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                       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 QUARTERLY PERIOD ENDED MARCH 24, 2000

                                       OR

          [ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
                         SECURITIES EXCHANGE ACT OF 1934


                          Commission File No. 033-20022


                   MARRIOTT RESIDENCE INN LIMITED PARTNERSHIP
                   ------------------------------------------
             (Exact name of registrant as specified in its charter)


               Delaware                                 52-1558094
---------------------------------------- ---------------------------------------
        (State of Organization)          (I.R.S. Employer Identification Number)

   10400 Fernwood Road, Bethesda, MD                   20817-1109
---------------------------------------- ---------------------------------------
(Address of principal executive offices)               (Zip Code)

       Registrant's telephone number, including area code: (301) 380-2070

                    Securities registered pursuant to Section
                               12(b) of the Act:

                                 Not Applicable

                    Securities registered pursuant to Section
                               12(g) of the Act:

                      Units of Limited Partnership Interest
                                (Title of Class)

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,  and (2) has been subject to such filing  requirements
for the past 90 days.
Yes      X       No_____
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<PAGE>


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                   MARRIOTT RESIDENCE INN LIMITED PARTNERSHIP
================================================================================


<TABLE>
<S>                                                                                                        <C>
                                TABLE OF CONTENTS

                                                                                                           PAGE NO.
                         PART I - FINANCIAL INFORMATION


Item 1.    Financial Statements

           Condensed Statement of Operations
              Twelve Weeks Ended March 24, 2000 and March 26, 1999 (Unaudited)...............................1

           Condensed Balance Sheet
              March 24, 2000 (Unaudited) and December 31, 1999...............................................2

           Condensed Statement of Cash Flows
              Twelve Weeks Ended March 24, 2000 and March 26, 1999 (Unaudited)...............................3

           Note to Condensed Financial Statements (Unaudited)................................................4

Item 2.    Management's Discussion and Analysis of Financial
              Condition and Results of Operations............................................................5

Item 3.    Quantitative and Qualitative Disclosures About Market Risk........................................7


                           PART II - OTHER INFORMATION

Item 1.    Legal Proceedings.................................................................................8

Item 6.    Exhibits and Reports on Form 8-K..................................................................9
</TABLE>


<PAGE>



                          PART I. FINANCIAL INFORMATION

                          ITEM 1. FINANCIAL STATEMENTS

                   MARRIOTT RESIDENCE INN LIMITED PARTNERSHIP
                        CONDENSED STATEMENT OF OPERATIONS
                                   (UNAUDITED)
                (IN THOUSANDS, EXCEPT UNIT AND PER UNIT AMOUNTS)


<TABLE>
<S>                                                                                 <C>              <C>

                                                                                          Twelve Weeks Ended
                                                                                      March 24,         March 26,
                                                                                        2000              1999
                                                                                    -------------    --------------
REVENUES
   Inn revenues
     Suites.........................................................................$      14,264    $       14,341
     Other..........................................................................          719               694
                                                                                    -------------    --------------
       Total Inn revenues...........................................................       14,983            15,035
                                                                                    -------------    --------------

OPERATING COSTS AND EXPENSES
   Inn property-level costs and expenses
     Suites.........................................................................        3,258             3,177
     Other department costs and expenses............................................          374               382
     Selling, administrative and other..............................................        3,823             3,833
                                                                                    -------------    --------------
       Total Inn property-level costs and expenses..................................        7,455             7,392
   Depreciation.....................................................................        1,482             1,271
   Incentive management fee.........................................................          770             1,068
   Property taxes...................................................................          583               529
   Residence Inn system fee.........................................................          571               574
   Base management fee..............................................................          300               301
   Equipment rent and other.........................................................          253               147
                                                                                    -------------    --------------
                                                                                           11,414            11,282
                                                                                    -------------    --------------

