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 QUARTERLY PERIOD ENDED JUNE 30, 1997

                                      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 PARTNERSHP
              -----------------------------------------------------
             (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
               June 30, 1997 and September 30, 1996 (Unaudited)
                                (In thousands)

                                    ASSETS

                                                    June 30       September 30
                                                    -------       ------------

Investments in joint ventures, at equity           $   4,448      $   5,440
Cash and cash equivalents                              1,710          3,218
                                                   ---------      ---------
                                                   $   6,158      $   8,658
                                                   =========      =========

                      LIABILITIES AND PARTNERS' CAPITAL

Accounts payable - affiliates                      $      17      $      10
Accrued expenses and other liabilities                    30             24
Partners' capital                                      6,111          8,624
                                                   ---------      ---------
                                                   $   6,158      $   8,658
                                                   =========      =========






              STATEMENTS OF CHANGES IN PARTNERS' CAPITAL (DEFICIT)
          For the nine months ended June 30, 1997 and 1996 (Unaudited)
                                 (In thousands)

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


Balance at September 30, 1995                         $ (1,342)      $ 10,397
Cash distributions                                         (10)          (900)
Net income                                                   3            286
                                                      --------       --------
Balance at June 30, 1996                              $ (1,349)      $  9,783
                                                      ========       ========

Balance at September 30, 1996                         $ (1,347)      $  9,971
Cash distributions                                         (12)        (3,161)
Net income                                                   7            653
                                                      --------       --------
Balance at June 30, 1997                              $ (1,352)      $  7,463
                                                      ========       ========










                           See accompanying notes.


<PAGE>


            PAINE WEBBER INCOME PROPERTIES SIX LIMITED PARTNERSHIP

                              STATEMENTS OF INCOME
     For the three and nine months ended June 30, 1997 and 1996 (Unaudited)
                      (In thousands, except per Unit data)

                                  Three Months Ended        Nine Months Ended
                                      June 30,                  June 30,
                                 -------------------       ------------------
                                    1997        1996        1997        1996
                                    ----        ----        ----        ----

Revenues:
   Interest income                 $   27      $   41      $  113      $  116
   Income from sale of
     second mortgage interest           -         100           -         100
                                   ------      ------      ------      ------

                                       27         141         113         216

Expenses:
   Management fees                     39          22          83          66
   General and administrative          72          68         196         215
                                     ------      ------      ------      ------

                                      111          90         279         281
                                    ------      ------      ------      ------

Operating income (loss)               (84)         51        (166)        (65)

Partnership's share of ventures'
  income                              330         219         826         354
                                   ------      ------      ------      ------


Net income                         $  246      $  270      $  660      $  289
                                   ======      ======      ======      ======

Net income per
  Limited Partnership Unit         $  4.05      $ 4.45      $ 10.88     $ 4.76
                                   =======      ======      =======     ======

Cash distributions per Limited
  Partnership Unit                 $  8.69      $ 5.00      $52.69      $15.00
                                   =======      ======      ======      ======


   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 nine months ended June 30, 1997 and 1996 (Unaudited)
                Increase (Decrease) in Cash and Cash Equivalents
                                 (In thousands)

                                                           1997         1996
                                                           ----         ----
Cash flows from operating activities:
   Net income                                            $  660        $  289
   Adjustments to reconcile net income to
   net cash used in operating activities:
     Partnership's share of ventures' income               (826)         (354)
     Income from sale of second mortgage interest             -          (100)
     Changes in assets and liabilities:
      Accounts payable - affiliates                           7            (6)
      Accrued expenses and other liabilities                  6           (14)
                                                         ------        ------
        Total adjustments                                  (813)         (474)
                                                         ------        ------
        Net cash used in operating activities              (153)         (185)

Cash flows from investing activities:
   Distributions from joint ventures                      1,818         1,540
   Proceeds from sale of investment in 150 Broadway
      Office Building                                         -           100
                                                         ------        ------
        Net cash provided by investing activities         1,818         1,640

Cash flows from financing activities:
   Cash distributions to partners                        (3,173)         (910)
                                                         ------        ------

Net (decrease) increase in cash and cash equivalents     (1,508)          545

Cash and cash equivalents, beginning of period            3,218         2,515
                                                         ------        ------

Cash and cash equivalents, end of period                 $1,710        $3,060
                                                         ======        ======





                           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, 1996. In
    the  opinion  of  management,   the  accompanying   consolidated   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 June 30, 1997 and September 30, 1996
    and  revenues and expenses for the three and nine months ended June 30, 1997
    and 1996.  Actual  results could differ from the  estimates and  assumptions
    used.

