UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549  FORM 10-Q   XQUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 FOR THE QUARTERLY PERIOD ENDED MARCH 31, 2010oTRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 FOR THE TRANSITION PERIOD FROM     TO  COMMISSION FILE NUMBER: 0-18431   Inland Land Appreciation Fund, L.P. (Exact name of registrant as specified in its charter)   Delaware36-3544798(State or other jurisdiction of incorporation or organization)(I.R.S. Employer Identification No.)    2901 Butterfield Road, Oak Brook, IL  60523 (Address of principal executive offices)(Zip Code)  630-218-8000 (Registrants telephone number, including area code) ___________________________________________  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 the filing requirements for at least the past 90 days. Yes X     No  o  Indicate by check mark whether the Registrant has submitted electronically and posted on its corporate website, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.45 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).  Yes o        No o  Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer,  a non-accelerated filer, or a smaller reporting company.  See definition of "large accelerated filer," "accelerated filer" and "smaller reporting company"  in Rule 12b-2 of the Exchange Act.  Large accelerated filer  oAccelerated filer  oNon-accelerated filer o  (Do not check off if smaller reporting company)Smaller reporting company X  Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes o     No  X     -1-  INLAND LAND APPRECIATION FUND, L.P. (a limited partnership)  Balance Sheets  March 31, 2010 and December 31, 2009 (unaudited)  Assets   20102009Current assets:Cash and cash equivalents (Note 1)$1,976,3091,931,278Accounts and accrued interest receivable (net of allowance for doubtful     accounts of $423,794 at March 31, 2010 and December 31, 2009) (Note 5)--Mortgage loan receivable (net of allowance for doubtful accounts of     $1,233,175 at March 31, 2010 and December 31, 2009) (Note 5)--Total current assets1,976,3091,931,278Investment properties, at cost (including acquisition fees paid to affiliates of   $459,426 at March 31, 2010 and December 31, 2009) (Note 3):Land and improvements13,228,51113,226,075Total assets$15,204,82015,157,353                            See accompanying notes to financial statements. -2-  INLAND LAND APPRECIATION FUND, L.P. (a limited partnership)  Balance Sheets (continued)  March 31, 2010 and December 31, 2009 (unaudited)  Liabilities and Partners' Capital  20102009Current liabilities:Accounts payable$11,10517,807Accrued real estate taxes14,35711,405Due to affiliates (Note 2)14,99614,447Unearned income52,680534Total current liabilities93,13844,193Partners' capital:General Partner:Capital contribution500500Cumulative net income4,760,6834,760,698Cumulative cash distributions(4,745,451)(4,745,451)15,73215,747Limited Partners:Units of $1,000. Authorized 30,001 Units, 29,593 Units outstanding at       March 31, 2010 and December 31, 2009, (net of offering costs of       $3,768,113, of which $1,069,764 was paid to affiliates)25,873,40325,873,403Cumulative net income27,897,04027,898,503Cumulative cash distributions(38,674,493)(38,674,493)15,095,95015,097,413Total Partners' capital15,111,68215,113,160Total liabilities and Partners' capital$15,204,82015,157,353        See accompanying notes to financial statements. -3-  INLAND LAND APPRECIATION FUND, L.P. (a limited partnership)  Statements of Operations  For the three months ended March 31, 2010 and 2009 (unaudited)   20102009Revenues:Rental income (Note 4)$51,58137,578Total revenues51,58137,578Expenses:Professional services to affiliates13,10312,113Professional services to non-affiliates29,13532,789General and administrative expenses to affiliates2,5591,692General and administrative expenses to non-affiliates9,8604,373Marketing expenses to affiliates2,3852,044Land operating expenses to non-affiliates3,0535,114Total expenses60,09558,125Operating loss(8,514)(20,547)Interest income5,286547Other income1,7503,200Net loss$(1,478)(16,800)Net loss allocated to:General Partner$(15)(168)Limited Partners(1,463)(16,632)Net loss$(1,478)(16,800)Net loss allocated to the one General Partner Unit$(15)(168)Net loss per Unit allocated to Limited Partners per
weighted average Limited Partnership Units (29,593
for the three months ended March 31, 2010 and 2009)$(.05)(.56)    See accompanying notes to financial statements. -4-  INLAND LAND APPRECIATION FUND, L.P. (a limited partnership)  Statements of Cash Flows  For the three months ended March 31, 2010 and 2009 (unaudited)  20102009Cash flows from operating activities:Net loss$(1,478)(16,800)Adjustments to reconcile net loss to net cash provided by     operating activities:Changes in assets and liabilities:Accounts and accrued interest receivable-(6,724)Accounts payable(6,702)(1,257)Accrued real estate taxes2,9524,625Due to affiliates549(1,310)Unearned income52,14628,032Net cash provided by operating activities47,4676,566Cash flows from investing activities:Additions to investment properties(2,436)(3,788)Net cash used in investing activities(2,436)(3,788)Cash flows from financing activities:Distributions-(4,587)Net cash used in financing activities-(4,587)Net increase (decrease) in cash and cash equivalents$45,031(1,809)Cash and cash equivalents at beginning of period1,931,2781,955,548Cash and cash equivalents at end of period$1,976,3091,953,739          See accompanying notes to financial statements. -5-  INLAND LAND APPRECIATION FUND, L.P. (a limited partnership)  Notes to Financial Statements  March 31, 2010 (unaudited)  Readers of this quarterly report should refer to the Partnership's audited financial statements for the fiscal year ended December 31, 2009 which are included in the Partnership's 2009 annual report, as certain footnote disclosures which would substantially duplicate those contained in such audited financial statements have been omitted from this report.  (1) Organization and Basis of Accounting  The Registrant, Inland Land Appreciation Fund, L.P. (the "Partnership"), was formed in October 1987, pursuant to the Delaware Revised Uniform Limited Partnership Act, to invest in undeveloped land on an all-cash basis and realize appreciation of such land upon resale. On October 12, 1988, the Partnership commenced an Offering of 10,000 (subject to increase to 30,000) Limited Partnership Units ("Units") pursuant to a Registration Statement on Form S-11 under the Securities Act of 1933. Inland Real Estate Investment Corporation is the General Partner. The Offering terminated on October 6, 1989, with total sales of 30,000 Units, at $1,000 per Unit, not including the General Partner or the Initial Limited Partner. All of the holders of these Units were admitted to this Partnership. The Limited Partners of the Partnership share in their portion of benefits of ownership of the Partnership's real property investments according to the number of Units held. As of March 31, 2010, the Partnership has repurchased a total of 407.75 Units for $359,484 from various Limited Partners through the Unit Repurchase Program.  The preparation of financial statements in conformity with accounting principles generally accepted in the United States of America ("GAAP") requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates.  In the opinion of management, the financial statements contain all the adjustments necessary to present fairly the financial position and results of operations for the periods presented herein. Results of interim periods are not necessarily indicative of results to be expected for the year.  The Partnership considers all highly liquid investments purchased with a maturity of three months or less to be cash equivalents and are carried at cost, which approximates market. The Partnership maintains our cash and cash equivalents at financial institutions. The combined account balances at one or more institutions periodically exceed the Federal Depository Insurance Corporation (FDIC) insurance coverage of $250,000 and, as a result, there is a concentration of credit risk related to amounts on deposit in excess of FDIC insurance coverage. The Partnership believes that the risk is not significant, and the Partnership does not anticipate the financial institutions non-performance.  The Partnership recognizes income from the sale of land parcels in accordance with the full accrual method of accounting.  The Partnership's escrow agent holds earnest money deposits from a prospective purchaser when an agreement for sale is executed. Generally, these funds are not the Partnership's until the closing has occurred or the buyer under the sale agreement has committed a default which would entitle the Partnership to the earnest money.  Except as described in footnote (b) to Note 3 of these notes, the Partnership uses the area method of allocation, which approximates the relative sales method of allocation, whereby a per acre price is used as the standard allocation method for land purchases and sales. The total cost of the parcel is divided by the total number of acres to arrive at a per acre price.   -6-  INLAND LAND APPRECIATION FUND, L.P. (a limited partnership)  Notes to Financial Statements (continued)    (2) Transactions with Affiliates  The General Partner and its affiliates are entitled to reimbursement for salaries and expenses of employees of the General Partner and its affiliates relating to the administration of the Partnership. Such costs of $15,662 and $13,805 have been incurred and are included in professional services to affiliates and general and administrative expenses to affiliates for the three months ended March 31, 2010 and 2009, respectively, of which $14,646 and $13,447 was unpaid as of March 31, 2010 and December 31, 2009, respectively.  An affiliate of the General Partner performed marketing and advertising services for the Partnership and was reimbursed (as set forth under terms of the Partnership Agreement) for direct costs. Such costs of $2,385 and $2,044 have been incurred and are included in marketing expenses to affiliates for the three months ended March 31, 2010 and 2009, respectively, of which $350 and $1,000 was unpaid as of March 31, 2010 and December 31, 2009, respectively.  An affiliate of the General Partner performed property upgrades, rezoning, annexation and other activities to prepare the Partnership's investment properties for sale and was reimbursed (as set forth under terms of the Partnership Agreement) for salaries and direct costs. For the three months ended March 31, 2010 and 2009, the Partnership incurred $356 and $0, respectively, of such costs. Such costs are included in investment properties, of which $0 was unpaid as of March 31, 2010 and December 31, 2009, respectively. The affiliate did not recognize a profit on any project.            -7-


INLAND LAND APPRECIATION FUND, L.P. (a limited partnership)  Notes to Financial Statements (continued)


(3)  Investment properties Initial CostsIllinoisGross Acres PurchasedPurchase/SalesOriginalAcquisitionTotalCosts  Capitalized Subsequent toCosts of PropertyTotal Remaining Costs of Parcels atCurrent Year Gain on SaleParcelCounty(Sold)DateCostsCostsCostsAcquisitionSold03/31/10Recognized1Kendall84.736001/19/89$423,68061,625485,3055,462,5895,947,894--(3.5200)12/24/96(.3520)11/25/97(80.8640)12/29/972McHenry223.412101/19/89650,00095,014745,01426,816771,830--(183.3759)12/27/90(40.0362)05/11/003Kendall20.000002/09/89189,00013,305202,305-202,305--(20.0000)05/08/904Kendall69.276004/18/89508,19638,126546,3221,223,3761,769,698--(.4860)02/28/91(27.5850)08/25/95(4.4017)Var 2001(2.1400)Var 2002(23.0933)Var 2003(6.7800)Var 2004(4.7900)Var 20055Kendall (a)372.223005/03/892,532,227135,9432,668,170456,3983,124,568--(Option)04/06/90(372.2230)06/20/036Kendall (b)78.390006/21/89416,78331,691448,4741,461,2561,909,730--(3.9500)11/01/00(30.0000)07/12/05(33.4270)07/27/06(11.0130)08/22/077Kendall (b)77.049006/21/8984,7548,16392,9171,438,7271,531,644--(71.2070)08/22/07(5.8420)03/20/08   -8-