OPERATING PROFIT....................................................................        3,569             3,753
   Interest expense.................................................................       (2,519)           (2,750)
   Interest income..................................................................           85                34
                                                                                    -------------    --------------

NET INCOME..........................................................................$       1,135    $        1,037
                                                                                    =============    ==============

ALLOCATION OF NET INCOME
   General Partner..................................................................$          11    $           10
   Limited Partners.................................................................        1,124             1,027
                                                                                    -------------    --------------
                                                                                    $       1,135    $        1,037
                                                                                    =============    ==============

NET INCOME PER LIMITED PARTNER UNIT
   (65,600 Units)...................................................................$          17    $           16
                                                                                    =============    ==============

</TABLE>

                   See Note to Condensed Financial Statements.


<PAGE>


                   MARRIOTT RESIDENCE INN LIMITED PARTNERSHIP
                             CONDENSED BALANCE SHEET
                                 (IN THOUSANDS)



<TABLE>
<S>                                                                               <C>              <C>
                                                                                    March 24,         December 31,
                                                                                      2000                1999
                                                                                  -------------    ----------------
                                                                                   (Unaudited)

                                     ASSETS

   Property and equipment, net....................................................$     138,740    $        138,792
   Due from Residence Inn by Marriott, Inc........................................        2,785               1,984
   Deferred financing costs, net of accumulated amortization......................        1,198               1,307
   Property improvement fund......................................................        2,043                 867
   Cash and cash equivalents......................................................        5,903               6,025
                                                                                  -------------    ----------------

                                                                                  $     150,669    $        148,975
                                                                                  =============    ================

                        LIABILITIES AND PARTNERS' CAPITAL

LIABILITIES
   Mortgage debt..................................................................$     102,473    $        103,282
   Incentive management fee due to Residence Inn by Marriott, Inc.................       30,515              29,781
   Accounts payable and accrued expenses..........................................          946                 312
                                                                                  -------------    ----------------

         Total Liabilities........................................................      133,934             133,375
                                                                                  -------------    ----------------

PARTNERS' CAPITAL
   General Partner................................................................          244                 233
   Limited Partners...............................................................       16,491              15,367
                                                                                  -------------    ----------------

         Total Partners' Capital..................................................       16,735              15,600
                                                                                  -------------    ----------------

                                                                                  $     150,669    $        148,975
                                                                                  =============    ================












                   See Note to Condensed Financial Statements.

</TABLE>

<PAGE>


                   MARRIOTT RESIDENCE INN LIMITED PARTNERSHIP
                        CONDENSED STATEMENT OF CASH FLOWS
                                   (UNAUDITED)
                                 (IN THOUSANDS)

<TABLE>
<S>                                                                                <C>               <C>

                                                                                          Twelve Weeks Ended
                                                                                      March 24,         March 26,
                                                                                        2000              1999
                                                                                    -------------    --------------

OPERATING ACTIVITIES
   Net income.......................................................................$       1,135    $        1,037
   Noncash items....................................................................        2,332             2,308
   Changes in operating accounts....................................................         (167)             (616)
                                                                                    -------------    --------------

         Cash provided by operating activities......................................        3,300             2,729
                                                                                    -------------    --------------

INVESTING ACTIVITIES
   Change in property improvement fund..............................................       (1,176)           (1,223)
   Additions to property and equipment..............................................       (1,437)           (1,062)
                                                                                    -------------    --------------

         Cash used in investing activities..........................................       (2,613)           (2,285)
                                                                                    -------------    --------------

FINANCING ACTIVITIES
   Principal payments on mortgage debt..............................................         (809)           (1,052)
                                                                                    -------------    --------------

DECREASE IN CASH AND CASH EQUIVALENTS...............................................         (122)             (608)

CASH AND CASH EQUIVALENTS, at beginning of period...................................        6,025             4,027
                                                                                    -------------    --------------

CASH AND CASH EQUIVALENTS, at end of period.........................................$       5,903    $        3,419
                                                                                    =============    ==============

SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION:
         Cash paid for mortgage interest............................................$       1,740    $        2,772
                                                                                    =============    ==============
</TABLE>













                   See Note to Condensed Financial Statements.


