounting purposes.   Of  the  $71,000
capitalized  costs,  approximately $61,000  was  paid  for  major
interior  painting  and carpeting of two  of  Raven  Hills'  four
apartment  buildings.  The Managing General  Partner  anticipates
slightly higher spending levels on property improvements in 1999,
as compared to the year ended December 31, 1998.                  
                                                                 
Shadow Oaks                                                      
                                                                 
    Shadow Oaks' net operating income for the quarter ended March
31, 1999 increased by 3.8% from the same period in 1998 due to an
approximately 2.0%  increase  in  revenues  and a  less  than  1%  
increase in apartment  expenses.  The  increase in  revenues  was
primarily attributable to a 1.7%  increase  in  rental income, as
well  as  a 5.6%  increase in other income. Average occupancy for 
the quarter  ended  March 31, 1999  decreased to 95%, compared to 
97%  for  the  same  period  in 1998.  The  weighted average rent 
collected for the month ended March 31, 1999 increased by 2.3% to 
$482, compared to $471  for  the same period in 1998.  During the 
three-month  period  ended   March  31,  1999,  the   Partnership  
expended  $29,000  on property improvements,   including  $13,000  
capitalized for accounting purposes. The Managing General Partner  
anticipates slightly  lower  spending   levels   on      property 
improvements in  1999, as compared to the year ended December 31, 
1998.                                                            
                                                                 
Consolidated Statements of Operations-Other Income and Deductions
                                                                  
    For the three-month period  ended  March 31, 1999, ORP's  net
income increased by  approximately 34% compared to the prior year
comparative period due to a 3.1%  increase in revenues  and a  4%
decrease  in total expenses.  Interest income for the three-month 
periods ended March 31, 1999 and  1998 was $19,000  and  $17,000,
respectively. Other income was $61,000 and $57,000, respectively,  
for  the  three-month periods ended March 31, 1999 and 1998.  The  
increase was  primarily  due  to  increases  in  lease   breakage
income  and application fees from prospective tenants.           
                                                                 
    ORP's administrative expenses  for  the  three-month  periods 
ended  March 31, 1999  and  1998   were   $24,000  and   $44,000, 
respectively.                                                    
                                                                  
    The terms of the mortgage loans require the borrowers to make
equal  installment  payments over the term of  the  loans.   Each
payment  consists of interest on the unpaid balance of the  loans
and  a  reduction of loan principal.  The interest paid on  these
loans  decreases each period, while the portion  applied  to  the
loan  principal  increases each period.  As  a  result,  interest
expense  was  $427,000 and $435,000, respectively, and  principal
paid  was $102,000 and $93,000 for the three-month periods  ended
March 31, 1999 and 1998, respectively.                           
                                                                 
   Depreciation expense for the three-month periods  ended  March
31,  1999  and  1998  was  $299,000 and  $304,000,  respectively.
Amortization expense for the three-month periods ended March  31,
1999 and 1998 was $17,000 and $24,000, respectively.             
                                                                 
<PAGE 9>                                                         
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Report of Management                                             
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   For the three-month periods ended March 31, 1999 and 1998,  of
the  total  property  improvements in the  aggregate  amounts  of
$234,000   and  $168,000,  respectively,  $58,000  and   $49,000,
respectively,  were  classified  as  refurbishment  expenses  for
financial statement purposes.  The remaining balances of $176,000
and   $119,000,  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 10>                                                        
                                                                  
<TABLE>                                                          
------------------------------------------------------------------------------------------------------------------------
<CAPTION>                                                                                                               
Average Occupancy                                                                                                       
------------------------------------------------------------------------------------------------------------------------
The average occupancy for each of the four investment properties is shown in the following chart:                       
                                                                                                                        
                                                      For the Quarter Ended                                             
Property/                Acquisition    -----------------------------------------------------                           
Location                     Date        3/31/98     6/30/98    9/30/98   12/31/98   3/31/99                            
------------------------------------------------------------------------------------------------------------------------
<S>                        <C>             <C>         <C>        <C>        <C>       <C>                              
Fairlane East              12/23/85        91%         94%        97%        97%       96%                              
Dearborn, Michigan                                                                                                      
The Landings               10/31/84        94%         96%        96%        94%       93%                              
Indianapolis, Indiana                                                                                                   
Raven Hill                 12/24/86        98%         97%        97%        96%       97%                              
Burnsville, Minnesota                                                                                                   
Shadow Oaks                02/07/85        97%         96%        98%        95%       95%                              
Tampa, Florida                                                                                                          
------------------------------------------------------------------------------------------------------------------------
</TABLE>                                                         
                                                                 
<TABLE>                                                                                                                 
------------------------------------------------------------------------------------------------------------------------
<CAPTION>                                                                                                               
Summary of Project Data (in thousands)                                                                                  
                                                                                                                        
