UNITED STATES SECURITIES AND EXCHANGE COMMISSION

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

                                 FORM 10-Q

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

                   FOR THE QUARTER ENDED JUNE 30, 2000

                                    OR

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

            For the transition period from ______ to _______ .


                      Commission File Number: 0-13129


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


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


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


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

Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during
the  preceding 12 months (or for such  shorter  period that the  registrant  was
required  to file  such  reports),  and  (2) has  been  subject  to such  filing
requirements for the past 90 days. Yes |X| No |_|.

<PAGE>

             PAINE WEBBER INCOME PROPERTIES SIX LIMITED PARTNERSHIP

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

                                     ASSETS
                                     ------

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

Cash and cash equivalents                        $  3,663       $ 12,665
Accounts receivable - affiliates                        -            879
                                                 --------       --------
                                                 $  3,663       $ 13,544
                                                 ========       ========


                        LIABILITIES AND PARTNERS' CAPITAL
                        ---------------------------------

Losses of joint venture in excess of
  investments and advances                       $    752       $    765
Accounts payable - affiliates                           -             13
Accrued expenses and other liabilities                 20             21
Partners' capital                                   2,891         12,745
                                                 --------       --------
                                                 $  3,663       $ 13,544
                                                 ========       ========


              STATEMENTS OF CHANGES IN PARTNERS' CAPITAL (DEFICIT)
          For the nine months ended June 30, 2000 and 1999 (Unaudited)
                                 (In thousands)


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

Balance at September 30, 1998                     $(1,367)       $ 6,102
Cash distributions                                    (14)       (10,656)
Net income                                            101          9,986
                                                  -------        -------
Balance at June 30, 1999                          $(1,280)       $ 5,432
                                                  =======        =======

Balance at September 30, 1999                     $(1,187)       $13,932
Cash distributions                                     (6)        (9,788)
Net loss                                                -            (60)
                                                  -------        -------
Balance at June 30, 2000                          $(1,193)       $ 4,084
                                                  =======        =======





                             See accompanying notes.


<PAGE>


             PAINE WEBBER INCOME PROPERTIES SIX LIMITED PARTNERSHIP

                            STATEMENTS OF OPERATIONS
     For the three and nine months ended June 30, 2000 and 1999 (Unaudited)
                      (In thousands, except per Unit data)

                                   Three Months Ended    Nine Months Ended
                                         June 30,            June 30,
                                   ------------------    -----------------
                                    2000        1999      2000       1999
                                    ----        ----      ----       ----
Revenues:
   Interest and other income      $   65      $   72   $   233    $   221

Expenses:
   Management fees                     -          18        35         90
   General and administrative        125          79       318        222
                                  ------      ------   -------    -------
                                     125          97       353        312
                                  ------      ------   -------    -------

Operating loss                       (60)        (25)     (120)       (91)

Partnership's share of
  gain on sale of operating
  investment property                  -           -         -      9,906

Partnership's share of ventures'
  income (losses)                   (145)        152        60        272
                                  ------      ------   -------    -------

Net income (loss)                 $ (205)     $  127   $   (60)   $10,087
                                  ======      ======   =======    =======

Net income (loss) per Limited
  Partnership Unit                $(3.39)     $ 2.10   $ (1.00)   $166.44
                                  ======      ======   =======    =======

Cash distributions per Limited
  Partnership Unit                $    -      $ 4.47   $163.14    $177.01
                                  ======      ======   =======    =======


   The above net income (loss) 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, 2000 and 1999 (Unaudited)
                Increase (Decrease) in Cash and Cash Equivalents
                                 (In thousands)


                                                        2000       1999
                                                        ----       ----
Cash flows from operating activities:
   Net income (loss)                                 $   (60)   $ 10,087
   Adjustments to reconcile net income (loss) to
     net cash provided by (used in) operating
     activities:
      Partnership's share of gain on sale
        of operating investment property                   -      (9,906)
      Partnership's share of ventures' income            (60)       (272)
      Changes in assets and liabilities:
        Accounts receivable - affiliates                 879           -
        Accounts payable - affiliates                    (13)         (6)
        Accrued expenses and other liabilities            (1)          8
                                                     -------    --------
           Total adjustments                             805     (10,176)
                                                     -------    --------
           Net cash provided by (used in) operating
                activities                               745         (89)

