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 December 31, 1998

                                    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
              December 31, 1998 and September 30, 1998 (Unaudited)
                                 (In thousands)

                                     ASSETS
                                               December 31    September 30
                                               -----------    ------------

Investments in joint ventures, at equity       $      363      $   3,434
Cash and cash equivalents                           4,833          1,344
                                               ----------      ---------
                                               $    5,196      $   4,778
                                               ==========      =========

                        LIABILITIES AND PARTNERS' CAPITAL

Accounts payable - affiliates                  $       14      $      16
Accrued expenses and other liabilities                 65             27
                                               ----------      ---------
      Total liabilities                                79             43

Partners' capital                                   5,117          4,735
                                               ----------      ---------
                                               $    5,196      $   4,778
                                               ==========      =========

              STATEMENTS OF CHANGES IN PARTNERS' CAPITAL (DEFICIT)
        For the three months ended December 31, 1998 and 1997 (Unaudited)
                                 (In thousands)

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

Balance at September 30, 1997                     $(1,353)       $ 7,388
Cash distributions                                     (6)          (526)
Net income                                              2            183
                                                  --------       -------
Balance at December 31, 1997                      $(1,357)       $ 7,045
                                                  =======        =======

Balance at September 30, 1998                     $(1,367)       $ 6,102
Cash distributions                                     (6)        (9,826)
Net income                                            102         10,112
                                                  -------        -------
Balance at December 31, 1998                      $(1,271)       $ 6,388
                                                  =======        =======

                             See accompanying notes.


<PAGE>


             PAINE WEBBER INCOME PROPERTIES SIX LIMITED PARTNERSHIP

                              STATEMENTS OF INCOME
        For the three months ended December 31, 1998 and 1997 (Unaudited)
                      (In thousands, except per Unit data)

                                            1998            1997
                                            ----            ----

Revenues:
   Interest income                       $    85           $    29
   Other income                                3                 -
                                         -------           -------
                                              88                29

Expenses:
   Management fees                            36                39
   General and administrative                101                54
                                         -------           -------
                                             137                93
                                         -------           -------

Operating loss                               (49)              (64)

Partnership's share of gain on sale
   of operating investment property       10,319                 -

Partnership's share of
   ventures' income (losses)                 (56)              249
                                         -------           -------

Net income                               $10,214           $   185
                                         =======           =======

Net income per Limited
  Partnership Unit                       $168.53           $  3.05
                                         =======           =======

Cash distributions per Limited
  Partnership Unit                       $163.77           $  8.77
                                         =======           =======


   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 three months ended December 31, 1998 and 1997 (Unaudited)
                Increase (Decrease) in Cash and Cash Equivalents
                                 (In thousands)

                                                          1998      1997
                                                          ----      ----
Cash flows from operating activities:
   Net income                                          $ 10,214    $    185
   Adjustments to reconcile net income to
     net cash used in operating activities:
       Partnership's share of gain on sale
         of operating investment property               (10,319)          -
       Partnership's share of ventures' income 
         (losses)                                            56        (249)
       Changes in assets and liabilities:
         Accounts payable - affiliates                       (3)          -
         Accrued expenses and other liabilities              39         (32)
                                                       --------    --------
           Total adjustments                            (10,227)       (281)
                                                       --------    --------
           Net cash used in operating activities            (13)        (96)

Cash flows from investing activities:
   Distributions from joint ventures                     13,334         816
   Cash contributions to joint ventures                       -          (7)
                                                       --------    --------
           Net cash provided by investing activities     13,334         809

Cash flows from financing activities:
   Cash distributions to partners                        (9,832)       (532)
                                                       --------    --------

Net increase in cash and cash equivalents                 3,489         181

Cash and cash equivalents, beginning of period            1,344       1,918
                                                       --------    --------
Cash and cash equivalents, end of period               $  4,833    $  2,099
                                                       ========    ========




                             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,  1998.  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 December 31, 1998 and September 30, 1998 and revenues and
expenses for the three months ended  December 31, 1998 and 1997.  Actual results
could differ from the estimates and assumptions used.

      The Partnership is currently focusing on potential disposition  strategies
for the two remaining  investments in its portfolio.  Although no assurances can
be given, it is currently  contemplated that sales of the Partnership's Regent's
Walk  and Mall  Corners  investments,  which  would be  followed  by an  orderly
liquidation of the  Partnership,  could be completed by the end of calendar year
1999.