<PAGE>


                   MARRIOTT RESIDENCE INN LIMITED PARTNERSHIP
                     NOTE TO CONDENSED FINANCIAL STATEMENTS
                                   (UNAUDITED)


1.       Summary of Significant Accounting Policies

The accompanying unaudited, condensed financial statements have been prepared by
Marriott  Residence  Inn  Limited  Partnership  (the   "Partnership").   Certain
information and footnote  disclosures  normally included in financial statements
presented in accordance with  accounting  principles  generally  accepted in the
United States have been condensed or omitted from the  accompanying  statements.
The  Partnership  believes  the  disclosures  made  are  adequate  to  make  the
information  presented  not  misleading.   However,  the  unaudited,   condensed
financial  statements  should  be read in  conjunction  with  the  Partnership's
financial  statements and notes thereto included in the Partnership's  Form 10-K
for the year ended December 31, 1999.

In the  opinion  of  the  Partnership,  the  accompanying  unaudited,  condensed
financial  statements  reflect all  adjustments  necessary to present fairly the
financial  position of the  Partnership as of March 24, 2000, and the results of
operations  and cash flows for the twelve  weeks  ended March 24, 2000 and March
26,  1999.  Results  are not  necessarily  indicative  of full year  performance
because of seasonal and short-term variations.

For financial reporting purposes, net income of the Partnership is allocated 99%
to the  limited  partners  and 1% to  RIBM  One  LLC  (the  "General  Partner").
Significant  differences  exist between the net income for  financial  reporting
purposes and the net income for Federal income tax purposes.  These  differences
are due primarily to the use, for Federal  income tax purposes,  of  accelerated
depreciation methods and shorter depreciable lives of the assets and differences
in the timing of the recognition of incentive management fee expense.

Certain  reclassifications  were  made to prior  year  financial  statements  to
conform to the 2000 presentation.



<PAGE>


ITEM 2.         MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION
                AND RESULTS OF OPERATIONS


FORWARD-LOOKING STATEMENTS

Certain matters discussed in this Form 10-Q include  forward-looking  statements
and as such may involve known and unknown risks, uncertainties and other factors
which may cause the actual transactions, results, performance or achievements to
be materially  different from any future transactions,  results,  performance or
achievements  expressed  or  implied  by such  forward-looking  statements.  The
cautionary  statements  set forth in reports filed under the  Securities  Act of
1934  contained   important   factors  with  respect  to  such   forward-looking
statements,  including:  (i) national and local economic and business conditions
that will affect,  among other  things,  demand for products and services at the
Inns and other properties,  the level of suite and room rates and occupancy that
can be achieved by such properties and the  availability and terms of financing;
(ii) the  ability to  compete  effectively  in areas  such as access,  location,
quality of accommodations  and suite and room rate structures;  (iii) changes in
travel patterns,  taxes and government  regulations which influence or determine
wages, prices,  construction  procedures and costs; (iv) governmental approvals,
actions and  initiatives,  including the need for compliance with  environmental
and  safety   requirements,   and  changes  in  laws  and   regulations  or  the
interpretation  thereof; and (v) the effects of tax legislative action. Although
the  Partnership  believes the  expectations  reflected in such  forward-looking
statements are based upon reasonable assumptions,  it can give no assurance that
its  expectations  will be attained or that any deviations will not be material.
The Partnership  undertakes no obligation to publicly  release the result of any
revisions to these  forward-looking  statements  that may be made to reflect any
future events or circumstances.

