FORM 10-Q

SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549

QUARTERLY REPORT UNDER SECTION 13 OR 15(D)
OF THE SECURITIES EXCHANGE ACT OF 1934

FOR QUARTER ENDED MARCH 31, 1999 COMMISSION FILE NUMBER 0-
    12895

ALL-STATE PROPERTIES L.P.
(Exact name of registrant as specified in its charter)


       Delaware        59-2399204
(State or other jurisdiction or   (I.R.S. Employer
 incorporation or organization)   Identification No.)


5500 NW 69th Avenue, Lauderhill, FL          33319
(Address of principal executive offices)        (Zip Code)

Mailing address:
    P.O. Box 5524, Fort Lauderdale, FL 33310-5524

Registrant's telephone number, including area code (954) 572-2113



Indicate by check mark whether the Registrant (1) has filed all
reports required to be filed by Section 13 or 15(D) of the
Securities Exchange Act of 1934 during the preceding 12 months (or
for such shorter period that the Registrant was required to file
such reports), and (2) has been subject to such filing requirements
for the past 90 days.

                             YES  X       NO


Indicate the number of limited partnership units outstanding as of
the latest practicable date.


         Class                  Outstanding at March 31, 1999

 Limited Partnership Units               3,118,303 Units





















ALL-STATE PROPERTIES L.P.
(A LIMITED PARTNERSHIP)

* * * * * * * * * * * * * *

FINANCIAL STATEMENTS AND SCHEDULES
NINE MONTHS ENDED MARCH 31, 1999










         Page 1
ALL-STATE PROPERTIES L.P.
(A LIMITED PARTNERSHIP)



I N D E X

ITEM     DESCRIPTION    NUMBER

PART I   Index     1

    Financial Information:
    Condensed Balance Sheets -
    March 31, 1999 and June 30, 1998   2

    Condensed Statements of Operations -
    Three Months and Nine Months ended
            March 31, 1999 and 1998    3

    Condensed Statements of Cash Flows -
    Nine Months ended March 31, 1999
    and 1998  4

    Financial Data Schedule  5

    Notes to Condensed Financial Statements -
    March 31, 1999 and 1998                      6

    Management's Discussion and Analysis of
    the Financial Condition and Results of
    Operations - March 31, 1999                7-8

    Condensed Financial Information for City
    Planned Communities and Unicom Partnership,
    Ltd., 50% and 49-1/2% owned Real Estate
    Partnerships, respectively - March 31, 1999,
    1998, and June 30, 1998      9-10

    Exhibit - Computation of Income (Loss) per
    partnership Unit - nine months ended March
    31, 1999 and 1998   11

PART II  Other Information   12

    Signatures     13





    Page 2
ALL-STATE PROPERTIES L.P.
(A LIMITED PARTNERSHIP)
CONDENSED BALANCE SHEETS
MARCH 31, 1999 AND JUNE 30, 1998
(UNAUDITED)


                                          MARCH         JUNE
                                        31, 1999      30, 1998

Assets

Cash     $     53,702   $    4,037
Other assets       1,210          2,956

Total Assets  $      54,912  $     6,993

Liabilities and Partners' Capital
 (Deficit)

Liabilities:
   Notes payable - related party  $    192,091   $    166,749
   Notes payable        559,763        430,600
   Accounts payable and other
    liabilities         27,141          33,413
   4% convertible subordinated
    debentures due 1989      2,547,162      2,498,349
   Partnership distributions payable        252,496        252,496

    $    3,578,653 $    3,381,607

Deficiency in real estate joint
 venture $    1,010,466 $    992,266

Partners' Deficit  $    (4,311,163)    $    (4,148,035)

Notes receivable - officers/partners   $    (223,044) $  (218,845)

         $    (3,523,741)    $    (4,366,880)

Total Liabilities and Partners'
 Capital (Deficit) $     54,912   $         6,993















See notes to financial statements.






              Page 3
ALL-STATE PROPERTIES L.P.
(A LIMITED PARTNERSHIP)
CONDENSED STATEMENTS OF OPERATIONS
THREE MONTHS AND NINE MONTHS ENDED MARCH 31, 1999 AND 1998
(UNAUDITED)

<TABLE>
<CAPTION>

         THREE MONTHS ENDED       NINE MONTHS ENDED
             MARCH 31,           MARCH 31,
         1 9 9 9        1 9 9 8   1 9 9 9   1 9 9 8
<S>      <C>       <C>       <C>       <C>
REVENUES:

    Sale of real estate $    -    $    -    $    -    $    -
    Less cost of sale        -         -              -         -

    Gross Profit   $    -    $    -    $    -    $    -

    Partnership loss    $    (4,285)   $    (10,260)  $    (18,200)$ (45,560)

    Other income        1,764          2,126          5,662          7,386

         $    (2,521)   $    (8,134)$  (12,538)  $    (38,174)

