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 DECEMBER 31, 2001 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 December 31, 2001

 Limited Partnership Units              3,118,303 Units





















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

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

FINANCIAL STATEMENTS AND SCHEDULES
SIX MONTHS ENDED DECEMBER 31, 2001









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



I N D E X

ITEM	DESCRIPTION	NUMBER

PART I	Index	1

	Independent Accountants Report	2

	Financial Information:
	Condensed Balance Sheets -December 31,
	2001 and June 30, 2001	3

	Condensed Statements of Operations -
	Three Months and Six Months ended
	December 31, 2001 and 2000	4

	Condensed Statements of Cash Flows -
	Six Months ended December 31, 2001
	and 2000	5-6

	Financial Data Schedule
	Six Months ended December 31, 2001 and
	Three Months ended September 30, 2001	7

	Notes to Condensed Financial Statements -
	December 31, 2001 and 2000	8-9

	Management's Discussion and Analysis of
	the Financial Condition and Results of
	Operations - December 31, 2001	10-11

	Condensed Financial Information for City
	Planned Communities and Tunicom LLC, 50%
and 49-1/2% owned Real Estate Partnerships,
	respectively - December 31, 2001, 2000 and
June 30, 2001	12-13

	Exhibit - Computation of Income (Loss) per
	Partnership Unit - six months ended
	December 31, 2001 and 2000	14

PART II	Other Information	15

	Signatures	16











Page 2
FREEMAN BUCZYNER & GERO
1 SE THIRD AVENUE
SUITE 2120
MIAMI, FLORIDA 33131
305-375-0766


INDEPENDENT ACCOUNTANTS REPORT

To the Partners
All-State Properties, L.P.
Lauderhill, Florida

We have reviewed the condensed balance sheet of All-State
Properties L.P. as of December 31, 2001 and the related condensed
statements of operations for the three-month and six-month
periods ended December 31, 2001 and 2000 and cash flows for the
six-month periods ended December 31, 2001 and 2000. These
financial statements are the responsibility of the partnerships
management.

We conducted our review in accordance with standards established
by the American Institute of Certified Public Accountants. A
review consists principally of inquiries of company personnel and
analytical procedures applied to financial data. It is
substantially less in scope than an audit in accordance with
generally accepted auditing standards, the objective of which is
the expression of an opinion regarding the financial statements
taken as a whole. Accordingly, we do not express such an opinion.

Based on our review, we are not aware of any material
modifications that should be made to the accompanying financial
statements in order for them to be in conformity with generally
accepted accounting principles.

We have previously audited, in accordance with auditing standards
generally accepted in the United States of America, the balance
sheet as of June 30, 2001, and the related statements of
operations, partners capital and cash flows for the year then
ended (not presented herein); and in our report dated October 10,
2001, we expressed an unqualified opinion on those financial
statements. In our opinion, the information set forth in the
accompanying condensed balance sheet as of June 30, 2001, is
fairly stated, in all material respects, in relation to the
balance sheet from which it has been derived.

The other data accompanying the condensed financial statements
are presented only for supplementary analysis purposes and have
not been subjected to the inquiry and analytical procedures
applied in the review of the basic financial statements, but were
compiled from information that is the representation of
management, without audit or review, and the accountant does not
express an opinion or any other form of assurance on such data.

Freeman, Buczyner & Gero
February 18, 2002




Page 3
ALL-STATE PROPERTIES L.P.
(A LIMITED PARTNERSHIP)
CONDENSED BALANCE SHEETS
DECEMBER 31, 2001 AND JUNE 30, 2001
(UNAUDITED)


	DECEMBER	JUNE
	31ST	30TH
Assets	2 0 0 1	2 0 0 1

Cash	$	69,745	$	402,042
Other assets		1,210		1,210
Investments in partnerships		321,336		254,894

Total Assets	$	392,291	$	658,146

Liabilities and Partners' Capital


Liabilities:
   Accounts payable and other
    liabilities	$	10,562	$	12,039
   Partnership distributions payable		10,909		314,451
   Deferred profit		68,208		-

	$	89,679	$	326,490

Partners' Capital	$	489,060	$	515,299

Notes receivable - officers/partners		(186,448)		(183,643)

		$	302,612	$	331,656

Total Liabilities and Partners'
 Capital 	$	392,291	$	658,146



















See accompanying notes and accountants report.