RESULTS OF OPERATIONS

Revenues.  Revenues  decreased  slightly to $14.9 million for first quarter 2000
when compared to $15.0  million for first quarter 1999  primarily as a result of
an  additional  day of  operations  in first  quarter  1999.  First quarter 2000
revenues  represent 84 days of operations while first quarter 1999 represents 85
days of operations. Inn revenue per available room ("REVPAR"),  which represents
the  combination  of the  combined  average  daily  suite rate  charged  and the
combined average daily occupancy  achieved,  and is a commonly used indicator of
Inn performance, increased slightly in first quarter 2000 to $79.72 from $79.46.
REVPAR does not include  other  ancillary  revenues  generated by the Inns.  The
increase in REVPAR resulted from a $1.53 increase in combined  average room rate
to $97.54 for first  quarter 2000 from $96.01 for first quarter 1999 offset by a
one percentage point decrease in combined average occupancy to 82% for the first
quarter 2000 from 83% for the first quarter 1999. Despite the first quarter 2000
increase in REVPAR,  the  additional  day of  operations  in 1999  resulted in a
$77,000  decline in combined  average  suite sales for first  quarter  2000 when
compared to the same period in 1999.

Operating Costs and Expenses.  Operating  costs and expenses  increased to $11.4
million for first quarter 2000 from $11.3  million for first quarter 1999.  This
is primarily due to an increase in property-level costs and expenses of $63,000,
an increase in  depreciation  expense for the first quarter of $211,000,  and an
increase of $106,000 in equipment rent and other  expenses.  These expenses were
offset by a decrease in the incentive  management  fee ("IMF") of $298,000.  The
IMF earned by Residence Inn by Marriott,  Inc. (the  "Manager") is calculated as
15% of Operating Profit, as defined in the Management Agreement,  in any year in
which Operating Profit is less than $23.5 million and as 20% of Operating Profit
whenever  Operating  Profit  equals or exceeds  $23.5  million.  During  interim
reporting  periods,  the  percentage  used to  calculate  IMF,  15% or  20%,  is
determined  based on whether or not full year  Operating  Profit is  expected to
fall  short of, or  exceed,  $23.5  million.  The IMF was  calculated  as 15% of
Operating  Profit for the first  quarter of 2000.  IMF was  calculated as 20% of
Operating  Profit for the first  quarter of 1999 based upon the  expectation  at
March 26, 1999 that  full-year  Operating  Profit would  exceed  $23.5  million.
However,  as of March 24, 2000, the expectation is that full year 2000 Operating
Profit will fall below $23.5 million.  The increase in depreciation  expense was
due to the $3.8 million growth in the average  depreciable  fixed assets balance
between the first  quarter of 1999 and 2000.  As a percentage  of Inn  revenues,
operating costs and expenses were 76% and 75% of revenues for first quarter 2000
and 1999, respectively.

Operating Profit. As a result of the changes in revenues and operating costs and
expenses  discussed above,  operating profit decreased $184,000 to $3.6 million,
or 24% of  revenues,  for  first  quarter  2000  from  $3.8  million,  or 25% of
revenues, for first quarter 1999.

Interest Expense.  Interest expense decreased $231,000 to $2.5 million for first
quarter  2000  from  $2.8  million  for  first  quarter  1999  due to  principal
amortization of the Senior and Second Mortgages.

Net  Income.  As a result of the items  discussed  above,  net  income for first
quarter 2000  increased  $98,000 to $1.1 million,  or 8% of revenues,  from $1.0
million, or 7% of revenues, for first quarter 1999.

LIQUIDITY AND CAPITAL RESOURCES

The  Partnership's  financing needs have been  historically  funded through loan
agreements  with  independent  financial  institutions.  Beginning in 1998,  the
Partnership's  property improvement fund was insufficient to meet current needs.
The  shortfall is primarily  due to the need to complete  renovations  and total
suite  refurbishments  at a majority of the  Partnership's  Inns.  To reduce the
shortfall,  the Partnership  provided a $1.2 million and a $1.45 million loan to
the fund in first quarter 2000 and first quarter 1999, respectively.