INLAND LAND APPRECIATION FUND, L.P. (a limited partnership)  Notes to Financial Statements (continued)


(3)  Investment properties (continued) Initial CostsIllinoisGross Acres PurchasedPurchase/SalesOriginalAcquisitionTotalCosts Capitalized Subsequent toCosts of PropertyTotal Remaining Costs of Parcels atCurrent Year Gain on SaleParcelCounty(Sold)DateCostsCostsCostsAcquisitionSold03/31/10Recognized8Kendall (b)5.000006/21/89$60,0005,11365,113-65,113--(5.0000)10/06/899McHenry (b)51.030008/07/89586,84522,482609,32794,659-703,986-10McHenry (b)123.940008/07/8991,9397,22499,16360099,763--(123.9400)12/06/8911McHenry (b)30.592008/07/89321,21622,641343,85794,534-438,391-12Kendall90.271010/31/89907,38941,908949,297246,9641,196,261--(.7090)04/26/91(89.5620)03/10/0413McHenry92.780011/07/89251,30619,188270,49418,745289,239--(2.0810)09/18/97(90.6990)02/15/0114McHenry76.202011/07/89419,11123,402442,513206,595-649,108-15Lake84.556401/03/901,056,95585,2831,142,2381,661,3442,803,582--(10.5300)Var 1996(5.4680)Var 1997(68.5584)Var 199816Kane/72.418701/29/901,273,53755,3331,328,870706,7182,035,588--Kendall(30.9000)07/10/98(10.3910)12/15/99(3.1000)12/12/00(28.0277)05/19/0317McHenry99.924001/29/90739,63561,038800,6731,254,202320,9611,733,914-(27.5100)01/29/99   -9-


INLAND LAND APPRECIATION FUND, L.P. (a limited partnership)  Notes to Financial Statements (continued)


(3)  Investment properties (continued) Initial CostsIllinoisGross Acres PurchasedPurchase/SalesOriginalAcquisitionTotalCosts Capitalized Subsequent toCosts of PropertyTotal Remaining Costs of Parcels atCurrent Year Gain on SaleParcelCounty(Sold)DateCostsCostsCostsAcquisitionSold03/31/10Recognized18McHenry71.487001/29/90$496,11626,259522,375517,21611,1091,028,482-(1.0000)Var 1990(.5200)03/11/9319McHenry63.691502/23/90490,15829,158519,316638,519-1,157,835-20Kane224.148002/28/902,749,800183,0922,932,8921,938,9304,871,822--(.2790)10/17/91(223.8690)02/20/0421Kendall172.495003/08/901,327,45975,8221,403,281954,4152,357,696--(172.4950)Var 199822McHenry254.525004/11/902,608,881136,5592,745,440577,489-3,322,929-(51.000)10/02/0823Kendall140.021005/08/901,480,000116,2401,596,240909,3952,505,635--(4.4100)Var 1993(35.8800)Var 1994(3.4400)Var 1995(96.2910)08/26/9924Kendall298.483005/23/901,359,77498,9211,458,695101,991436,6381,124,048-(12.4570)05/25/90(4.6290)04/01/96(69.8200)11/26/0225Kane225.000006/01/902,600,000168,7782,768,778301,040-3,069,818-Totals$23,624,7611,562,30825,187,06920,292,51832,251,07613,228,511-    -10-


INLAND LAND APPRECIATION FUND, L.P. (a limited partnership)  Notes to Financial Statements (continued)


(3) Investment properties (continued)  (a) Included in the purchase agreement of Parcel 5 was a condition that required the Partnership to buy an option to purchase an additional 243 acres immediately to the west of this parcel.  The 1990 sale transaction relates to the sale of this option.  (b) The Partnership purchased from two third parties, two sets of three contiguous parcels of land (Parcels 6, 7 and 8; and Parcels 9, 10 and 11). The General Partner believes that the total value of this land will be maximized if it is treated and marketed to buyers as six separate parcels and closed the transactions as six separate purchases to facilitate this. Parcels 6, 7 and 8 will be treated as one parcel and Parcels 9, 10 and 11 will be treated as one parcel for purposes of computing Parcel Capital (as defined in the Partnership Agreement) and distributions to the partners.  (c) Reconciliation of investment properties owned:  March 31,December 31,20102009Balance at January 1,$13,226,07513,220,974Additions during period2,4365,101Balance at end of period$13,228,51113,226,075  (d) On a quarterly basis, the Partnership reviews impairment indicators and if necessary, conducts an impairment analysis to ensure that the carrying value of each investment property does not exceed its estimated fair value.  If this were to occur, the Partnership would be required to record an impairment loss equal to the excess of the carrying value over the estimated fair value.  In determining the value of an investment property and whether the property is impaired, management considers several indicators which require difficult, complex and/or subjective judgments, such as projected sales prices, capital expenditures and assessment of current economic conditions. The aforementioned indicators are considered by management in determining the value of any particular property. The value of any particular property is sensitive to the actual results of any of these uncertain indicators, either individually or taken as a whole. Should the actual results differ from management's judgment, the valuation could be negatively or positively affected.  The valuation and possible subsequent impairment of investment properties is a significant estimate that can and does change based on management's continuous process of analyzing each property. For the quarter ended March 31, 2010, the Partnership had recorded no such impairment.   (4) Rental Income  The Partnership has determined that all leases relating to the farm parcels are operating leases. Accordingly, rental income is reported when earned.  As of March 31, 2010, the Partnership had farm leases of generally one year in duration, for approximately 919 acres of the approximately 1,004 acres owned.  -11-


INLAND LAND APPRECIATION FUND, L.P. (a limited partnership)  Notes to Financial Statements (continued)