Page 4
ALL-STATE PROPERTIES L.P.
(A LIMITED PARTNERSHIP)
CONDENSED STATEMENTS OF OPERATIONS
THREE MONTHS AND SIX MONTHS ENDED DECEMBER 31, 2001 AND 2000
(UNAUDITED)


<TABLE>
<CAPTION>

	THREE MONTHS ENDED	SIX MONTHS ENDED
	DECEMBER 31,	DECEMBER 31,
	2 0 0 1	2 0 0 0	2 0 0 1	2 0 0 0
	<C>		<C>		<C>		<C>
<S>
REVENUES:

	Partnership income
	 (loss)	$	(1,766)	$	(11,294)	$	(1,766)	$	2,089,113

	Other income		1,827		24,547		4,657		33,555

	$	61	$	13,253	$	2,891	$	2,122,668

COST AND EXPENSES:

	Selling, general
	 and administrative	$	4,159	$	18,239	$	29,130	$	39,384

	Interest		-		227		-		35,280

	$	4,159	$	18,466	$	29,130	$	74,664

NET INCOME (LOSS)	$	(4,098)	$	(5,213)	$	(26,239)	$	2,048,004

NET (LOSS) INCOME PER
 PARTNERSHIP UNIT	(0.00)	(0.00)	(.01)	0.66
CASH DISTRIBUTIONS PER
 UNIT	NONE	NONE	NONE	NONE

</TABLE>














See accompanying notes and accountants report.




Page 5
ALL-STATE PROPERTIES L.P.
(A LIMITED PARTNERSHIP)
CONDENSED STATEMENTS OF CASH FLOWS
SIX MONTHS ENDED DECEMBER 31, 2001 AND 2000
(UNAUDITED)




		   2 0 0 1		   2 0 0 0
CASH FLOW FROM OPERATING ACTIVITIES:
	Interest income - collected	$	1,852	$	32,149
	Cash paid for selling, general and
	 administrative expenses		(30,607)		(65,096)
	Interest paid		-		(1,203,795)

	   Net Cash Provided (Consumed) by
	    Operating Activities	$	(28,755)	$	(1,236,742)

CASH FLOW FROM FINANCING ACTIVITIES:
	Cash from borrowing (Repayment)	$	-	$	(2,297,217)

CASH FLOW FROM INVESTING ACTIVITIES
 PARTNERSHIP AND PARTNERS - NET	$	(303,542)		4,831,946

NET INCREASE (DECREASE) IN CASH AND
 CASH EQUIVALENTS	$	(332,297)	$	1,297,987

CASH AND CASH EQUIVALENTS AT
 BEGINNING OF YEAR		402,042		5,316

CASH AND CASH EQUIVALENTS AT END
 OF PERIOD	$	69,745	$	1,303,303

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

	Net Income (Loss)	$	(26,239)	$	2,048,004
















See accompanying notes and accountants report.




Page 6
ALL-STATE PROPERTIES L.P.
(A LIMITED PARTNERSHIP)
CONDENSED STATEMENTS OF CASH FLOWS
SIX MONTHS ENDED DECEMBER 31, 2001 AND 2000





		  2 0 0 1		  2 0 0 0

ADJUSTMENTS TO RECONCILE NET INCOME
 (LOSS)TO NET CASH PROVIDED(CONSUMED)
 BY OPERATING ACTIVITIES:

	(Income) Loss of real estate part-
	 nerships	$	1,766	$	(2,089,113)
	Changes in Assets and Liabilities:
	  (Decrease) increase in accrued
	   interest payable		-		(1,168,515)
	  Increase in accrued interest
	   receivable		(2,805)		(1,406)
	  (Decrease) increase in accounts
	   payable		(1,477)		(25,712)

	      Total adjustments	$	(2,516)	$	(3,284,746)

NET CASH PROVIDED (CONSUMED) BY
 OPERATING ACTIVITIES	$	(28,755)	$	(1,236,742)


























See accompanying notes and accountants report.




Page 7
ALL-STATE PROPERTIES L.P.
(A LIMITED PARTNERSHIP)
FINANCIAL DATA SCHEDULE
SIX MONTHS ENDED DECEMBER 31, 2001 AND
THREE MONTHS ENDED SEPTEMBER 30, 2001



	DECEMBER 31,	SEPTEMBER 30,
	2 0 0 1	2 0 0 1


EXHIBIT 27

Cash	$	69,745	$	85,657
Receivables		1,210		1,210
Investment in real estate
 Joint ventures		321,336		323,102

Total Assets	$	392,291	$	409,969

Accounts payable		10,562		21,084
Partnership distribution
 payable		10,909		12,560
Deferred Revenue		68,208		68,208
Partners' Capital		489,060		493,158
Notes receivable - officers
 /partners		(186,448)		(185,041)

Total Liabilities and
 Partners' Capital	$	392,291	$	409,969

Total Revenues	$	2,891	$	2,830
Total Cost and Expenses		29,130		24,971
Net Loss	$	(26,239)	$	(22,141)
Income Per Partnership Unit	(0.01)	0.00



















See accompanying notes and accountants report.