A portion of the  renovations  mentioned  above is part of the  routine  capital
expenditure cycle for maintaining Inns that are 12 to 15 years old. However,  in
light of the increased  competition in the extended-stay market, the Manager has
proposed additional  improvements that are intended to enhance the overall value
and  competitiveness  of the Inns. These proposed  improvements  include design,
structural  and   technological   improvements  to  modernize  and  enhance  the
functionality  and appeal of the Inns.  Based upon  information  provided by the
Manager,  approximately $45 million to $55 million may be required over the next
five  years  for the  routine  renovations  and all of the  proposed  additional
improvements. Based on the continuing capital expenditure needs of the Inns over
the next few years, it appears unlikely that cash distributions will be possible
for 2000 and 2001.

The General  Partner  believes  that cash from Inn  operations  and  Partnership
reserves will be  sufficient  to make the required debt service  payments and to
fund a portion of the capital  expenditures  at the Inns. The General Partner is
reviewing the Manager's  proposed Inn renovations  and  improvements to identify
those projects that have the greatest value to the Partnership.

Principal Sources and Uses of Cash

The  Partnership's  principal  source  of  cash  is cash  from  operations.  Its
principal  uses of cash are to make debt service  payments and fund the property
improvement fund.

Cash  provided  by  operating  activities  increased  to $3.3  million for first
quarter  2000 as  compared  to $2.7  million  for first  quarter  1999.  This is
primarily  due to a decrease  in the amount of cash paid for  mortgage  interest
from $2.8 million in first quarter 1999 to $1.7 million in first quarter 2000.

Cash used in  investing  activities  was $2.6 million and $2.3 million for first
quarter 2000 and 1999,  respectively.  The Partnership's  cash used in investing
activities  primarily consists of contributions to the property improvement fund
and capital  expenditures  for  improvements to the Inns.  Contributions  to the
property  improvement fund were $749,000 and $828,000 for the first quarter 2000
and first  quarter 1999,  respectively,  while  capital  expenditures  were $1.4
million and $1.1 million, respectively, during these same periods. Contributions
to the property  improvement  fund  decreased  $79,000 in first quarter 2000 due
primarily to the decrease in the contribution rate from 5.5% of revenues in 1999
to 5% in 2000.  The  Partnership  advanced $1.2 million and $1.45 million to the
property  improvement  fund during first  quarter 2000 and first  quarter  1999,
respectively, to reduce the 1999 and 1998 shortfalls, respectively.

Cash used in  financing  activities  was  $809,000  and $1.0  million  for first
quarter 2000 and first quarter 1999,  respectively.  The Partnership's cash used
in financing  activities  consists of the repayment of mortgage debt. There were
no distributions to the partners in first quarter 2000 or 1999.


ITEM 3.         QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

The Partnership does not have  significant  market risk with respect to interest
rates,  foreign currency  exchanges or other market rate or price risks, and the
Partnership does not hold any financial  instruments for trading purposes. As of
March 24, 2000, all of the Partnership's debt is fixed rate.


<PAGE>


                           PART II. OTHER INFORMATION


ITEM 1.  LEGAL PROCEEDINGS

The   Partnership   and  the  Inns  are  involved  in  routine   litigation  and
administrative  proceedings arising in the ordinary course of business,  some of
which are expected to be covered by liability  insurance and which  collectively
are not expected to have a material  adverse  effect on the business,  financial
condition or results of operations of the Partnership.