2.  Related Party Transactions
    --------------------------

      The Adviser  earned total  management  fees of $36,000 and $39,000 for the
three-month  periods ended  December 31, 1998 and 1997,  respectively.  Accounts
payable -  affiliates  at December  31, 1998 and  September  30, 1998 consist of
management fees of $14,000 and $16,000, respectively, payable to the Adviser.

      Included  in  general  and  administrative  expenses  for the  three-month
periods ended  December 31, 1998 and 1997 is $29,000 and $28,000,  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 both of the
three-month  periods  ended  December 31, 1998 and 1997 is $1,000,  representing
fees earned by an affiliate,  Mitchell Hutchins Institutional  Investors,  Inc.,
for managing the Partnership's cash assets.

3.  Investments in Joint Ventures
    -----------------------------

      As of December 31, 1998, the  Partnership has investments in two remaining
joint ventures which own operating investment properties (three at September 30,
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.  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.
<PAGE>

      Summarized  operations  of the joint  ventures  for the three months ended
December 31, 1998 and 1997 are as follows:

                    CONDENSED COMBINED SUMMARY OF OPERATIONS
             For the three months ended December 31, 1998 and 1997
                                 (in thousands)

                                                 1998           1997
                                                 ----           ----

   Rental revenues and expense recoveries     $  2,028         $2,508
   Interest and other income                        13             10
   Gain on sale of operating investment
      property                                  11,245              -
                                              --------         ------
                                                13,286          2,518

   Property operating expenses                     688            961
   Interest expense                                779            684
   Depreciation and amortization                   630            624
                                              --------         ------
                                                 2,097          2,269
                                              --------         ------
   Net income                                 $ 11,189         $  249
                                              ========         ======

   Net income:
     Partnership's share of combined
       income                                 $ 10,263         $  249
     Co-venturers' share of combined
       income                                      926              -
                                              --------         ------
                                              $ 11,189         $  249
                                              ========         ======

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

                                                 1998           1997
                                                 ----           ----
      Partnership's share of ventures'
        income (losses)                       $    (56)        $  249
      Partnership's share of gain on sale
        of operating investment property        10,319              -
                                              --------         ------
                                              $ 10,263         $  249
                                              ========         ======


<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, 1998 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
-------------------------------

      During  the  first   quarter  of  fiscal  1999,   on  November  16,  1998,
Kentucky-Hurstbourne Associates, a joint venture in which the Partnership has 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 and the Regent's Walk  Apartments.
The sale of the  Hurstbourne  property  resulted  in a gain of  $11,245,000  for
financial   reporting  purposes  in  the  first  quarter  of  fiscal  1999.  The
Partnership's share of such gain was $10,319,000.

      As previously  reported,  the Partnership  and its co-venture  partner had
been exploring potential  opportunities to market the Hurstbourne Apartments for
sale during  calendar year 1998.  The  Partnership  and its  co-venture  partner
subsequently   selected  a  national  brokerage  firm  with  experience  selling
apartment  properties  in the  Louisville  area to market the property for sale.
Sales  materials  were  finalized and an extensive  marketing  campaign began in
early  June  1998.  Hurstbourne  Apartments  was  widely  marketed  to over  325
prospective  purchasers.  Of these  prospects,  approximately  75 requested  and
received the complete  marketing  package.  Thirty-two  offers were subsequently
received from these prospective  buyers to acquire the property.  As a result of
the high level of interest and wide range of offers,  twenty of the  prospective
buyers were then  invited to  participate  in two  additional  rounds of revised
offers.  Ultimately seven of these  prospective  purchasers  elected to increase
their offers in the final round.  After  interviewing each prospective buyer and
conducting review of their financial capabilities and previous acquisitions, the
Partnership  and its co-venture  partner  selected an offer. A purchase and sale
contract  with the  prospective  purchaser  was signed on  October  2, 1998.  In
accordance  with  the  provisions  of  the  purchase  and  sale  agreement,  the
prospective  buyer completed its due diligence work on November 9, 1998 and made
a non-refundable  deposit of $425,000. The transaction closed as described above
on November 16, 1998.  Because of the reduction in distributable cash flow to be
received  by the  Partnership  as a  result  of  the  sale  of  the  Hurstbourne
Apartments,  the Partnership's annual distribution rate will decrease from 3.63%
to 2.50%. The rate will be adjusted beginning with the payment to be made on May
14, 1999, for the quarter ending March 31, 1999.