Cash flows from investing activities:
   Distributions from joint ventures                     397      14,689
   Contributions to joint ventures                      (350)        (99)
                                                     -------    --------
           Net cash provided by investing activities      47      14,590

Cash flows from financing activities:
   Cash distributions to partners                     (9,794)    (10,670)
                                                     -------    --------

Net (decrease) increase in cash and cash equivalents  (9,002)      3,831

Cash and cash equivalents, beginning of period        12,665       1,344
                                                     -------    --------
Cash and cash equivalents, end of period             $ 3,663    $  5,175
                                                     =======    ========





                             See accompanying notes.


<PAGE>


                       PAINE WEBBER INCOME PROPERTIES SIX
                               LIMITED PARTNERSHIP
                          Notes to Financial Statements
                                   (Unaudited)



1.  General
    -------

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

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

      The Partnership is currently focusing on potential disposition  strategies
for the remaining  investment in its portfolio.  It had been contemplated that a
sale of the Partnership's Mall Corners investment, which would be followed by an
orderly  liquidation  of the  Partnership,  could  be  completed  by the  end of
calendar year 1999.  However,  because of the July 1999 announced  closing of an
anchor  tenant  at Mall  Corners,  as well as  other  current  vacancies  at the
property, the Partnership has been exploring its strategic alternatives, and the
disposition plan for the Mall Corners  investment has not yet been finalized.  A
liquidation  of the  Partnership  is now not expected to be completed  until the
fourth  quarter of calendar year 2000 at the earliest.  There are no assurances,
however,  that a sale  of the  remaining  investment  and a  liquidation  of the
Partnership will be completed within this time frame (see Note 2).

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

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

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

      With  the  fiscal  1999  sales  of  the   Hurstbourne  and  Regent's  Walk
properties,  the Partnership's  only remaining real estate investment is a joint
venture  interest in the Mall Corners  Shopping  Center,  a 304,000  square foot
retail center in suburban Atlanta,  Georgia. The property was 50% occupied as of
June 30, 2000.  During the quarter  ended  December 31,  1999,  the  Partnership
initiated  the Right of First Offer  provision of the Mall Corners joint venture
agreement. In accordance with the agreement,  the Partnership gave formal notice
to the  co-venture  partner  that it was being given the  opportunity  to make a
first offer for the purchase of the  property at a specified  sales price of $22
million. The co-venturer had until January 31, 2000 to notify the Partnership of
its intent to purchase the property  and to put up a  non-refundable  deposit in
connection with the transaction.  While the co-venturer expressed an interest in
completing a transaction at the specified  price,  it did not abide by the terms
of the joint  venture  agreement  by making  the  required  deposit on or before
January  31,  2000.  As a result,  during the second  quarter of fiscal 2000 the
Partnership  negotiated with a third party prospective purchaser for a potential
sale of Mall  Corners at terms no less  favorable  than those  specified  in the
first offer notice; however, the parties were unable to formalize a purchase and
sale agreement.  During the current quarter,  the Partnership again notified its
joint venture  partner that the opportunity was being given to the joint venture
partner to  exercise  its Right of First  Offer to  purchase  the  property at a
specified  sales price of  approximately  $21 million.  While the joint  venture
partner again expressed an interest in completing a transaction at the specified
price,  the parties  instead  reached an  agreement  whereby  the joint  venture
partner  agreed to waive its Right of First  Offer in return for a payment  from
the  Partnership  of  $350,000.  The  $350,000  payment has been  recorded as an
additional  investment  in the Mall Corners  joint  venture on the  accompanying
balance sheet as of June 30, 2000.