    Total Net Revenues
     (Expenses)    $    (2,521)   $    (8,134)   $    (12,538)  $    (38,174)

COST AND EXPENSES:

    Selling, general and
     administrative     $    17,232    $    29,490    $    63,327    $    60,545
    Interest       29,548         21,662         87,263         71,713

         $    46,780    $    51,152    $    150,590   $    132,258


NET LOSS $    (49,301)  $    (59,286)$ (163,128) $(170,432)

NET (LOSS) INCOME PER
 PARTNERSHIP UNIT     (0.02)    (0.02)     (0.05)         (0.05)

CASH DISTRIBUTIONS PER
 UNIT        NONE           NONE            NONE       NONE

</TABLE>













See notes to financial statements.





              Page 4
ALL-STATE PROPERTIES L.P.
(A LIMITED PARTNERSHIP)
CONDENSED STATEMENTS OF CASH FLOWS
NINE MONTHS ENDED MARCH 31, 1999 AND 1998
(UNAUDITED)

           1 9 9 9        1 9 9 8
CASH FLOW FROM ORATING ACTIVITIES:
    Cash from sale of real estate $    -    $    -
    Cash received from other activities          2,420          48,828
    Cash paid for selling, general and
    administrative expenses       (67,853)       (63,449)
    Interest paid       -         (82,300)

    Net Cash (Used) Provided by
       Operating Activities  $     (65,433) $    (96,921)

CASH FLOW FROM FINANCING ACTIVITIES:
    Mortgage and note payable - net    $    100,000   $    43,684
    Proceeds from notes receivable -
   related party - net                       15,098        42,665

    Net Cash Provided (Used) by
       Financing Activities  $    115,098   $    86,349

NET INCREASE (DECREASE) IN CASH AND
 CASH EQUIVALENTS  $    49,665    $    (10,572)

CASH AND CASH EQUIVALENTS AT
 BEGINNING OF YEAR       4,037         13,432

CASH AND CASH EQUIVALENTS AT END
 OF PERIOD    $     53,702   $    2,860

RECONCILIATION OF NET (LOSS)
 TO NET CASH PROVIDED (USED) BY
 OPERATING ACTIVITIES:

    Net (loss)     $     (163,128)     $    (170,432)

CHANGES IN ASSETS AND LIABILITIES:
    Decrease (Increase) in accounts
     receivable and other assets  $    1,746     $    186
    Increase in accrued interest
     receivable         (4,199)        (4,196)
    Decrease in equity in partnerships      18,200         45,560
    Decrease in accounts payable and
     accrued expenses        (6,272)        (3,090)
    Increase in 4% convertible
     debentures interest          48,813         48,813
    Increase (decrease)in interest on
     notes payable      39,407         (68,729)
    Increase in note payable - CPC          -         54,967

     Total Adjustments  $     97,695   $    73,511

NET CASH (USED) PROVIDED BY
 OPERATING ACTIVITIES   $    (65,433)  $    (96,921)


See notes to financial statements.




              Page 5
ALL-STATE PROPERTIES L.P.
(A LIMITED PARTNERSHIP)
FINANCIAL DATA SCHEDULE
QUARTER ENDED MARCH 31, 1999, DECEMBER 31, 1998
AND SEPTEMBER 30, 1998
(UNAUDITED)




            MARCH   DECEMBER            SEPTEMBER
          31, 1999  31, 1998       30, 1998
EXHIBIT 27

Cash     $    53,702    $    1,921     $    6,056
Receivables             1,210          1,292          1,524
Total Assets       54,912         3,213          7,580
Notes Payable      751,854        630,788        618,755
Convertible Subordinated
 Debentures        2,547,162      2,530,891      2,514,620
Partners' Deficit       (4,311,163)         (4,261,862)         (4,109,154)
Total Liabilities and
 Partners' Deficit      54,912         3,213          7,580
Net Sales of Real Estate          -         -         -
Total Revenues          (2,521)        (6,051)        (3,966)
Total Cost and Expenses      46,780         68,895         34,915
Net Income (Loss)       (49,301)       (74,946)       (38,881)
Loss Per Partnership Unit         (0.02)         (0.03)         (0.01)
































See notes to financial statements.



                                  Page 6
ALL-STATE PROPERTIES L.P.
(A LIMITED PARTNERSHIP)
NOTES TO CONDENSED FINANCIAL STATEMENTS
NINE MONTHS ENDED MARCH 31 1999 AND 1998
(UNAUDITED)




1.  The financial statement information for the nine months ended
March 31, 1999 and 1998 is unaudited. However, the information
contained therein reflects all adjustments which are, in the
opinion of management, necessary to present a fair statement of
the results of the interim period.