      The Partnership continues to focus on potential disposition strategies for
the two  remaining  investments  in its  portfolio.  As part of the  efforts  to
prepare the two remaining properties for sale, the Partnership continues to work
with each  property's  leasing  and  management  team to develop  and  implement
programs  that will  protect and enhance  value and  maximize  cash flow at each
property. Although no assurances can be given, it is currently contemplated that
sales of the  Partnership's  Regents  Walk and Mall Corners  investments,  which
would  be  followed  by an  orderly  liquidation  of the  Partnership,  could be
completed by the end of calendar year 1999.

      As of December 31, 1998, the Mall Corners Shopping Center,  located in the
suburban Atlanta,  Georgia market,  was 97% leased and 81% occupied.  During the
quarter, a 1,380 square foot new lease was signed with a professional school for
a  three-year  term,  and two  tenants,  occupying a total of 2,200 square feet,
renewed their leases.  The property's  leasing team continues to actively pursue
leasing opportunities to protect and enhance the Center's overall marketplace as
a result of the Levitz  Furniture and Toys R Us store closings  described below.
As noted above, a portion of the sale proceeds from the sale of the  Hurstbourne
Apartments has been reserved to complete remodeling work and potential expansion
with one of the Center's existing anchor tenants.  The proposed  expansion would
add to the Center's leasable area and would be expected to increase the value of
the  property.  As previously  reported,  the  property's  leasing team had been
aggressively  marketing the 16,530 square foot space that was formerly  owned by
Michaels  Arts and  Crafts.  This  space is  located  in the rear  corner of the
shopping center and has less visibility from the main road than is typical for a
store this size. As a result,  the space had been  difficult to lease. A plan to
redesign  this  storefront  to increase  visibility  was  developed and actively
marketed to  prospective  tenants who could  customize the proposed  redesign to
meet their specific needs. As a result of these leasing efforts, a new five-year
lease was signed with a men's suit  retailer for the entire  16,530 square feet.
This new  tenant  finished  remodeling  the space and  opened  for  business  on
December 17,  1998.  The  addition of this new tenant  complements  the existing
tenant  mix and is  expected  to  increase  the  marketability  of the  Center's
remaining vacancies.

      As previously  reported,  during the fourth quarter of fiscal 1997, one of
the Center's tenants, Levitz Furniture, which occupied 50,000 square feet, filed
for Chapter 11 bankruptcy  protection.  As part of the company's  reorganization
plan,  the  store at Mall  Corners  was  closed on  October  13,  1997.  It then
temporarily  reopened  for an  inventory  liquidation  sale,  after which it was
closed permanently.  Because Levitz is a sub-tenant of a national retailer,  the
Mall Corners  joint  venture  expects to collect  rent on the store  through the
expiration of the current  lease term in 2001.  However,  the national  retailer
that had  sublet  the store to Levitz  has not paid the  monthly  rent due since
April 1998. As previously  reported,  this appears to be an attempt to force the
Mall Corners joint venture into accepting an economically unfavorable buy-out of
the rent due over the remaining  lease term.  The Mall Corners joint venture has
commenced  legal action to enforce the terms of the existing  lease.  During the
fourth quarter, the national retailer filed a motion for summary judgement in an
attempt to deny the joint  venture's  claims for rental payments and potentially
delay the court action. The joint venture's counsel has answered this motion and
anticipates  that the summary  judgement  will not be granted.  In the meantime,
settlement  discussions between the national retailer and the Mall Corners joint
venture  have been  undertaken.  It is  currently  anticipated  that a  mutually
acceptable  settlement on a buy-out of the rent  receivable  will be achieved by
the end of February 1999.

      As  previously  reported,  Toys R Us closed  its store that abuts the Mall
Corners  Shopping  Center in  September  1997.  The store was closed in order to
consolidate operations with Baby Superstore,  a chain of stores acquired by Toys
R Us. While the closing of Toys R Us does not have a direct  financial impact on
the Mall Corners joint venture,  this vacancy does have a negative impact on the
Center's  appearance  as well as on the number of shoppers  entering the Center.
Toys R Us continues to actively market the vacant space for sale or for lease.