Page 8
ALL-STATE PROPERTIES L.P.
(A LIMITED PARTNERSHIP)
NOTES TO CONDENSED FINANCIAL STATEMENTS
THREE MONTHS ENDED DECEMBER 31, 2001 AND 2000



1.	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.

	In June 1999, control of the condominium association was
turned over to the unit owners by Wimbledon Development Ltd.,
the developer. All required funds for reserves and deferred
maintenance were delivered to the new condominium board.
Wimbledon Development Ltd., its general partner and the
Registrant, its limited partner, were issued releases with
respect to all matters pertaining to the condominium. (See
Item 1, Legal Proceedings)

	Wimbledon Development Ltd. has ceased operations and as of
December 31, 2001 has assets of less than $100.

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.








Page 9
ALL-STATE PROPERTIES L.P.
(A LIMITED PARTNERSHIP)
NOTES TO CONDENSED FINANCIAL STATEMENTS
THREE MONTHS ENDED DECEMBER 31, 2001 AND 2000



3. Tunicom LLC ("Tunicom") (a limited liability corporation),
(formerly known as Unicom Partnership, Ltd.) 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 substantial limited
partnership interest in Tunicom. Accordingly, the beneficial
owners of Tunicom are substantially the same of those of
"CPC". Therefore, the financial statements for CPC and
Tunicom are presented on a combined basis to offer a complete
representation of the related entities.

Subsequent to June 30, 2001, CPC ceased operations, and All-
States share of the unrecognized revenue from the sale of
land to Tunicom, previously included in the undistributed
earnings in partnerships, has been recorded as deferred
profit.

4. On August 16, 2000, Tunicom sold the adult rental retirement
facility, including the real property and certain tangible
and intangible assets, for a purchase price of $47,159,295.
After giving effect to the deposit of $4,500,000 previously
accounted for, the existing mortgage in the amount of
$26,720,254 and various adjustments, Tunicom LLC received net
proceeds of $16,379,732. Tunicom distributed $15,500,000 to
its partners, All-State Properties, L.P.s share was
approximately $4,700,000, which was used to pay the Companys
outstanding debentures and accrued interest in the amount of
$2,638,324 and liabilities in the amount of $769,038.

5.	Total revenue includes additional income in the amount of
$5,150,666 from real estate partnerships resulting from the
realization of a $4,407,944 (All-State Properties share)
allowance for loss that had been previously deducted against
the investment in Tunicom and the balance from the adjustment
of the Companys equity in the partnership.

















Page 10
ALL-STATE PROPERTIES L.P.
(A LIMITED PARTNERSHIP)
MANAGEMENT'S DISCUSSION AND ANALYSIS OF THE
FINANCIAL CONDITION AND RESULTS OF OPERATIONS
DECEMBER 31, 2001


FINANCIAL CONDITION

	Registrants source of working capital consists of cash
received from Tunicom. No cash was available for distribution
during the three months ended December 31, 2001.

	In consideration of cash advances made and services rendered
by certain individuals to Tunicom, Tunicom agreed to distribute
26.76% (including 5% to the general partner of the Company) of
any of its cash became available for distribution to those
individuals. The balance of any cash that became available for
distribution up to $13,351,210 was 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 Tunicom
 49.33% to Newnel Partnership
  3.58% to certain individuals who made cash advances to Tunicom
	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 Tunicom,
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 Tunicom
 23.27% to the newly admitted limited partners
 36.12% to Newnel Partnership
 36.12% to the Company (including 2.62% given to certain indivi-
	duals who made cash advances to Tunicom 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 11
ALL-STATE PROPERTIES L.P.
(A LIMITED PARTNERSHIP)
MANAGEMENTS DISCUSSION AND ANALYSIS OF THE
FINANCIAL CONDITION AND RESULTS OF OPERATIONS
DECEMBER 31, 2001


FINANCIAL CONDITION (Continued)

	In addition, CPC assigned 9.00% of any of its cash that
becomes available for distribution to certain individual 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 six months ended December 31,
2000 include the Companys share of the profit from the sale by
Tunicom of its assets as described in Form 8-K dated August 16,
2000 and Form 10-K filed December 12, 2000 incorporated by
reference.