      The purchase of the Right of First Offer waiver allows the  Partnership to
proceed  with a sale of the  property  in its sole  authority.  During the third
quarter of fiscal 2000,  discussions  were  re-opened  with another  prospective
buyer who had previously  expressed  interest in acquiring the property.  On May
30, 2000, the  Partnership  entered into a purchase and sale agreement with this
prospective  buyer.  This purchase and sale agreement was terminated on July 11,
2000 at the conclusion of the buyer's due diligence  period.  Subsequently,  the
Partnership  had been  having  discussions  with this  prospective  buyer  about
possibly  proceeding with a sale transaction.  These discussions have since been
terminated. The Partnership is currently engaged in preliminary discussions with
another prospective buyer who had previously expressed interest in acquiring the
property.  If these discussions do not continue and result in the execution of a
definitive  sales contract during the next quarter,  then the  Partnership  will
have to reconsider its strategic  alternatives  with respect to the Mall Corners
property.  The  ultimate  outcome  of  this  situation  and,  consequently,  the
prospects for a near term  liquidation of the  Partnership  are uncertain at the
present time.

      The joint  ventures are  accounted  for on the equity  method  because the
Partnership does not have a voting control  interest in the ventures.  Under the
equity  method the ventures are carried at cost  adjusted for the  Partnership's
share  of the  ventures'  earnings  and  losses  and  distributions.  Summarized
operations  of the joint  ventures  for the three and nine months ended June 30,
2000 and 1999 are as follows:

                    CONDENSED COMBINED SUMMARY OF OPERATIONS
           For the three and nine months ended June 30, 2000 and 1999
                                 (in thousands)

                                   Three Months Ended    Nine Months Ended
                                         June 30,            June 30,
                                   ------------------    -----------------
                                    2000        1999      2000       1999
                                    ----        ----      ----       ----
   Rental revenues and expense
     recoveries                   $  840     $ 1,611   $ 2,719    $ 5,344
   Interest and other income           4           -        19         22
                                  ------     -------   -------    -------
                                     844       1,611     2,738      5,366

   Property operating expenses       280         502       720      1,773
   Interest expense                  327         507       987      1,794
   Depreciation and amortization     382         450       971      1,527
                                  ------     -------   -------    -------
                                     989       1,459     2,678      5,094
                                  ------     -------   -------    -------
   Operating  income                (145)        152        60        272

   Gain on sale of operating
     investment property               -           -         -     10,922
                                  ------     -------   -------    -------
   Net income (loss)              $ (145)    $   152   $    60    $11,194
                                  ======     =======   =======    =======

   Net income (loss):
     Partnership's share of
       combined income (loss)     $ (145)    $   152   $    60    $10,178
     Co-venturers' share of
       combined income (loss)          -           -         -      1,016
                                  ------     -------   -------    -------
                                  $ (145)    $   152   $    60    $11,194
                                  ======     =======   =======    =======
<PAGE>

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

                                   Three Months Ended    Nine Months Ended
                                         June 30,            June 30,
                                   ------------------    -----------------
                                    2000        1999      2000       1999
                                    ----        ----      ----       ----
      Partnership's share of
        ventures' income (losses) $ (145)    $   152   $    60    $   272
      Partnership's share of gain
        on sale of operating
        investment property            -           -         -      9,906
                                  ------     -------   -------    -------
                                  $ (145)    $   152   $    60    $10,178
                                  ======     =======   =======    =======

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

      The Adviser  earned total  management  fees of $35,000 and $90,000 for the
nine-month periods ended June 30, 2000 and 1999, respectively. Regular quarterly
distributions to the Limited Partners, upon which the management fees are based,
were  suspended   effective  for  the  quarter  ended  March  31,  2000.   Since
distributions  are no longer  being  paid,  no basic  management  fees have been
earned by the Adviser  subsequent to the quarter ended December 31, 1999.  Asset
management fees, which are earned upon the payment of operating distributions to
the Limited  Partners,  will not be earned  subsequent  to March 31, 2000 unless
quarterly  distributions  are  reinstated.  Accounts  payable  -  affiliates  at
September 30, 1999 consisted of management fees payable to the Adviser.