(5) Mortgage Loan Receivable  The mortgage loan receivable is the result of sales of parcels, in whole or in part. The Partnership has recorded a deferred gain on these sales. The deferred gain will be recognized over the life of the related mortgage loan receivable as principal payments are received. As of March 31, 2010, the mortgage loan receivable and the related deferred gain are fully reserved.  Principal BalancePrincipal BalanceAccrued Interest ReceivableDeferred GainParcelMaturityInterest Rate03/31/1012/31/0903/31/1003/31/10103/31/069.00%$  1,233,1751,233,175423,79460,752Less allowance for doubtful accounts1,233,1751,233,175423,79460,752$        ----  The General Partner determined that the maximum value of Parcel 1 could be realized if the parcel was developed and sold as individual lots. However, if we had followed that plan, there is a possibility that the limited partners may have been subject to unrelated business taxable income. Therefore, the Partnership sold the parcel to a third party developer whereby 100% of the sales price was represented by notes receivable from the buyer. The transaction was deemed an installment sale. After the sale, the developer, through a limited liability company (LLC), secured third party financing to cover the deferred down payment owed to the Partnership as well as provide proceeds to begin the development of the project.  The sale was structured so that the down payment received at the time of the sale was sufficient to provide a distribution to the Limited Partners that equated to the parcel capital allocated to the parcel plus approximately a 6% return per annum on the parcel capital through the date of the distribution.  The velocity of the developer's individual lot sales was slower than originally projected and consequently the developer's carrying costs were higher. The developer obtained a loan from an affiliate of our General Partner. These funds were used for operating costs and to continue the development of the project. As a result of the slower lot sales, the net sale proceeds available to us were lower than anticipated. We continued to review the project and determined that the collectibility of the receivable was doubtful. As a result, prior to the period ended December 31, 2009, we elected to reserve $1,233,175 of principal and $423,794 of accrued interest relating to the mortgage receivable. The deferred gain of $60,752 relating to the mortgage loan receivable was also reserved and recorded against bad debt expense.  The General Partner guaranteed the third party development loan owed by the LLC. In reviewing the developments financial situation, the General Partner determined that it would be in its best interest to have an affiliate acquire the interest in the LLC. The General Partner and its affiliates concluded that they could better control the continuing costs to complete the development and would therefore have the best opportunity to limit their exposure under the guarantee agreements and possibly recover a portion of the amount owed to the Partnership. An affiliate of the General Partner acquired the interests in the LLC and paid off the debt under its guarantee of the LLC loans. The affiliate of the General Partner will complete the development and the sale of the projects.  (6)  Subsequent Events  The Partnership has evaluated all activity through the date these financial statements were issued and has determined that no subsequent events have occurred that would require recognition in the financial statements or notes to the financial statements.   -12-    Item 2. Management's Discussion and Analysis of Financial Condition and Results of Operations   Certain statements in this "Management's Discussion and Analysis of Financial Condition and Results of Operations" and elsewhere in this quarterly report on Form 10-Q constitute forward-looking statements" within the meaning of the Federal Private Securities Litigation Reform Act of 1995. These forward-looking statements involve known and unknown risks, uncertainties and other factors which may cause our actual results, performance, or achievements to be materially different from any future results, performance, or achievements expressed or implied by these forward-looking statements. These factors include, among other things, adverse changes in real estate, financing and general economic or local conditions; the ability to obtain annexation and zoning approvals required to develop our properties; the approval of local governing bodies to develop our properties; successful lobbying of local "no growth" or limited development homeowner groups; eminent domain proceedings; changes in the environmental conditions or changes in the environmental positions of governmental bodies; and potential conflicts of interest between us and our affiliates, including our general partner.  We electronically file our annual report on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K and all amendments to those reports with the Securities and Exchange Commission (SEC).  The public may read and copy any of the reports that are filed with the SEC at the SEC's Public Reference Room at 100 F Street, NE, Washington, DC 20549. The public may obtain information on the operation of the Public Reference Room by calling the SEC at (800)-SEC-0330.  The SEC maintains an Internet site at (www.sec.gov) that contains reports, proxy and information statements and other information regarding issuers that file electronically.  