	The income for the six months ended December 31, 2000 has
been amended to reflect additional income in the amount of
$5,150,666 from real estate partnerships resulting from the
realization of a $4,407,944 (All-State Properties share)
allowance for loss that had been previously deducted against the
investment in Tunicom LLC and the balance from the adjustment of
the Companys equity in the partnerships.




























Page 12

CONDENSED FINANCIAL INFORMATION FOR REAL ESTATE PARTNERSHIPS
TUNICOM LLC
CONDENSED COMBINED BALANCED SHEET
AS OF DECEMBER 31, 2001 AND
CITY PLANNED COMMUNITIES & TUNICOM LLC
CONDENSED COMBINED BALANCE SHEETS
AS OF JUNE 30, 2001
(UNAUDITED)

<TABLE>
<CAPTION>
		DECEMBER 31,	JUNE 30,
		2001	2001
<S>		<C>		<C>
ASSETS:
Property and equipment - net of
 depreciation	$	332,434	$	161,916
Cash		130,491		165,722
Deferred and prepaid expenses		427,601		435,504
	Total	$	890,526	$	763,142

LIABILITIES AND PARTNERS CAPITAL:
Accounts payable and other
 liabilities	$	899	$	5,041
Partners capital (deficit)		889,627		758,101
	Total	$	890,526	$	763,142

</TABLE>


























See notes to financial statements.




Page 13

CONDENSED FINANCIAL INFORMATION FOR REAL ESTATE PARTNERSHIPS
TUNICOM LLC
CONDENSED COMBINED PROFIT AND LOSS INFORMATION
THREE MONTHS AND SIX MONTHS ENDED DECEMBER 31, 2001 AND
CITY PLANNED COMMUNITIES & TUNICOM LLC
CONDENSED COMBINED PROFIT AND LOSS INFORMATION
THREE MONTHS AND SIX MONTHS ENDED DECEMBER 31, 2000
(UNAUDITED)

<TABLE>
<CAPTION>

	THREE MONTHS ENDED	SIX MONTHS ENDED
	DECEMBER 31,	DECEMBER 31,
	2 0 0 1	2 0 0 0	2 0 0 1	2 0 0 0
<S>	<C>		<C>		<C>		<C>
REVENUES:
Net Sale of Assets	$	-	$(155,567)$         -$20,508,335
Interest and other		291		14,977		896		42,804
Forgiveness of
 interest		-		-				2,226,737
Total income	$	291	$(140,590) 	$	896 $22,777,876

EXPENSES:
General and
administrative	$	1,245	$(120,821)	$	2385	$	952,915
Interest		-						272,309
Taxes and insurance		1,700		17,621		3400		79,790
Total expenses	$	2,945	$	(103,200)	$     5785	$1,305,014

NET PROFIT (LOSS)	$	(2,654)	$  (37,390)	$	(4,889)	$	21,472,862

</TABLE>





















See notes to financial statements.




Page 14
ALL-STATE PROPERTIES L.P.
(A LIMITED PARTNERSHIP)
EXHIBIT - COMPUTATION OF INCOME (LOSS) PER PARTNERSHIP UNIT
SIX MONTHS ENDED DECEMBER 31, 2001 AND 2000






		2 0 0 1	2 0 0 0

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

Net Income (Loss)	$	(26,239)	$	2,048,004

Net Income (Loss) Per Partnership
 Unit	$	(0.01)	$	0.66





































See notes to financial statements.




Page 15
ALL-STATE PROPERTIES L.P.

PART II - OTHER INFORMATION




ITEM 1 - Legal Proceedings

	The limited partnership (Wimbledon Development Ltd.) in
which the Company is the limited partner was named as a
defendant in a lawsuit seeking all damages allowable
under the Florida Wrongful Death Act. A motion to
dismiss the limited partnership was filed and granted
by the circuit court judge.  Plaintiffs appealed the
order dismissing the limited partnership in this
litigation.  In March 2001, the appellate court
affirmed the lower courts final order of dismissal with
prejudice.  As a result, the plaintiffs no longer have
a case against Wimbledon Development Ltd., the limited
partnership.

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





















Page 16




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: February 27, 2002