      Included in general and administrative expenses for the nine-month periods
ended June 30, 2000 and 1999 is $80,000 and $86,000, 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-month
periods  ended  June 30,  2000  and 1999 is  $6,000  and  $2,000,  respectively,
representing  fees  earned  by an  affiliate,  Mitchell  Hutchins  Institutional
Investors, Inc., for managing the Partnership's cash assets.


<PAGE>



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


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

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

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

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

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

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

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

      During the quarter ended December 31, 1999, the Partnership  initiated the
Right of First Offer provision of the Mall Corners joint venture  agreement.  In
accordance  with the  agreement,  the  Partnership  gave  formal  notice  to the
co-venture partner that it was being given the opportunity to make a first offer
for the purchase of the property at a specified sales price of $22 million.  The
co-venturer  had until January 31, 2000 to notify the  Partnership of its intent
to purchase the property and to put up a  non-refundable  deposit in  connection
with the transaction.  While the co-venturer expressed an interest in completing
a transaction at the specified price, it did not abide by the terms of the joint
venture  agreement by making the required deposit on or before January 31, 2000.
As a result, during the second quarter of fiscal 2000 the Partnership negotiated
with a third party prospective purchaser for a potential sale of Mall Corners at
terms no less favorable than those specified in the first offer notice; however,
the parties were unable to formalize a purchase and sale  agreement.  During the
current quarter,  the Partnership  again notified its joint venture partner that
the  opportunity  was being given to the joint  venture  partner to exercise its
Right of First Offer to  purchase  the  property  at a specified  sales price of
approximately  $21 million.  While the joint venture  partner again expressed an
interest in completing a transaction at the specified price, the parties instead
reached an agreement whereby the joint venture partner agreed to waive its Right
of First Offer in return for a payment from the  Partnership  of  $350,000.  The
$350,000  payment has been  recorded  as an  additional  investment  in the Mall
Corners joint venture on the accompanying balance sheet as of June 30, 2000.

      The purchase of the Right of First Offer waiver allows the  Partnership to
proceed  with a sale of the  property  in its sole  authority.  During the third
quarter of fiscal 2000,  discussions  were  re-opened  with another  prospective
buyer who had previously  expressed  interest in acquiring the property.  On May
30, 2000, the  Partnership  entered into a purchase and sale agreement with this
prospective  buyer.  This purchase and sale agreement was terminated on July 11,
2000 at the conclusion of the buyer's due diligence  period.  Subsequently,  the
Partnership  had been  having  discussions  with this  prospective  buyer  about
possibly  proceeding with a sale transaction.  These discussions have since been
terminated. The Partnership is currently engaged in preliminary discussions with
another prospective buyer who had previously expressed interest in acquiring the
property.  If these discussions do not continue and result in the execution of a
definitive  sales contract during the next quarter,  then the  Partnership  will
have to reconsider its strategic  alternatives  with respect to the Mall Corners
property.  The  ultimate  outcome  of  this  situation  and,  consequently,  the
prospects for a near term liquidation of the Partnership are uncertain at the
present time.

      In light of the current leasing status at Mall Corners,  there remains the
potential  need for  significant  capital at the property to pay for  re-leasing
expenses, in the event that a near term sale cannot be completed.  Consequently,
during  fiscal  2000  the  Managing   General  Partner   recommended   that  the
Partnership's regular quarterly distributions be suspended until further notice.
As a result,  after the payment made on February 15, 2000 for the quarter  ended
December 31, 1999, no further quarterly distributions are planned.

      At June 30, 2000, the Partnership had available cash and cash  equivalents
of approximately $3,663,000. Such cash and cash equivalents will be utilized for
Partnership  requirements  such as the  payment of  operating  expenses  and the
funding of future  operating  deficits or capital  improvements at the remaining
joint venture.  The source of future liquidity and distributions to the partners
is expected to be from cash generated  from the operations of the  Partnership's
remaining  income-producing  investment  property and proceeds  from the sale or
refinancing  of such  property.  Such  sources of  liquidity  are expected to be
sufficient to meet the Partnership's needs on both a short-term and long-term
basis.