     At Regent's  Walk,  the occupancy  level for the quarter ended December 31,
1998 was 91%, compared to 94% in the prior quarter.  The property's  leasing and
management team attributes the lower occupancy levels to the  implementation  of
rent  increases,  new competition and less traffic during the holiday season and
winter months.  The Johnson  County sector of the Kansas City apartment  market,
which includes  Overland Park,  currently has over 20,000  apartment  units, and
occupancy levels of approximately  95% have been maintained  consistently  since
1993.  New  apartment  construction  continues  in the  Southern  sector  of the
Overland Park market area. These newly constructed units, which are located five
or more miles from  Regent's  Walk,  are  typically  smaller  and do not compete
directly with Regent's Walk. Nevertheless, they offer the appeal of contemporary
finishes  and new  systems and  appliances  as well as garage  parking,  fitness
centers and  elevators in many cases.  As a result,  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.  The property's  leasing team is continuing
with the rent increase  program that is designed to maximize rental revenues and
value. Increases of approximately 4% are being implemented as leases are renewed
or as new leases are signed.  As noted in previous  reports,  in order to remain
competitive  with  the  newer  apartment  communities  and as  part of a plan to
improve  rental rates and increase  value,  the  Partnership is working with the
co-venture partner on a program that is expected to enhance the marketability of
Regent's Walk. The first phase of the program,  which was completed last winter,
included the  replacement of 60 older  furnaces.  The second phase,  which began
last  spring,  includes  improvements  to  landscaping,  repair and  repaving of
driveways and parking areas,  and repair and  repainting of building  exteriors.
The project to paint the property's 19 buildings was completed during the fourth
quarter of fiscal 1998. The final phase, which is currently  underway,  involves
the refurbishing of the clubhouse, leasing areas, and model apartment.

      At  December  31,  1998,  the  Partnership  had  available  cash  and cash
equivalents of approximately $4,833,000.  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  of  liquidity   are  expected  to  be   sufficient  to  meet  the
Partnership's needs on both a short-term and long-term basis.

      As noted above, the Partnership  expects to be liquidated prior to the end
of calendar year 1999.  Notwithstanding  this, the Partnership  believes that it
has made all necessary  modifications  to its existing systems to make them year
2000 compliant and does not expect that  additional  costs  associated with year
2000  compliance,  if any,  will be  material  to the  Partnership's  results of
operations or financial position.

Results of Operations
Three Months Ended December 31, 1998
------------------------------------

      The  Partnership  reported net income of $10,214,000  for the three months
ended  December  31,  1998,  as compared to net income of $185,000  for the same
period in the prior  year.  This  increase in net income is mainly the result of
the  Partnership's  share of the gain  recognized in the first quarter of fiscal
1999 on the sale of the Hurstbourne Apartments, as described above. In addition,
a $15,000 decrease in the  Partnership's  operating loss also contributed to the
increase in net income for the current  three-month  period. The decrease in the
Partnership's  operating  loss resulted from a $59,000  increase in interest and
other income,  combined with a $3,000  decrease in management  fees,  which were
partially offset by a $47,000 increase in general and  administrative  expenses.
The  increase  in  interest  and  other  income  resulted  from  higher  average
outstanding  cash  reserve  balances in the  current  period  subsequent  to the
receipt of the proceeds from the sale of the Hurstbourne  Apartments on November
16,  1998.  As  discussed  further  above,  approximately  $3.6  million  of the
Hurstbourne  proceeds were retained and added to the Partnership's cash reserves
to be used for potential future capital needs. 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.  General  and  administrative
expenses  increased mainly due to an increase in certain  required  professional
fees for the current three-month period.

      An unfavorable change of $305,000 in the Partnership's  share of ventures'
income  (losses)  partially  offset the favorable  changes in net income for the
current three-month period. The unfavorable change in the Partnership's share of
ventures'  income  (losses)  was  primarily  due to the sale of the  Hurstbourne
property. Since the property was sold as of November 16, 1998, the Partnership's
share of  ventures'  income  (losses)  does not  include a full three  months of
operations from  Hurstbourne in the current  period.  Also,  property  operating
expenses  declined at the Mall Corners property in the current period.  Property
operating  expenses  decreased  at Mall  Corners  mainly  due  additional  costs
incurred at the property in the prior period to repair,  reseal and restripe the
parking lot. This favorable  change was partially offset by a decrease in rental
revenues at Mall Corners for the current three-month period.  Rental revenues at
Mall Corners for the first  quarter of fiscal 1999  decreased  primarily  due to
decreases in  reimbursements  and base rents resulting from a decline in average
occupancy levels.


<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:

     A Current Report on Form 8-K,  dated November 16, 1998,  reporting the sale
of the  Hurstbourne  Apartments  was filed by the  registrant  during  the first
quarter of fiscal 1999 and is hereby incorporated herein by reference.


<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:  February 22, 1999