Critical Accounting Policies  The Securities and Exchange Commission previously issued Financial Reporting Release or FRR No. 60 "Cautionary Advice Regarding Disclosure About Critical Accounting Policies. A critical accounting policy is one that would materially affect our operations or financial condition, and requires management to make estimates or judgments in certain circumstances. We believe that our most critical accounting policies relate to how we value our investment properties and the mortgage loan receivable and revenue recognition. These judgments often result from the need to make estimates about the effect of matters that are inherently uncertain. The purpose of the FRR is to provide investors with an understanding of how management forms these policies. Critical accounting policies discussed in this section are not to be confused with accounting principles and methods disclosed in accordance with accounting principles generally accepted in the United States of America or GAAP. GAAP requires information in financial statements about accounting principles, methods used and disclosures pertaining to significant estimates. The following disclosure discusses judgments known to management pertaining to trends, events or uncertainties known which were taken into consideration upon the application of those policies and the likelihood that materially different amounts would be reported upon taking into consideration different conditions and assumptions.  Valuation of Investment Properties - On a quarterly basis, we review impairment indicators and if necessary, conduct an impairment analysis to ensure that the carrying value of each investment property does not exceed its estimated fair value. If an investment property is considered impaired, we would be required to record an impairment loss equal to the excess of carrying value over the estimated fair value.  In determining the value of an investment property and whether the property is impaired, management considers several indicators which require difficult, complex and/or subjective judgments, such as projected sales prices, capital expenditures and assessment of current economic conditions. The aforementioned indicators are considered by management in determining the value of any particular property. The value of any particular property is sensitive to the actual results of any of these uncertain indicators, either individually or taken as a whole. Should the actual results differ from management's judgment, the valuation could be negatively or positively affected.  The valuation and possible subsequent impairment of investment properties is a significant estimate that can and does change based on management's continuous process of analyzing each property. For the quarter ended March 31, 2010, we had recorded no such impairment.   -13-    Cost Allocation  Generally, we use the area method of cost allocation, which approximates the relative sales method of cost allocation, whereby a per acre price is used as the standard allocation method for land purchases and sales. The total cost of the parcel is divided by the total number of acres to arrive at a per acre price.  Valuation of Mortgage Loan Receivable - On a quarterly basis, we conduct an analysis to ensure that the carrying value of each mortgage loan receivable is recoverable from the borrower.  If we determine that all or a portion of the receivable is not collectible, we would be required to record an allowance for doubtful accounts equal to the amount estimated to be uncollectible.  In determining the value of the mortgage loan receivable, management considers projected sales proceeds available and expenses related to the property associated with the mortgage. Should the actual results differ from management's judgment, the valuation could be negatively or positively affected.  The valuation and possible subsequent allowance for doubtful accounts is a significant estimate that can and does change based on management's continuous process of analyzing each mortgage loan receivable. As of March 31, 2010, we have an allowance for doubtful accounts of $1,233,175 and $423,794 on the remaining mortgage loan receivable and accrued interest receivable, respectively.  Assets Held for Sale -In determining whether to classify an asset as held for sale, we consider whether: (i) management has committed to a plan to sell the asset; (ii) the asset is available for immediate sale, in its present condition; (iii) we have initiated a program to locate a buyer; (iv) we believe that the sale of the asset is probable; (v) we are actively marketing the asset for sale at a price that is reasonable in relation to its current value; and (vi) actions required for us to complete the plan indicate that it is unlikely that any significant changes will be made to the plan.  If all of the above criteria are met, we classify the asset as held for sale. The assets and liabilities associated with those assets that are held for sale are classified separately on the balance sheets for the most recent reporting period. Additionally, the operations for the periods presented are classified on the statements of operations as discontinued operations for all periods presented.  From time to time, we may determine that a held for sale property no longer meets the criteria to continue to be classified as held for sale. If this occurs, we record the property at the lower of the carrying amount before the property was classified as held for sale or the fair value at the decision date not to sell. As of March 31, 2010, we have not classified any properties as held for sale.  Liquidity and Capital Resources  On October 12, 1988, we commenced an offering of 10,000 (subject to increase to 30,000) limited partnership units or units pursuant to a Registration Statement on Form S-11 under the Securities Act of 1933.  On October 6, 1989, the offering terminated after we had sold 30,000 units to the public at $1,000 per unit resulting in $30,000,000 in gross offering proceeds, which does not include proceeds from the initial limited partner and the general partner. All of the holders of our units were admitted to our partnership. Our limited partners share in their portion of benefits of ownership of our real property investments according to the number of units held.  