    On November 3, 1986, Wimbledon Development Ltd. (a limited
partnership) was formed to construct and sell condominium units
on land acquired from All-State Properties L.P. (hereafter "the
Company"). The Company has a 99% limited partnership interest
in Wimbledon Development Ltd. and the remaining ownership is
being held by a corporation controlled by the president of the
Company. The Corporation is the general partner of the
partnership and is responsible for the management of Wimbledon
Development Ltd. The Company includes in its accounts the
assets, liabilities, revenues and expenses of Wimbledon
Development Ltd. All significant intercompany accounts and
transactions have been eliminated.

2.  On September 20, 1984 the stockholders of All-State Properties
Inc. ("All-State") approved a plan of liquidation. Pursuant to
the plan, All-State distributed its interest in City Planned
Communities ("CPC") and its other assets to a limited
partnership, All-State Properties L.P., in exchange for units
of limited partnership interest which were then distributed to
the stockholders.

    The liquidation of All-State Properties Inc. and the related
transfer of assets and liabilities to the new limited
partnership was accounted for under the pooling of interest
method. Under this method all assets and liabilities were
transferred to the newly formed limited partnership at
historical costs. Prior to the transfer, All-State acquired
1,240,700 shares of its common stock from its largest
stockholder. The acquisition of these shares resulted in a
charge to stockholders' equity of $5,250,000 which caused the
newly-formed limited partnership to commence operations with a
negative partners' capital account. This negative partners'
capital will be eliminated as income is recognized from CPC.

3.  Unicom Partnership, Ltd. ("Unicom") (a limited partnership) was
formed in October 1986 to acquire land from "CPC" for the
purpose of constructing and operating a 324 unit adult rental
retirement project. All-State and entities under common control
with other partners of "CPC" have a 99% limited partnership
interest in Unicom. Accordingly, the beneficial owners of
Unicom are substantially the same as those of "CPC". Therefore,
the financial statements for CPC and Unicom are presented on a
combined basis to offer a complete representation of the
related entities.






                        Page 7
ALL-STATE PROPERTIES L.P.
(A LIMITED PARTNERSHIP)
MANAGEMENT'S DISCUSSION AND ANALYSIS OF THE
FINANCIAL CONDITION AND RESULTS OF OPERATIONS
MARCH 31, 1999


FINANCIAL CONDITION

    Registrant's source of working capital consists of cash
received from borrowings and loans received from Unicom Partnership
Ltd. No cash was available for distribution during the nine months
ended March 31, 1999.

    In consideration of cash advances made and services rendered by
certain individuals to Unicom, Unicom agreed to distribute 26.76%
(including 5% to the general partner of the Company) of any of its
cash that becomes available for distribution to those individuals.
The balance of any cash that becomes available for distribution up
to $13,351,210 will be distributed to the Company and Newnel
Partnership for the benefit of CPC.  After $13,351,210 is
disbursed, remaining cash will be distributed 26.76% to the
aforementioned individuals and the remainder as follows:

    1.34% to F. Trace, Inc., the former general partner of Unicom
   49.33% to Newnel Partnership
    3.58% to certain individuals who made cash advances to Unicom
          on behalf of the Company
   45.75% to the Company

  100.00%

    Subsequently, of the holders of the 26.76%, individuals
receiving 23.27% were admitted as limited partners of Unicom, with
the 3.49% remaining as non-partner distributees. Restating the
above to reflect the admission of the aforesaid individuals as
limited partners, the cash flow available for distribution after
the payment of the $13,351,210 will be distributed as follows:

         3.49% to the non-partner distributees

          As to the partners:

    1.00% to F. Trace, Inc., the former general partner of
                Unicom
   23.27% to the newly admitted limited partners
   36.12% to Newnel Partnership.
   36.12% to the Company (including 2.62% given to certain
           individuals who made cash advances to Unicom on
                behalf of the Company)

  100.00%

    The amount of the distribution to be received by the Company is
the same under both of the above calculations.











                        Page 8
ALL-STATE PROPERTIES L.P.
(A LIMITED PARTNERSHIP)
MANAGEMENT'S DISCUSSION AND ANALYSIS OF THE
FINANCIAL CONDITION AND RESULTS OF OPERATIONS
MARCH 31, 1999




FINANCIAL CONDITION (Continued)

    In addition, CPC assigned 9.00% of any of its cash that becomes
available for distribution to certain individuals for funds
advanced by them to CPC.

    Certain individuals advanced funds to the Company. In
consideration of those advances, the Company assigned to those
individuals 10.23% of distributions received by it from CPC, after
deducting the amounts necessary to repay the funds advanced by
them.

Results of operations for the nine months ended March 31, 1999 were
equal to the period ended March 31, 1998.









