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, 1999

                                    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, 1999 and September 30, 1999 (Unaudited)
                                 (In thousands)

                                     ASSETS

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

Cash and cash equivalents                        $  4,201       $ 12,665
Accounts receivable - affiliates                        -            879
                                                 --------       --------
                                                 $  4,201       $ 13,544
                                                 ========       ========

                        LIABILITIES AND PARTNERS' CAPITAL

Losses  of joint  venture  in  excess
  of  investments  and advances                  $    838       $    765
Accounts payable - affiliates                          10             13
Accrued expenses and other liabilities                 16             21
Partners' capital                                   3,337         12,745
                                                 --------       --------
                                                 $  4,201       $ 13,544
                                                 ========       ========


              STATEMENTS OF CHANGES IN PARTNERS' CAPITAL (DEFICIT)
              For the three months ended December 31, 1999 and 1998
                                   (Unaudited)
                                 (In thousands)

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

Balance at September 30, 1998                     $(1,367)      $  6,102
Cash distributions                                     (6)        (9,826)
Net income                                            103          9,699
                                                  -------       --------
Balance at December 31, 1998                      $(1,270)      $  5,975
                                                  =======       ========

Balance at September 30, 1999                     $(1,187)      $ 13,932
Cash distributions                                     (2)        (9,484)
Net income                                              1             77
                                                  -------       --------
Balance at December 31, 1999                      $(1,188)      $  4,525
                                                  =======       ========





                             See accompanying notes.


<PAGE>


             PAINE WEBBER INCOME PROPERTIES SIX LIMITED PARTNERSHIP

                              STATEMENTS OF INCOME
        For the three months ended December 31, 1999 and 1998 (Unaudited)
                      (In thousands, except per Unit data)

                                             1999         1998
                                             ----         ----

Revenues:

   Interest and other income                $    95     $    88

Expenses:

   Management fees                               22          36
   General and administrative                    88         101
                                            -------     -------
                                                110         137
                                            -------     -------

Operating loss                                  (15)        (49)

Partnership's share of
  gain on sale of operating
  investment property                             -      10,228

Partnership's share of ventures'
  income (losses)                                93        (377)
                                            -------     -------

Net income                                  $    78     $ 9,802
                                            =======     =======

Net income per Limited Partnership Unit     $  1.29     $161.65
                                            =======     =======

Cash distributions per Limited
  Partnership Unit                          $158.07     $163.77
                                            =======     =======


   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, 1999 and 1998 (Unaudited)
                Increase (Decrease) in Cash and Cash Equivalents
                                 (In thousands)

                                                            1999         1998
                                                            ----         ----

Cash flows from operating activities:
   Net income                                             $     78    $  9,802
   Adjustments to reconcile net income to
     net cash provided by (used in) operating activities:
      Partnership's share of gain on sale
        of operating investment property                         -     (10,228)
      Partnership's share of ventures' income (losses)         (93)        377
      Changes in assets and liabilities:
        Accounts receivable - affiliates                       879           -
        Accounts payable - affiliates                           (3)         (3)
        Accrued expenses and other liabilities                  (5)         39
                                                          --------    --------
           Total adjustments                                   778      (9,815)
                                                          --------    --------
           Net cash provided by (used in)
             operating activities                              856         (13)

Cash flows from investing activities:

   Distributions from joint ventures                           166      13,334
                                                          --------    --------

Cash flows from financing activities:

   Cash distributions to partners                           (9,486)     (9,832)
                                                          --------    --------

Net (decrease) increase in cash and cash equivalents        (8,464)      3,489

Cash and cash equivalents, beginning of period              12,665       1,344
                                                          --------    --------

Cash and cash equivalents, end of period                  $  4,201    $  4,833
                                                          ========    ========









                             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 December 31, 1999 and September 30, 1999 and revenues and
expenses for the three months ended  December 31, 1999 and 1998.  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 recently  announced  closing of an
anchor  tenant  at Mall  Corners,  as well as  other  current  vacancies  at the
property, the joint venture partner believes that it could be desirable from its
perspective to re-lease some or all of the currently  vacant space at the Center
before selling the property. As a result, the Partnership has been exploring its
strategic alternatives, and the disposition plan for the Mall Corners investment
has not yet been finalized.  Consequently, a liquidation of the Partnership will
not be completed until the second 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.

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

      As of  December  31,  1999,  the  Partnership  has  an  investment  in one
remaining  joint venture which owns an operating  investment  property (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.  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.

     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 49%  occupied  as of
December 31, 1999.  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 has 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,  the  Partnership now has the right to complete a
sale to any  third-party at terms no less favorable than those  specified in the
first offer notice to the co-venturer. Accordingly, the Partnership is currently
in the process of marketing the property for sale and soliciting  offers. At the
same time, the Partnership  continues its discussions with the co-venturer about
a potential sale  transaction.  In light of the current  leasing  status,  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,   the  Managing   General   Partner  has   recommended   that  the
Partnership's regular quarterly distributions be suspended until further notice.
As a result,  after the payment to be made on February  15, 2000 for the quarter
ended December 31, 1999, no further quarterly distributions are planned.