2. Investments in Joint Ventures

      The  Partnership  has  investments  in  three  joint  ventures  which  own
    operating investment properties,  as discussed further in the Annual Report.
    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 three joint  ventures for the three and nine
    months ended June 30, 1997 and 1996 are as follows:

                    CONDENSED COMBINED SUMMARY OF OPERATIONS
    For the three and nine months ended June 30, 1997 and 1996 (in thousands)

                                    Three Months Ended        Nine Months Ended
                                        June 30,                  June 30,
                                 -------------------       ------------------
                                    1997        1996        1997        1996
                                    ----        ----        ----        ----

   Rental revenues and expense
      recoveries                   $2,376    $  2,305      $7,081      $6,873
   Interest and other income           36          38          88         114
                                   ------      ------      ------      ------

                                    2,412       2,343       7,169       6,987

   Property operating expenses        802         817       2,454       2,479
   Interest expense                   691         650       2,083       2,297
   Depreciation and amortization      585         653       1,795       1,846
                                   ------      ------      ------      ------
                                    2,078        2,120      6,332       6,622
                                   ------      ------      ------      ------

   Net income                      $  334    $    223      $  837      $  365
                                   ======    ========      ======      ======

   Net income:
     Partnership's share of
      combined income              $  334      $  223      $  837      $  365
     Co-venturers' share of
      combined income                   -           -           -           -
                                   ------      ------      ------      ------
                                   $  334    $    223      $  837      $  365
                                   ======    ========      ======      ======
<PAGE>
               Reconciliation of Partnership's Share of Operations
    For the three and nine months ended June 30, 1997 and 1996 (in thousands)

                                    Three Months Ended        Nine Months Ended
                                        June 30,                  June 30,
                                   -------------------       ------------------
                                    1997        1996        1997        1996
                                    ----        ----        ----        ----

   Partnership's share of
     combined income, as 
     shown above                   $  334      $  223      $  837      $  365
   Amortization of excess basis        (4)         (4)        (11)        (11)
                                   ------      ------      ------      ------
   Partnership's share of 
     ventures' income              $  330      $  219      $  826      $  354
                                   ======      ======      ======      ======


3.    Investment in 150 Broadway Office Building

      As  discussed  further in the Annual  Report,  during  the  quarter  ended
   December  31,  1994 the  Partnership  agreed to assign  its  second  mortgage
   interest in the 150 Broadway  Office Building to an affiliate of the borrower
   in return for a payment of $400,000. Subsequently, the borrower was unable to
   perform  under  the terms of this  agreement  and the  Partnership  agreed to
   reduce the required cash  compensation to $300,000.  During the quarter ended
   March 31, 1995,  the  Partnership  received  $200,000 of the agreed upon sale
   proceeds. The remaining $100,000 was funded into an escrow account on May 31,
   1995,  to be released  upon the  resolution  of certain  matters  between the
   borrower and the first mortgage  holder,  but in no event later than June 10,
   1996. The  Partnership  recorded income of $200,000 in fiscal 1995 to reflect
   the non-refundable  cash proceeds  received.  In April 1996, the borrower and
   the first mortgage lender  resolved their  remaining  issues and released the
   $100,000  plus  accrued  interest  to  the  Partnership.   The  $100,000  was
   recognized as income in the third quarter of fiscal 1996. With the release of
   the escrowed funds, the Partnership's interest in and any obligations related
   to the 150 Broadway Office Building were terminated.

4.  Related Party Transactions

      The Adviser  earned total  management  fees of $83,000 and $66,000 for the
   nine-month  periods  ended  June 30,  1997 and 1996,  respectively.  Accounts
   payable -  affiliates  at June 30, 1997 and  September  30, 1996  consists of
   management fees of $17,000 and $10,000, respectively, payable to the Adviser.