We used $25,187,069 of gross offering proceeds to purchase on an all-cash basis twenty-five parcels of undeveloped land and an option to purchase undeveloped land. These investments include the payment of the purchase price, acquisition fees and acquisition costs of such properties. Fourteen of the parcels were purchased during 1989 and eleven during 1990. As of March 31, 2010, we have had multiple sales transactions, through which we have disposed of approximately 2,098 acres of the approximately 3,102 acres originally owned. As of March 31, 2010, cumulative distributions to the limited partners have totaled $38,674,493 (which exceeds the original capital) and $4,745,451 to the general partner. Through March 31, 2010, we have used $20,292,518 of working capital for rezoning and other activities. Such amounts have been capitalized and are included in investment properties.  Our capital needs and resources will vary depending upon a number of factors, including the extent to which we conduct rezoning and other activities relating to utility access, the installation of roads, subdivision and/or annexation of land to a municipality, changes in real estate taxes affecting our land, and the amount of revenue received from  -14-    leasing. As of March 31, 2010, we own, in whole or in part, nine of our twenty-five original parcels, the majority of which are leased to local farmers and are generating sufficient cash flow from farm leases to cover real estate taxes and insurance expense.  At March 31, 2010, we had cash and cash equivalents of $1,976,309, which is available to be used for our costs and liabilities, cash distributions to partners and other activities with respect to some or all of our land parcels.  During the three months ended March 31, 2010 and March 31, 2009, there were no land sales. Undistributed net sales proceeds will be used to cover our operations, including property upgrades, and for distributions. We will evaluate our cash needs throughout the year to determine future distributions.  We plan to enhance the value of our remaining land through pre-development activities such as rezoning, annexation and land planning. We have already been successful in, or are in the process of, pre-development activity on several of our land investments. Zoning discussions and land planning have progressed on Parcels 17, 18, 19 and 22.  We continue to closely monitor the real estate market trends, especially within the areas where our remaining parcels are located. Currently, the depressed real estate market, coupled with the troubled financial markets, continue to adversely impact sales activity, especially sales of vacant land. We realize it could take some time for these current trends to improve which could result in an even longer holding period. However, we believe we have taken the steps necessary to reduce costs and maintain sufficient reserves of cash and cash equivalents to cover all our costs for an extended period of time. We have farm leases in place which generate sufficient income to cover the costs of insurance and real estate taxes. Our remaining land is not encumbered by debt and is located in areas that we believe are in the paths of future development.  Transactions with Related Parties  Our general partner and its affiliates are entitled to reimbursement for salaries and expenses of employees of the general partner and its affiliates relating to our administration. Such costs of $15,662 and $13,805 have been incurred and are included in professional services to affiliates and general and administrative expenses to affiliates for the three months ended March 31, 2010 and 2009, respectively, of which $14,646 and $13,447 was unpaid as of March 31, 2010 and December 31, 2009, respectively.  An affiliate of our general partner performed marketing and advertising services for us and was reimbursed for direct costs. Such costs of $2,385 and $2,044 have been incurred and are included in marketing expenses to affiliates for the three months ended March 31, 2010 and 2009, respectively, of which $350 and $1,000 was unpaid as of March 31, 2010 and December 31, 2009, respectively.  An affiliate of the general partner performed property upgrades, rezoning, annexation and other activities to prepare our investment properties for sale and was reimbursed for salaries and direct costs. For the three months ended March 31, 2010 and 2009, we incurred $356 and $0, respectively, of such costs. The affiliate did not recognize a profit on any project. Such costs are included in investment properties, of which $0 was unpaid as of March 31, 2010 and December 31, 2009, respectively.  Results of Operations  As of March 31, 2010, we owned nine parcels of land consisting of approximately 1,004 acres. Of the 1,004 acres owned, approximately 919 acres are leased to local farmers and generate sufficient cash flow to cover real estate taxes and insurance expense. Rental income was $51,581 and $37,578 for the three months ended March 31, 2010 and 2009, respectively. Rental income increased due to an increase in the farm rental rates.  There were no sales of land parcels for the three months ended March 31, 2010 and 2009. The lack of sales activity for the three months ended March 31, 2010 and 2009 is a result of the depressed real estate market, the slow down in the sales of vacant land and the troubled financial markets.   -15-    We have made progress in the land planning process for the three contiguous parcels 17, 18, and 22.  Parcels 17 and 18 are within the planning jurisdiction of the City of Woodstock. Parcel 22 was forcibly annexed into the corporate limits of the Village of Bull Valley and subject to that villages restrictions. For land planning purposes, it was our intent to have most if not all three parcels annexed to the City of Woodstock. We have entered into a Settlement and Annexation Agreement with the Village of Bull Valley which moves the boundary line favorably for us allowing us to proceed with the land planning for these parcels with the City of Woodstock. The settlement with Bull Valley has the prospect of permitting us to develop the property with sewer and water facilities from the City of Woodstock and with a land use that could not have been developed in Bull Valley. In consideration for the release of land, we conveyed approximately 51 acres of Parcel 22 to the Village of Bull Valley during 2008. Also as part of the settlement, we received favorable zoning for the remaining land that lies within the limits of the Village of Bull Valley.  