On March 16, 1998,  limited partners in several  partnerships  sponsored by Host
Marriott,  filed a lawsuit,  styled Robert M. Haas, Sr. and Irwin Randolph Joint
Tenants, et al. v. Marriott  International,  Inc., et al., Case No. 98-CI-04092,
in the 57th  Judicial  District  Court of Bexar County,  Texas against  Marriott
International,  Inc., Host Marriott Corporation,  various of their subsidiaries,
J.W. Marriott,  Jr., Stephen Rushmore, and Hospitality Valuation Services,  Inc.
(collectively,  the  "Defendants").  The lawsuit  now  relates to the  following
limited  partnerships:  Courtyard  by  Marriott  Limited  Partnership,  Marriott
Residence   Inn  Limited   Partnership,   Marriott   Residence  Inn  II  Limited
Partnership,  Fairfield Inn by Marriott  Limited  Partnership,  Host DSM Limited
Partnership  (formerly known as Desert Springs Marriott Limited Partnership) and
Atlanta II Limited  Partnership  (formerly  known as  Atlanta  Marriott  Marquis
Limited  Partnership),  collectively,  the "Six  Partnerships".  The  plaintiffs
allege that the Defendants  conspired to sell hotels to the Six Partnerships for
inflated prices and that they charged the Six Partnerships  excessive management
fees to operate the Six  Partnerships'  hotels.  The plaintiffs  further allege,
among other things,  that the Defendants  committed  fraud,  breached  fiduciary
duties  and  violated  the  provisions  of  various  contracts.  A related  case
concerning  Courtyard by Marriott II Limited Partnership  ("Courtyard II") filed
by the  plaintiffs'  lawyers  in the same  court  involves  similar  allegations
against the Defendants, and has been certified as a class action. As a result of
this  development,  Courtyard II is no longer  involved in the  above-referenced
Haas lawsuit, Case No. 98-CI-04092.

On March 9, 2000,  the  Defendants  entered  into a  settlement  agreement  with
counsel for the plaintiffs to resolve the Haas and Courtyard II litigation.  The
settlement   is  subject  to  numerous   conditions,   including   participation
thresholds,  court  approval  and  various  consents.  Under  the  terms  of the
settlement,  the limited  partners of the  Partnership  who elect to participate
would receive  $228.38 per Unit or a pro rata portion  thereof,  ($14,981,728 in
the aggregate,  if the holders of all Units participate) in cash in exchange for
dismissal of the litigation and a complete  release of all claims.  If the Texas
court approves legal fees and expenses of approximately  $78 per Unit to counsel
to the class action plaintiffs,  the net amount that each holder that is a class
member  will  receive  is  approximately  $150 per Unit,  or a pro rata  portion
thereof for fractional Units. In addition to the Defendants' cash payments,  the
Manager would waive  $29,781,000 of deferred  management fees.  Limited partners
who opt out of the  settlement  would  receive no payment but would retain their
individual claims against the Defendants. The settlement will not be consummated
unless the Texas court approves the fairness of the  settlement.  The Defendants
may  terminate  the   settlement  if  the  holders  of  more  than  10%  of  the
Partnership's  65,600 limited  partner Units choose not to  participate,  if the
holders of more than 10% of the  limited  partner  units in any one of the other
partnerships  involved in the settlement choose not to participate or if certain
other  conditions  are not  satisfied.  The Manager will  continue to manage the
Partnership's  Inns under  long-term  agreements.  The details of the settlement
will be contained  in a  court-approved  notice to be sent to the  Partnership's
limited  partners,  and the discussion of the settlement  herein is qualified in
its  entirety  by the  terms of the  actual  court-approved  notice  sent to the
Partnership's limited partners.

ITEM 6.  EXHIBITS AND REPORTS ON FORM 8-K

a.       Exhibits:  None.

b.       Reports on Form 8-K:  None.


<PAGE>


                                    SIGNATURE



Pursuant  to the  requirements  of the  Securities  Exchange  Act of  1934,  the
registrant  has duly  caused  this Form  10-Q to be signed on its  behalf by the
undersigned, thereunto duly authorized.


                                             MARRIOTT RESIDENCE INN
                                             LIMITED PARTNERSHIP

                                             By:      RIBM ONE LLC
                                                      General Partner


May 8, 2000                                  By:      /s/ Earla L. Stowe
                                                      Earla L. Stowe
                                                      Vice President