      Included in general and administrative  expenses for the nine months ended
   June 30, 1997 and 1996 is $84,000  and  $87,000,  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 nine months
   ended June 30, 1997 and 1996 is $8,000 and $5,000, 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

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

      On February 14, 1997, the Partnership  made a special  distribution to the
limited partners of $2,040,000, or $34 per original $1,000 Unit. Of this amount,
approximately   $1,320,000  represented   Partnership  reserves  that  had  been
previously  set aside to cover the costs of the planned  refinancing of the Mall
Corners Shopping Center and to pay for its proposed expansion. These costs and a
reserve for other leasing  improvements at Mall Corners were  eventually  funded
out of additional  loan proceeds from the Mall Corners  refinancing  in December
1995. Of the remainder,  $300,000  represented the amount received from the sale
of the  Partnership's  interest in the 150  Broadway  Office  Building  note and
$420,000 represented a distribution of excess refinancing proceeds from the Mall
Corners joint venture. In addition,  the Partnership  increased its distribution
rate from  2.0% to 3.6% per  annum on  remaining  invested  capital  of $966 per
original   $1,000   investment  for  the  quarter  ended  March  31,  1997.  The
distribution  rate will be adjusted  upward  slightly to 3.63% per annum for the
distribution to be paid on August 15, 1997 for the quarter ended June 30, 1997.

      As previously  reported,  during the first quarter of fiscal 1996 the Mall
Corners joint venture  obtained a new 7.36% first  mortgage loan with an initial
principal balance of $20,000,000 and repaid a maturing first mortgage loan which
had a principal balance of $17,246,000 at the time of the refinancing. The prior
first mortgage loan bore interest at 11.5% per annum.  Excess loan proceeds were
used to establish certain required escrow deposits,  including an amount of $1.7
million  designated to pay for certain planned  improvements and an expansion of
the  shopping  center  which  added  approximately  17,000  square  feet  to the
property's  gross  leasable  area and was  completed  during 1996.  In addition,
excess refinancing  proceeds of $550,000 were available to be distributed to the
Partnership  in  accordance  with the  joint  venture  agreement.  However,  the
Partnership  agreed  to allow  the joint  venture  to  retain a portion  of such
proceeds to pay for the leasing costs incurred in connection with certain leases
executed during the first quarter of fiscal 1996.

      As of June 30, 1997,  the Mall  Corners  Shopping  Center,  located in the
suburban Atlanta, Georgia market, was 90% occupied,  unchanged from the previous
quarter.  As noted above,  the  construction  associated with the relocation and
expansion of one of the property's major tenants  increased the leasable area of
the center  from  approximately  287,000  square feet to  approximately  304,000
square feet  during  fiscal  1996.  The space  formerly  occupied by this tenant
comprises a  significant  portion of the space which is  currently  vacant.  The
leasing  team is  presently  marketing  this  space  to  retailers  which  would
complement the existing  tenant mix. A total of nine leases,  comprising  22,000
square feet of space, were scheduled to expire during fiscal 1997. As of the end
of the second quarter,  all of these leases had been renewed.  In addition,  two
new  tenants,  occupying  1,380  square  feet and 800  square  feet,  opened for
business  during the second  quarter  while one tenant  prematurely  vacated its
1,300  square foot space.  Two tenants  with leases  comprising a total of 7,743
square feet, or approximately 3% of the Center's leasable area, are currently in
bankruptcy  proceedings.  One of these  tenants  is  expected  to remain at Mall
Corners,  while the other is  liquidating  its  inventory  and will  discontinue
operations during the fourth quarter. The leasing team is currently  negotiating
lease  renewals with three  existing  tenants  occupying a total of 6,380 square
feet of space whose  leases  expire  prior to  December  31, 1997 in addition to
negotiating several potential new leases on currently vacant space.

      The occupancy level at the Hurstbourne  Apartments averaged 94% during the
quarter ended June 30, 1997 compared to 88% for the prior quarter.  The increase
in occupancy at Hurstbourne is mainly attributable to a seasonal increase in the
number of prospective tenants visiting the property during the spring and summer
months. While the property's management team continues to offer selective rental
concessions on certain unit types in order to maximize occupancy, the total cost
of rental concessions has declined.  The average rental rate on new leases being
signed has increased by approximately 4% from the same period in the prior year,
and small rental rate increases are planned for September and October.  There is
currently no new multi-family construction in the Louisville, Kentucky submarket
in which Hurstbourne is located.  However,  a competitive  apartment property in
the local market is undergoing a significant  improvement  program.  The office,
clubhouse,  and all of the units are being  renovated,  and the exteriors of the
buildings have been repainted. When this program is completed, the competitor is
expected  to  raise  its  rental  rates,  which  are  currently  below  those at
Hurstbourne.  It is  anticipated  that  this  will  have a  positive  impact  on
Hurstbourne's  leasing efforts,  and it underscores the need to continue to make
improvements at Hurstbourne.  Improvements completed during the quarter included
the replacement of appliances, hot water heaters,  carpeting, and light fixtures
as needed to lease apartment units. In addition,  the property's management team
completed  the  replacement  of two mansard roofs and repaired and repainted the
property's entry signage.