Professional services to affiliates and non-affiliates were $42,238 and $44,902 for the three months ended March 31, 2010 and 2009, respectively. Professional services primarily include accounting and legal fees. Professional services to affiliates and non-affiliates decreased due to a decrease in accounting fees.  General and administrative expenses to affiliates and non-affiliates were $12,419 and $6,065 for the three months ended March 31, 2010 and 2009, respectively. General and administrative expenses primarily include data processing costs, postage, and printing expenses. General and administrative expenses to affiliates and non-affiliates increased due primarily to the first time fee incurred for a farm management company. The company is experienced in modern farm management and in negotiating cash farm leases to achieve the maximum farm income possible.  Marketing expenses to affiliates were $2,385 and $2,044 for the three months ended March 31, 2010 and 2009, respectively. Marketing expenses to affiliates are costs incurred for preparing and marketing parcels for sale.  Land operating expenses to non-affiliates were $3,053 and $5,114 for the three months ended March 31, 2010 and 2009, respectively. These costs primarily include real estate tax expense and insurance expense on the parcels we own. The decrease is due primarily to a decrease in real estate tax expenses due to land conveyances as described above.  Interest income was $5,286 and $547 for the three months ended March 31, 2010 and 2009, respectively. Interest income is primarily a result of the cash available to invest on a short term basis during the year as a result of sales proceeds received. During the first quarter of 2009, cash was invested in commercial paper while during the first quarter of 2010, cash was invested in a money market account earning higher interest rates.  Other income was $1,750 and $3,200 for the three months ended March 31, 2010 and 2009, respectively. The decrease in 2010 is due to less transfer fee income as a result of a reduced number of completed transfers.  We determined that the maximum value of Parcel 1 could be realized if the parcel was developed and sold as individual lots. However, if we had followed that plan, there is a possibility that the limited partners may have been subject to unrelated business taxable income. Therefore, we sold the parcel to a third party developer whereby 100% of the sales price was represented by notes receivable from the buyer. The transaction was deemed an installment sale. After the sale, the developer, through a limited liability company or LLC, secured third party financing to cover the deferred down payment owed to us as well as provide proceeds to begin the development of the project.  The sale was structured so that the deferred down payment received was sufficient to provide a distribution to our limited partners that equated to the invested capital allocated to the parcel (parcel capital) plus approximately a 6% return per annum on the parcel capital through the date of the distribution.  The velocity of the developer's individual lot sales was slower than originally projected and consequently the developer's carrying costs were higher. The developer obtained a loan from an affiliate of our general partner. These funds were used for operating costs and to continue the development of the project. As a result of the slower lot sales, the net sale proceeds available to us were lower than anticipated. We continued to review the project and determined that the collectibility of the receivable was doubtful. As a result, prior to the period ended December 31, 2009, we elected to reserve $1,233,175 of principal and $423,794 of accrued interest relating to the mortgage receivable. The deferred gain of $60,752 relating to the mortgage loans receivable was also reserved and recorded against bad debt expense.   -16-    Our general partner guaranteed the third party development loan owed by the LLC. In reviewing the developments financial situation, our general partner determined that it would be in its best interest to have an affiliate acquire the interest in the LLC. The general partner and its affiliates concluded that they could better control the continuing costs to complete the development and would therefore have the best opportunity to limit their exposure under the guarantee agreements and possibly recover a portion of the amount owed to us. An affiliate of our general partner acquired the interest in the LLC and paid off the debt under its guarantee of the LLC loans. The affiliate of the general partner will complete the development and sale of the projects. Based on our continuing review of developments financial situation, we do not anticipate receiving any additional proceeds. However, any write-off will not take place until such time as we are certain that no further proceeds will become available to reduce the amount of the receivable. Our limited partners received distributions that equated to the parcel capital plus approximately a 6% return per annum on the parcel capital through the date of the distribution.  Subsequent Events  The Partnership has evaluated all activity through the date these financial statements were issued and has determined that no subsequent events have occurred that would require recognition in the financial statements or notes to the financial statements.  