Results of Operations
Three Months Ended June 30, 2000
--------------------------------

      The Partnership reported a net loss of $205,000 for the three months ended
June 30, 2000,  as compared to net income of $127,000 for the same period in the
prior year. This unfavorable  change in the  Partnership's net operating results
was mainly due to an unfavorable change in the Partnership's  share of ventures'
income  (losses) for the current  three-month  period.  The prior period results
included  income of $61,000 from the Regent's  Walk joint venture which was sold
during the fourth quarter of fiscal 1999. In addition, the net operating results
of the Mall  Corners  joint  venture  declined  during the  current  fiscal year
primarily  due to a reduction in rental  revenues as a result of the increase in
vacancy at the property,  as discussed  further above. In addition,  general and
administrative  expenses increased by $46,000 for the current three-month period
mainly due to legal fees incurred in connection with the  negotiations  with the
Partnership's  co-venture  partner in the Mall  Corners  joint  venture over the
Right of First Offer  provision  of the joint  venture  agreement,  as discussed
further above. A decline in the  Partnership's  management  fees for the current
three-month  period slightly offset the unfavorable  change in the Partnership's
share  of   ventures'   income   (losses)   and  the  increase  in  general  and
administrative  expenses.  Management fees were lower in the current period as a
result of a decrease in the Partnership's distributable cash, upon which the
management fees are based.

Nine Months Ended June 30, 2000
-------------------------------

      The  Partnership  reported a net loss of $60,000 for the nine months ended
June 30, 2000, as compared to net income of  $10,087,000  for the same period in
the prior year.  This  unfavorable  change in the  Partnership's  net  operating
results was mainly the result of the Partnership's share of the gain on the sale
of the Hurstbourne Apartments, of $9,906,000, recognized in the first quarter of
fiscal 1999. In the current  fiscal year,  there was also a decrease of $212,000
in the Partnership's share of ventures' income and an increase of $29,000 in the
Partnership's  operating  loss.  The  decrease  in the  Partnership's  share  of
ventures'  income was mainly due to the inclusion in the prior period results of
income of $129,000  from the Regent's  Walk joint  venture which was sold during
the fourth quarter of fiscal 1999. In addition, the net operating results of the
Mall Corners joint venture declined during the current fiscal year primarily due
to a reduction in rental  revenues as a result of the increase in vacancy at the
property, as discussed further above.

      The increase in the  Partnership's  operating loss resulted from a $96,000
increase in general and administrative  expenses which was partially offset by a
$12,000  increase  in  interest  and other  income  and a $55,000  reduction  in
management fees.  General and  administrative  expenses  increased mainly due to
legal  fees  incurred   during  the  current  period  in  connection   with  the
negotiations with the Partnership's co-venture partner in the Mall Corners joint
venture over the Right of First Offer provision of the joint venture  agreement,
as discussed  further above.  The increase in interest and other income resulted
from higher average  outstanding  cash balances in the current period due to the
receipt and temporary  investment of the proceeds from the sale of Regent's Walk
prior to the  distribution to the Limited Partners which occurred on October 15,
1999. Management fees were lower in the current period as a result of a decrease
in the Partnership's distributable cash, upon which the management fees are
based.


<PAGE>



                                     PART II
                                Other Information


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

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

Item 6. Exhibits and Reports on Form 8-K
----------------------------------------

(a)  Exhibits: NONE

(b)  Reports on Form 8-K:  NONE




<PAGE>






             PAINE WEBBER INCOME PROPERTIES SIX LIMITED PARTNERSHIP

                                   SIGNATURES

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


                       PAINE WEBBER INCOME PROPERTIES SIX
                               LIMITED PARTNERSHIP


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


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


Dated: August 17, 2000