     At Regent's  Walk,  the occupancy  level averaged 97% for the quarter ended
June 30, 1997,  unchanged from the prior  quarter.  Modest rental rate increases
are being  implemented  as new  leases  are  signed  and as  current  leases are
renewed.  Rental rate  concessions  are not currently  being  offered.  However,
improvements to individual units continue to be made as incentives for residents
to renew their leases.  Such improvements  typically consist of some combination
of a new range, new vinyl kitchen flooring,  wallpaper and blinds, at an average
per unit cost of approximately  $500. The repair and replacement of the concrete
driveways  and asphalt  parking  areas at Regent's  Walk,  which was  originally
planned for the third quarter,  has been temporarily  delayed. The Partnership's
co-venture  partner has contacted the first  mortgage  lender and requested that
the  payment  for  the  concrete  and  asphalt  project  be  made  from  capital
expenditure reserves, which are controlled by the lender. Management is aware of
approximately  twelve new multi-family  residential  communities with a total of
over 3,000 apartment units in the overall Overland Park, Kansas market which are
currently being leased or will soon be available. Other new apartment properties
have been proposed and are at various  stages in the permitting  process.  While
these new properties do represent an alternative to the more mature neighborhood
in which  Regent's  Walk  Apartments  is located,  they do not compete  directly
because  these  new  properties  are  located  five or more  miles  away and the
apartments are typically smaller than the units at Regent's Walk.  Nevertheless,
the Regent's Walk property  management team reports that until the new apartment
communities are  substantially  leased,  this new competition is likely to limit
rental rate growth throughout the overall market area.

      Management  believes  that the  market  values  of the  Partnership's  two
multi-family residential properties may be at or near their peak for the current
market  cycle.  As a result,  management  believes  it would be  appropriate  to
explore  potential  opportunities to sell one or both of these properties in the
near term. The investment in the Mall Corners Shopping Center currently provides
the majority of the Partnership's net cash flow and would likely be held pending
the dispositions of the two apartment properties.  Depending on the availability
of  favorable  sales  opportunities  for the two  multi-family  properties,  the
Partnership  could be positioned for a possible  liquidation  within the next 2-
to- 3 years. There are no assurances, however, that the Partnership will be able
to complete the sale of its remaining assets within this time frame.

      At June 30, 1997, the Partnership had available cash and cash  equivalents
of approximately $1,710,000. Such cash and cash equivalents will be utilized for
Partnership  requirements such as the payment of operating expenses, the funding
of future operating deficits or capital  improvements at the joint ventures,  if
necessary,  as required by the  respective  joint  venture  agreements,  and for
distributions to the partners.  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 properties and proceeds from the sale
or refinancing of the remaining investment properties. Such sources 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 June 30, 1997
--------------------------------

      The Partnership reported net income of $246,000 for the three months ended
June 30, 1997,  as compared to net income of $270,000 for the same period in the
prior year. This decrease in net income is due to a $135,000  unfavorable change
in the  Partnership's  operating  income (loss) which was partially  offset by a
$111,000  improvement  in the  Partnership's  share  of  ventures'  income.  The
Partnership's share of ventures' income for the three months ended June 30, 1997
improved due to a $69,000  increase in combined  revenues and a $42,000 decrease
in combined  expenses.  Combined  revenues  increased mainly due to increases in
rental income at Hurstbourne  and Mall Corners.  Rental  revenues at Hurstbourne
increased  mainly due to  improvements  in rental  rates over the past  12-to-15
months.  Rental revenues at Mall Corners increased mainly due to improvements in
rental rates on the new leases  signed over the past 12-to-15  months.  Combined
expenses  decreased  mainly due to a reduction in depreciation  and amortization
expense which  resulted  from a change in the  estimated  useful life of certain
building improvements at Mall Corners during the fourth quarter of fiscal 1996.

      The unfavorable  change in the  Partnership's  operating  income (loss) is
primarily due to a decrease in revenues  resulting  from the income  recognition
that  occurred  during the three  months  ended June 30,  1996 for the  $100,000
received for the  Partnership's  interest in the 150 Broadway  Office  Building.
Also  contributing  to the  unfavorable  change in the  Partnership's  operating
income  (loss) was a decrease in interest  income and an increase in  management
fees.  Interest income  decreased due to a reduction in the average  outstanding
balance  of  the  Partnership's  cash  reserves  after  the  $2,040,000  Special
Distribution  made to the Limited  Partners on February 14,  1997,  as discussed
further   above.   Management   fees  increased  due  to  the  increase  in  the
Partnership's distribution rate upon which management fees are based.