Other Items  In accordance with Article XVI Section 16.1 of the Inland Land Appreciation Fund, L.P. Partnership Agreement and Treasury Regulation Section 1.7704-1(j), we have not yet reached the maximum threshold of partnership units that may be transferred/assigned directly between parties during 2010. Therefore, we may authorize additional sales of partnership units directly between parties during 2010. For the benefit of interested limited partners, we have a relationship with a qualified matching service as defined under Treasury Regulation Section 1.7704-1(g). In accordance with this Treasury Regulation and the IRS private letter ruling obtained by the qualified matching service, we understand that additional partnership units may be transferred/assigned through the qualified matching service up to a separate maximum threshold each taxable year (in addition to the maximum threshold that may be transferred/assigned directly between parties discussed above). However, there can be no assurance that the IRS private letter ruling will apply in this particular instance, or that any particular transfer will not violate the transfer restrictions contained in our partnership agreement or the provisions of Treasury Regulation Section 1.7704-1(g). If you have any interest in participating in a transfer/assignment of partnership units through this qualified matching service, please contact American Partnership Board directly at 800-736-9797. You are strongly encouraged to consult your personal legal, financial and tax advisors in connection with any such transfer/assignment.  The Illinois Department of Revenue has finalized regulations in regards to new Illinois income tax withholding requirements for nonresident partners. The withholding requirements were effective for the taxable years ending on or after December 31, 2008. For the taxable year ending December 31, 2009, there were no withholdings required. Payment of the required withholding amount for the taxable year ending December 31, 2008 of $4,567 was made to the Illinois Department of Revenue during March 2009. We are also required to pay a withholding tax to the Internal Revenue Service with respect to a partner's allocable share of our taxable net income, if the partner is a foreign person. We will first pay the withholding tax from the distributions to any nonresident and/or foreign partners, and to the extent that the tax exceeds the amount of distributions withheld, or if there have been no distributions to withhold, the excess will be accounted for as a distribution to such nonresident and/or foreign partners. During March 2010 and 2009, respectively, we paid $0 and $20 to the Internal Revenue Service on the behalf of foreign partners.  Off-Balance Sheet Arrangements, Contractual Obligations, Liabilities and Contracts and Commitments  None  Item 3. Quantitative and Qualitative Disclosures About Market Risk  Not Applicable  Item 4. Controls and Procedures  -17-     Evaluation of Disclosure Controls and Procedures  We have established disclosure controls and procedures to ensure that material information relating to us is made known to the members of senior management and the Audit Committee.  Based on management's evaluation as of March 31, 2010, our principal executive officer and principal financial officer have concluded that our disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934) are effective to ensure that the information required to be disclosed by us in our reports that we file or submit under the Securities Exchange Act of 1934 is recorded, processed, summarized and reported within the time periods specified in the Securities and Exchange Commission's rules and forms.  Management's Report on Internal Control Over Financial Reporting  Our management is responsible for establishing and maintaining adequate internal control over financial reporting, as such term is defined in Exchange Act Rules 13a-15(f). Under the supervision and with the participation of our management, including our principal financial officer, we conducted an evaluation of the effectiveness of our internal control over financial reporting based on the framework in Internal Control - Integrated Frameworkissued by the Committee of Sponsoring Organizations of the Treadway Commission.  Based on our evaluation under the framework in Internal Control - Integrated Framework,our management concluded that our internal control over financial reporting was effective as of March 31, 2010. This quarterly report does not include an attestation report of our registered public accounting firm regarding internal control over financial reporting. Management's report was not subject to attestation by our registered public accounting firm pursuant to temporary rules of the Securities and Exchange Commission that permit us to provide only management's report in this quarterly report.  There were no changes to our internal controls over financial reporting during the quarter ended March 31, 2010 that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.  PART II - Other Information  Items 1 through 5 are omitted because of the absence of conditions under which they are required.  Item 6. Exhibits  Exhibits: 31.1Rule 13a-14(a)/15d-14(a) Certification by Principal Executive Officer31.2Rule 13a-14(a)/15d-14(a) Certification by Principal Financial Officer32.1Section 1350 Certification by Principal Executive Officer32.2Section 1350 Certification by Principal Financial Officer  -18-    SIGNATURES   Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.  INLAND LAND APPRECIATION FUND, L.P.By:Inland Real Estate Investment CorporationIts:General PartnerBy:/S/ BRENDA G. GUJRALBy:Brenda G. GujralIts:President and Principal Executive OfficerDate:April 30, 2010By:/S/ GUADALUPE GRIFFINBy:Guadalupe GriffinIts:Vice PresidentDate:April 30, 2010By:/S/ DONNA URBAINBy:Donna UrbainIts:Principal Financial OfficerDate:April 30, 2010     -19-