------------------------------------------------------------------------------------------------------------------------
                                                        1999 Operating Results through 3/31/99 (in thousands)           
                                                  ______________________________________________________________________
                                    Average                                  NOI                                        
                               Rent Collected<F1>                           Before                              NOI     
                               -------------------                         Property                           Before    
Property/              No. of    March    March    Apartment Apartment   Improvements      Property            Debt     
Location               Units     1999     1998     Revenues  Expenses   & Debt Service   Improvements<F2>   Service<F3> 
------------------------------------------------------------------------------------------------------------------------
<S>                     <C>     <C>       <C>       <C>        <C>          <C>              <C>               <C>      
Fairlane East           244     $1,025    $970      $  729     $ 284        $  445           $101              $344     
Dearborn, Michigan                                                                                                      
The Landings            150        629     600         272       136           136             28               108     
Indianapolis, Indiana                                                                                                   
Raven Hill              304        749     715         681       334           347             76               271     
Burnsville, Minnesota                                                                                                   
Shadow Oaks             200        482     471         297       159           138             29               109     
Tampa, Florida                                                                                                          
------------------------------------------------------------------------------------------------------------------------
     Total              898                         $1,979     $ 913        $1,066           $234              $832     
========================================================================================================================
<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 $176,000 incurred during  
     the quarter ended March 31, 1999.                                                                                  
<F3> The total of $832,000 is $33,000 (4.0%) lower than the comparable total for the quarter ending March 31, 1999.     
</FN>                                                                                                                   
</TABLE>                                                         











































<PAGE 11>                                                            
Oxford Residential Properties I Limited Partnership and Subsidiaries
--------------------------------------------------------------------
Consolidated Balance Sheets (in thousands)                          
--------------------------------------------------------------------
<TABLE>                                                             
<CAPTION>                                                           
                                   March 31, 1999  December 31, 1998
                                     (Unaudited)                     
--------------------------------------------------------------------
<S>                                    <C>              <C>            
Assets                                                              
Investment properties, at cost                                       
  Land                                 $ 3,681          $ 3,681      
  Buildings and improvements, net                                    
    of accumulated depreciation                                     
    of $16,376 and $16,077,                                          
    respectively                        20,288           20,411      
--------------------------------------------------------------------
      Total Investment Properties       23,969           24,092      
--------------------------------------------------------------------
Cash and cash equivalents                  719            1,288      
Working capital reserve                    454               63      
Tenant security deposits                   178              176      
Deferred costs, net of amortization                                 
of $2,608 and $2,591, respectively         309              326       
Other assets                             1,222              981       
--------------------------------------------------------------------
                                         2,882            2,834      
--------------------------------------------------------------------
      Total Assets                     $26,851          $26,926       
====================================================================
Liabilities and Partners' Capital                                   
  Liabilities                                                       
    Mortgage notes payable             $20,658          $20,760     
    Accounts payable and accrued                                     
      expenses                             531              382     
    Distributions payable                    0              361      
    Other liabilities                      751              712     
    Tenant security deposits               178              176      
--------------------------------------------------------------------
      Total Liabilities                 22,118           22,391     
--------------------------------------------------------------------
Partners' Capital                                                   
  General Partners                      (1,019)          (1,024)    
  Assignor Limited Partner                   1                1     
  Assignee Unit Holders (25,714                                      
   Assignee Units issued and 23,978                                  
   outstanding for March 31, 1999;                                    
   24,091 outstanding for                                            
   December 31, 1998)                    5,751            5,558     
--------------------------------------------------------------------
      Total Partners' Capital            4,733            4,535     
--------------------------------------------------------------------
      Total Liabilities and                                         
        Partners' Capital              $26,851          $26,926     
====================================================================
    The accompanying notes are an integral part of these            
             consolidated financial statements.                     
</TABLE>                                                            
<PAGE 12>                                                           
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 ended March 31,   
                                     ----------------------------    
                                         1999            1998        
--------------------------------------------------------------------
<S>                                        <C>           <C>            
Apartment Revenues                                                   
  Rental income                            $ 1,918       $ 1,808       
  Other income                                  61            57       
--------------------------------------------------------------------  
      Total Apartment Revenues               1,979         1,865      
--------------------------------------------------------------------
                                                                    
Apartment Expenses                                                   
  Maintenance                                  279           249      
  Operating                                    184           180       
  Administrative                               119           114       
  Property management fees                      97            94      
  Property taxes                               202           169      
  Marketing                                     32            26      
--------------------------------------------------------------------
      Total Apartment Expenses                 913           832      
--------------------------------------------------------------------
Net Operating Income                         1,066         1,033      
--------------------------------------------------------------------
                                                                    