                        Page 9
CONDENSED FINANCIAL INFORMATION FOR REAL ESTATE PARTNERSHIPS
MARCH 31, 1999
CITY PLANNED COMMUNITIES & UNICOM PARTNERSHIP, LTD.
CONDENSED COMBINED BALANCE SHEETS
MARCH 31, 1999 AND JUNE 30, 1998
(UNAUDITED)
<TABLE>
<CAPTION>




           MARCH           JUNE
          31, 1999       30, 1998
<S>      <C>       <C>
ASSETS:
Property and equipment - net of
 depreciation $    26,498,355     $    26,936,190
Cash          1,154,650      1,128,620
Cash-restricted         671,147        686,127
Real estate held for sale (cost)       9,666          9,666
Deferred and prepaid expenses          1,340,773      1,588,229
Other assets       501,495        599,750
Notes receivable - related party       286,402        -

    Total     $    30,462,488     $    30,948,582

LIABILITIES AND PARTNERS' CAPITAL
 (DEFICIT):
Mortgage payable, including
 accrued interest  $27,220,126         $27,097,304
Accounts payable and other
 liabilities       1,664,440      1,788,170
Notes payable - related parties          581,464        849,987
Unamortized interest mortgage
 modification      2,310,652      2,355,572
Option deposits         4,500,000      4,500,000
Note payable        -        40,812
Partners' capital (deficit)       (5,814,194)         (5,683,263)
    Total     $    30,462,488     $    30,948,582

</TABLE>


















See notes to financial statements.





                   Page 10

CONDENSED FINANCIAL INFORMATION FOR REAL ESTATE PARTNERSHIPS
MARCH 31, 1999
CITY PLANNED COMMUNITIES & UNICOM PARTNERSHIP, LTD.
CONDENSED COMBINED PROFIT AND LOSS INFORMATION
THREE MONTHS AND  NINE MONTHS ENDED MARCH 31, 1999 AND 1998
(CONTINUED)
(UNAUDITED)



<TABLE>
<CAPTION>

         THREE MONTHS ENDED           NINE MONTHS ENDED
              MARCH 31,                   MARCH 31,
         1 9 9 9        1 9 9 8          1 9 9 9        1 9 9 8
         <C>       <C>       <C>       <C>
<S>
REVENUES:
Rental   $    -    $    -    $    -    $    -
Interest and
 other        4,560          3,722          14,170         12,317
Lease income       1,526,794      1,251,450      3,885,072      3,399,945
   Total $    1,531,354 $    1,255,172 $    3,899,242 $    3,412,262

EXPENSES:
General and
 administra-
 tive    $     47,106   $     15,993   $    441,932   $    553,025
Interest      730,180        765,543        1,822,228      2,160,695
Depreciation
 and amortiza-
 tion         253,723        206,365        761,168        619,095
Taxes and
 insurance         544,268         92,699        889,527        333,232

         $    1,575,277 $1,080,600     $    3,914,855 $    3,666,047
NET PROFIT
 (LOSS)  $    (43,923)  $    174,572   $    (15,613) $     (253,785)


</TABLE>
















See notes to financial statements.





              Page 11
ALL-STATE PROPERTIES L.P.
(A LIMITED PARTNERSHIP)
EXHIBIT - COMPUTATION OF INCOME (LOSS) PER PARTNERSHIP UNIT
NINE MONTHS ENDED MARCH 31, 1999 AND 1998
(UNAUDITED)





            1 9 9 9      1 9 9 8

Partnership units outstanding          3,118,303      3,118,303

Net Income (Loss)  $      (15,613)     $    (170,432)

Net Income (Loss) Per Partnership
 Unit    $      (0.00) $     (0.05)










































See notes to financial statements.






              Page 12
ALL-STATE PROPERTIES L.P.
(A LIMITED PARTNERSHIP)
PART II - OTHER INFORMATION




ITEM 1 - Legal Proceedings

    Registrant is not involved in any legal proceedings that
would have a material effect on the financial condition
of Registrant.

ITEM 2 - Changes in Securities

    There were no changes in the right of limited partners
during the quarter covered by this report.

ITEM 3 - Defaults Upon Senior Securities

    There were no defaults by Registrant on its senior
securities during the quarter covered by this report.

ITEM 4 - Submission of Matters to Vote of Security Holders

    No matters were submitted during the quarter covered by
this report to a vote of limited partners.

ITEM 5 - Other Information

    None

ITEM 6 - Exhibits and Reports on Form 8-K

    (a)  Exhibit - Computation of earnings per partnership
unit.

    (b)  Exhibit - Form 8-K filed September 24, 1997,
incorporated by reference.



























                             Page 13




SIGNATURES



Pursuant to the requirement of the Securities Exchange Act of 1934,
Registrant has duly caused this report to be signed on its behalf
by the undersigned thereunto duly authorized.


         ALL-STATE PROPERTIES L.P.



                                By:  __________________________
                                           STANLEY ROSENTHAL
                                            General Partner


Dated: May 27,1999