Nine Months Ended June 30, 1997
-------------------------------

      The Partnership  reported net income of $660,000 for the nine months ended
June 30, 1997 as  compared to net income of $289,000  for the same period in the
prior year. This increase in net income is the result of a $472,000  increase in
the  Partnership's  share of ventures'  income which was  partially  offset by a
$101,000  increase in the  Partnership's  operating  loss.  The  increase in the
Partnership's share of ventures' income was primarily due to a $214,000 decrease
in combined  interest expense and a $208,000 increase in combined rental income.
Interest  expense  decreased due to the lower interest rate obtained on the Mall
Corners  mortgage  note which was  refinanced on December 29, 1995, as discussed
further above. The increase in rental revenues is primarily attributable to a 5%
increase in  revenues at Mall  Corners  over the same  nine-month  period in the
prior year due to increases  in rental  rates on the new leases  signed over the
past 12- to- 21 months.

      The unfavorable  change in the  Partnership's  operating loss is primarily
due to a  decrease  in  revenues  resulting  from the  income  recognition  that
occurred  in the prior  nine-month  period  for the  $100,000  received  for the
Partnership's  interest in the 150  Broadway  Office  Building.  The increase in
management  fees resulting from the increase in the  Partnership's  distribution
rate was offset by a decline  in general  and  administrative  expenses  for the
current nine-month period. General and administrative expenses declined due to a
reduction in certain  required  professional  services when compared to the same
period in the prior year.



<PAGE>


                                   PART II
                              Other Information


Item 1. Legal Proceedings

     As previously  disclosed,  the Partnership's General Partners were named as
defendants  in  a  class  action  lawsuit   against   PaineWebber   Incorporated
("PaineWebber") and a number of its affiliates relating to PaineWebber's sale of
70 direct  investment  offerings,  including  the  offering of  interests in the
various limited partnership investments and REIT stocks, including those offered
by the  Partnership.  In  January  1996,  PaineWebber  signed  a  memorandum  of
understanding  with the plaintiffs in the class action outlining the terms under
which the parties have agreed to settle the case. Pursuant to that memorandum of
understanding,  PaineWebber  irrevocably  deposited  $125 million into an escrow
fund under the  supervision of the United States District Court for the Southern
District of New York to be used to resolve the  litigation in accordance  with a
definitive  settlement  agreement  and a plan of  allocation.  On July 17, 1996,
PaineWebber and the class plaintiffs submitted a definitive settlement agreement
which  provides for the  complete  resolution  of the class  action  litigation,
including  releases in favor of the  Partnership and PWPI, and the allocation of
the $125 million settlement fund among investors in the various partnerships and
REITs at issue in the case. As part of the settlement,  PaineWebber  also agreed
to provide class members with certain financial  guarantees  relating to some of
the  partnerships  and REITs.  The details of the  settlement are described in a
notice mailed  directly to class members at the direction of the court.  A final
hearing on the fairness of the proposed  settlement  was held in December  1996,
and in March 1997 the court announced its final approval of the settlement.  The
release of the $125  million of  settlement  proceeds  has not  occurred to date
pending the  resolution of an appeal of the  settlement  agreement by two of the
plaintiff class members.  As part of the settlement  agreement,  PaineWebber has
agreed not to seek indemnification from the related partnerships and real estate
investment trusts at issue in the litigation (including the Partnership) for any
amounts  that it is  required  to pay  under the  settlement.  In  addition,  in
December 1996  PaineWebber  agreed to settle the Abbate and  Bandrowski  actions
discussed  further in the Annual  Report.  Final  releases and  dismissals  with
regard to these  actions were  received  during the quarter ended June 30, 1997.
Based  on  the  settlement  agreements  discussed  above  covering  all  of  the
outstanding shareholder litigation,  and notwithstanding the appeal of the class
action  settlement  referred  to  above,  management  does not  expect  that the
resolution  of these  matters will have a material  impact on the  Partnership's
financial statements, taken as a whole.

Item 2. through 5.   NONE

Item 6. Exhibits and Reports on Form 8-K

(a)  Exhibits:      NONE

(b)  Reports on Form 8-K:

     No reports on Form 8-K have been filed by the registrant during the quarter
for which this report is filed.


<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:  August 13, 1997