Other Deductions                                                    
  Interest expense                             427           435       
  Depreciation and amortization                316           328       
  Refurbishment expenses                        58            49      
  Interest income                              (19)          (17)      
  Partnership administrative expenses           24            44      
--------------------------------------------------------------------
      Total Other Deductions               $   806       $   839       
--------------------------------------------------------------------
Net Income                                 $   260       $   194     
====================================================================
Net Income Allocated to Assignee Unit                               
Holders                                    $   255       $   190      
====================================================================
Net Income per Assignee Unit               $ 10.60       $  7.81    
====================================================================
Weighted average number of  Assignee                                 
Units Outstanding                           24,063        24,325    
====================================================================
      The accompanying notes are an integral part of these          
               consolidated financial statements.                   
</TABLE>                                                            
                                                                     
                                                                     
<PAGE 13>                                                           
Oxford Residential Properties I Limited Partnership and Subsidiaries
--------------------------------------------------------------------
Consolidated Statement of Partners' Capital (in thousands)          
--------------------------------------------------------------------
<TABLE>                                                             
<CAPTION>                                                           
                                                                    
                         For the period ended March 31, 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, March 31, 1999      255       0             5       260 
                                                                    
Purchase of Assignee Units      (62)      0             0       (62)
                                                                    
--------------------------------------------------------------------
Balance, March 31, 1999                                               
  (Unaudited)                $5,751      $1       $(1,019)   $4,733 
====================================================================
                                                                    
      The accompanying notes are an integral part of these           
                 consolidated financial statements.                 
</TABLE>                                                            


























<PAGE 14>                                                           
Oxford Residential Properties I Limited Partnership and Subsidiaries
--------------------------------------------------------------------
Consolidated Statements of Cash Flows (in thousands)                
(Unaudited)                                                          
--------------------------------------------------------------------
<TABLE>                                                             
<CAPTION>                                                           
                                        Three months ended March 31,
                                        ----------------------------
                                              1999          1998    
--------------------------------------------------------------------
<S>                                           <C>        <C>        
Operating activities                                                 
  Net income                                  $   260    $   194      
  Adjustments to reconcile net income                                 
    to net cash provided by operating                                 
    activities:                                                      
      Depreciation and amortization               316        328    
  Changes in assets and liabilities:                                
    Tenant security deposits liability              2          6    
    Tenant security deposits                       (2)        (6)    
    Other assets                                 (241)       (84)    
    Accounts payable and accrued expenses         149         22    
    Other liabilities                              39         37    
--------------------------------------------------------------------
Net cash provided by operating activities         523        497    
--------------------------------------------------------------------
                                                                    
Investing activities                                                
  Working capital reserve                        (391)       351    
  Additions to investment properties             (176)      (119)   
--------------------------------------------------------------------
Net cash provided by (used in) investing                             
   activities                                    (567)       232     
--------------------------------------------------------------------
                                                                    
Financing activities                                                 
  Distributions paid                             (361)      (243)     
  Mortgage principal paid                        (102)       (93)     
  Purchase of Assignee Units                      (62)         0    
--------------------------------------------------------------------
Net cash used in financing activities            (525)      (336)   
--------------------------------------------------------------------
Net increase (decrease) in cash and                                 
   cash equivalents                              (569)       393    
Cash and cash equivalents, beginning                                 
   of period                                    1,288      1,068    
--------------------------------------------------------------------
Cash and cash equivalents, end                                      
   of period                                  $   719    $ 1,461    
====================================================================
       The accompanying notes are an integral part of these 
                consolidated financial statements.
</TABLE>                                                            




<PAGE 15>                                                         
-----------------------------------------------------------------
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 March  31,  1999
and  December 31, 1998, the Consolidated Statements of Operations
for  the  three-month periods ended March 31, 1999 and 1998,  the
Consolidated Statement of Partners' Capital as of March 31, 1999,
and the Consolidated Statements of Cash Flows for the three-month
periods  ended  March 31, 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 three-
month period ended March 31, 1999, were approximately $23,000 for
administrative and accounting-related costs, compared to  $24,000
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  $39,000  and $37,000  for  the  three-month
periods  ended March 31, 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  March  31, 1999, the total outstanding balance  of  the  four
mortgage  notes payable was $20,658,000.  The properties  are  in
compliance  with their respective debt service agreements  as  of
March 31, 1999.                                                  
                                                                 
<PAGE 16>                                                        
-----------------------------------------------------------------
Notes to Consolidated Financial Statements                       
-----------------------------------------------------------------
                                                                 
The individual outstanding mortgage notes payable as of March 31,
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        $ 9,492         $ 81    
The Landings, Indianapolis, Indiana        3,129           26    
Raven Hill, Burnsville, Minnesota          4,781           41    
Shadow Oaks, Tampa, Florida                3,256           28    
-----------------------------------------------------------------
                                         $20,658         $176    
=================================================================
<FN>                                                             
<F1> Includes principal and interest.                            
</FN>                                                             
</TABLE>                                                         








<PAGE 17>                                                        
-----------------------------------------------------------------
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  March
  31,  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