      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 months ended
December 31, 1999 and 1998 are as follows:

                    CONDENSED COMBINED SUMMARY OF OPERATIONS
             For the three months ended December 31, 1999 and 1998
                                 (in thousands)

                                                          1999         1998
                                                          ----         ----

   Rental revenues and expense recoveries               $    964    $  2,034
   Interest and other income                                   3          13
                                                        --------    --------
                                                             967       2,047

   Property operating expenses                               247       1,015
   Interest expense                                          333         779
   Depreciation and amortization                             294         630
                                                        --------    --------
                                                             874       2,424
                                                        --------    --------
   Operating  income (loss)                                   93        (377)

   Gain on sale of operating investment property               -      11,245
                                                        --------    --------

   Net income                                           $     93    $ 10,868
                                                        ========    ========

   Net income:
     Partnership's share of combined income             $     93    $  9,851
     Co-venturers' share of combined income                    -       1,017
                                                        --------    --------
                                                        $     93    $ 10,868
                                                        =========   ========

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

                                                          1999         1998
                                                          ----         ----

      Partnership's share of ventures'
        income (losses)                                 $     93    $   (377)
      Partnership's share of gain on sale of
        operating investment property                          -      10,228
                                                        --------    --------
                                                        $     93    $  9,851
                                                        ========    ========
3.  Related Party Transactions
    --------------------------

      The Adviser  earned total  management  fees of $22,000 and $36,000 for the
three-month  periods ended  December 31, 1999 and 1998,  respectively.  Accounts
payable -  affiliates  at December  31, 1999 and  September  30, 1999 consist of
management fees of $10,000 and $13,000, respectively, payable to the Adviser.

      Included  in  general  and  administrative  expenses  for the  three-month
periods ended  December 31, 1999 and 1998 is $30,000 and $29,000,  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 three-month
period  ended  December  31,  1998 is  $1,000  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 recently  announced closing of
Upton's, an anchor tenant at Mall Corners, as well as other current vacancies at
the property,  the Partnership's joint venture partner believes that it could be
desirable from its  perspective to re-lease some or all of the currently  vacant
space at the Center before selling the property.  As a result,  the  Partnership
has been exploring its strategic alternatives,  and the disposition plan for the
Mall Corners investment has not yet been finalized.  Consequently, a liquidation
of the  Partnership  will not be completed  until the second 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.

     As of December 31, 1999, the Mall Corners Shopping  Center,  located in the
suburban Atlanta,  Georgia market, was 49% 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  leases  16% of the  Center's  rentable  area,
announced  on July 19,  1999 that all of the stores in the chain would be closed
in the near  future.  At the end of the  current  quarter,  Upton's  closed  its
operations and vacated the premises.  To date,  Upton's  remains  current on its
lease  obligations.   The  Partnership  and  its  co-venture  partner  have  had
preliminary  discussions with Upton's on a possible  settlement to terminate its
lease. In addition,  another tenant, Suit Max, discontinued its operation at the
Center  during the current  quarter and vacated  16,530 square feet or 5% of the
Center's  leasable area.  Three other tenants also vacated  approximately  8,000
square feet or 3% of the  Center's  leasable  area during the  quarter.  The 49%
occupancy level reflects the vacancy for the five tenants described above, which
represent 24% 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 4 stores that  represent  3% of the
leaseable area. The property's  leasing team continues to work with  prospective
tenants for the  existing  vacant  space.  During the  quarter,  the  property's
leasing team  renewed  three  leases that were  scheduled  to expire  during the
quarter ended  December 31, 1999.  These leases  represented  1% of the Center's
leasable  area.  Also,  a lease  was  signed  with one new  tenant,  which  took
occupancy  of 3,021  square feet  during the  quarter,  and an  existing  tenant
expanded its operation by 1,250 square feet. In addition, the property's leasing
team had negotiated a short-term lease for the holiday season with the retailer,
Hit or  Miss.  This  prospective  tenant  tested  a new  concept  that  was  not
successful  and has  vacated  the  portion of the former  Levitz  space they had
occupied. 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  has  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,  the  Partnership now has the right to complete a
sale to any  third-party at terms no less favorable than those  specified in the
first offer notice to the co-venturer. Accordingly, the Partnership is currently
in the process of marketing the property for sale and soliciting  offers. At the
same time, the Partnership  continues its discussions with the co-venturer about
a potential sale  transaction.  In light of the current  leasing  status,  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,   the  Managing   General   Partner  has   recommended   that  the
Partnership's regular quarterly distributions be suspended until further notice.
As a result,  after the payment to be made on February  15, 2000 for the quarter
ended December 31, 1999, no further quarterly distributions are planned.

      At  December  31,  1999,  the  Partnership  had  available  cash  and cash
equivalents of approximately $4,201,000.  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
remaining joint venture,  and for  distributions to the partners for the quarter
ended December 31, 1999. 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 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 December 31, 1999
------------------------------------

      The Partnership  reported net income of $78,000 for the three months ended
December 31, 1999, as compared to net income of  $9,802,000  for the same period
in the prior  year.  This  decrease  in net  income is mainly  the result of the
Partnership's  share of the gain on the sale of the  Hurstbourne  Apartments  of
$10,228,000  recognized  in the first  quarter of fiscal  1999.  In the  current
fiscal  year,  there was an increase of $470,000 in the  Partnership's  share of
ventures'  income  (losses)  and a  decrease  of  $34,000  in the  Partnership's
operating  loss.  The increase in the  Partnership's  share of ventures'  income
(losses)  was mainly due to the sale of the  Hurstbourne  Apartments  during the
prior year, as  Hurstbourne  had an operating  loss of $538,000  during the same
period in the prior year.

      The decrease in the  Partnership's  operating  loss resulted from a $7,000
increase in interest and other income,  a $14,000  decrease in management  fees,
and a $13,000 reduction in general and administrative  expenses. 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.  General  and  administrative
expenses  declined mainly due to legal fees incurred during the prior period for
the Levitz lease litigation which is discussed further in the Annual Report.


                                     <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:  February 11, 2000