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                                    FORM 10-Q
                       SECURITIES AND EXCHANGE COMMISSION
                             WASHINGTON, D.C. 20549

(Mark One)
[X] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
    EXCHANGE ACT OF 1934

               For the quarterly period ended September 30, 2000

                                       OR

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

               For the transition period from ________ to ________

                         COMMISSION FILE NUMBER 0-18528

                         INCOME GROWTH PARTNERS, LTD. X
             (Exact name of registrant as specified in its charter)

              CALIFORNIA                                   33-0294177
     (State or other jurisdiction of                    (I.R.S. Employer
     incorporation or organization)                    Identification No.)

       11300 Sorrento Valley Road, Suite 108, San Diego, California 92121
               (Address of principal executive offices) (Zip Code)

                                 (619) 457-2750

              (Registrant's telephone number, including area code)

              (Former name, former address and former fiscal year,
                          if changed since last report)

Indicate by check mark whether the registration (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
filing requirements for the past 90 days. Yes [X] No [ ]

The number of the registrant's Original Limited Partnership Units outstanding as
of May 14, 1999 was 18,826.5. The number of the registrant's Class A Units
outstanding as of May 14, 1999 was 8,100.



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INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARY
(A California Limited Partnership)
CONSOLIDATED BALANCE SHEETS

     PART I - FINANCIAL INFORMATION

ITEM 1. FINANCIAL STATEMENTS
<TABLE>
<CAPTION>
                                                         September 30       December 31,
                                                            2000                1999
                                                          unaudited
                                                         ------------       ------------
<S>                                                      <C>                <C>
                             ASSETS
Rental properties
   Land                                                  $  7,078,365       $  7,078,365
   Buildings and improvements                              21,992,876         21,907,461
                                                         ------------       ------------
                                                           29,071,241         28,985,826
   Less accumulated depreciation                          (10,969,288)       (10,316,949)
                                                         ------------       ------------
                                                           18,101,953         18,668,877

Cash and cash equivalents                                     485,064            434,712
Deferred loan fees, net of accumulated amortization
   of $227,013 and $188,166, respectively                     550,170            589,017
Prepaids and other assets                                     492,832            125,864
                                                         ------------       ------------
                                                         $ 19,630,019       $ 19,818,470
                                                         ============       ============

             LIABILITIES AND PARTNERS' CAPITAL (DEFICIT)

Mortgage loans payable                                   $ 19,263,990       $ 19,382,900

Other liabilities
   Loan payable to affiliates                                  18,703             48,540
   Accounts payable and accrued liabilities                   288,792            172,559
   Accrued interest payable                                   125,699            120,684
   Security deposits                                          231,933            217,757
                                                         ------------       ------------
                                                           19,929,117         19,942,440
Commitments and contingencies

Partners' capital (deficit)                                  (283,498)          (113,970)
Note receivable from general partner                          (15,600)           (10,000)
                                                         ------------       ------------
                                                         $ 19,630,019       $ 19,818,470
                                                         ============       ============
</TABLE>

The accompanying notes are an integral part of these financial statements.



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INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARY
(A California Limited Partnership)
CONSOLIDATED STATEMENTS OF OPERATIONS  - -   UNAUDITED



<TABLE>
<CAPTION>
                                                         FOR THE THREE MONTHS         FOR THE NINE MONTHS
                                                           ENDED SEPTEMBER 30,         ENDED SEPTEMBER 30,
                                                       ------------------------    ------------------------
                                                          2000          1999          2000          1999
                                                       ----------    ----------    ----------    ----------
<S>                                                    <C>           <C>           <C>           <C>
REVENUES
   Rents                                               $1,166,752    $1,081,445    $3,438,360    $3,182,432
   Other                                                  134,987        52,651       237,330       152,997
                                                       ----------    ----------    ----------    ----------
         Total revenues                                 1,301,739     1,134,096     3,675,690     3,335,429
                                                       ----------    ----------    ----------    ----------
EXPENSES
   Operating expenses                                     620,542       476,270     1,554,131     1,486,322
   Depreciation and amortization                          230,254       234,551       691,187       699,668
   Interest                                               373,507       377,478     1,119,385     1,126,649
                                                       ----------    ----------    ----------    ----------
Total expenses                                          1,224,303     1,088,299     3,280,628     3,312,639
                                                       ----------    ----------    ----------    ----------
Net income (loss)                                      $   77,436    $   45,797    $  310,987    $   22,790
                                                       ==========    ==========    ==========    ==========

BASIC AND DILUTED PER LIMITED PARTNERSHIP UNIT DATA
   Net income (loss) per limited partnership unit      $     2.88    $     1.70    $    11.55    $      .85
                                                       ==========    ==========    ==========    ==========

Weighted average limited partnership units                 26,926        26,926        26,926        26,926
                                                       ==========    ==========    ==========    ==========
</TABLE>

The accompanying notes are an integral part of these financial statements.



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INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARY
(A California Limited Partnership)
CONSOLIDATED STATEMENTS OF CASH FLOWS  --  UNAUDITED

<TABLE>
<CAPTION>
                                                                       FOR THE NINE MONTHS
                                                                        ENDED SEPTEMBER 30,
                                                                     -----------------------
                                                                        2000         1999
                                                                     ---------     ---------
<S>                                                                  <C>           <C>
CASH FLOWS FROM OPERATING ACTIVITIES
   Net income (loss)                                                 $ 310,987     $  22,790
   Adjustments to reconcile net loss to net cash provided by
     operating activities
       Depreciation and amortization                                   691,187       699,668
                (Increase) in
         Prepaid expenses and other assets                            (366,968)       15,989
                Increase in
         Accounts payable, accrued liabilities and accrued
           interest payable                                            121,248       (39,803)
         Security deposits                                              13,675        17,946
                                                                     ---------     ---------
             Net cash provided by operating activities                 770,129       716,590
                                                                     ---------     ---------
CASH FLOWS FROM INVESTING ACTIVITIES
   Capital expenditures                                                (85,415)     (103,531)
                                                                     ---------     ---------
             Net cash used in investing activities                     (85,415)     (103,531)
                                                                     ---------     ---------
CASH FLOWS FROM FINANCING ACTIVITIES
   Principal payments under mortgage debt                             (118,910)     (109,627)
   Principal payments to affiliate                                     (29,837)      (11,900)
   Distributions to Investors                                         (485,615)     (351,100)
                                                                     ---------     ---------
             Net cash used by financing activities                    (634,362)     (472,627)
                                                                     ---------     ---------
             Net increase (decrease) in cash and cash equivalents       50,352       140,432
                                                                     ---------     ---------
Cash and cash equivalents at beginning of period                       434,712       441,909
                                                                     ---------     ---------
             Cash and cash equivalents at end of period              $ 485,064     $ 582,341
                                                                     =========     =========

</TABLE>


The accompanying notes are an integral part of these financial statements

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INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARY
A CALIFORNIA LIMITED PARTNERSHIP

1.   BASIS OF FINANCIAL STATEMENT PRESENTATION:

     The accompanying unaudited consolidated financial statements of Income
     Growth Partners, Ltd. X, a California limited partnership, and subsidiary
     (the "Partnership") have been prepared pursuant to the rules and
     regulations of the Securities and Exchange Commission. Certain information
     and note disclosures normally included in annual financial statements
     prepared in accordance with generally accepted accounting principles have
     been condensed or omitted pursuant to those rules and regulations, although
     the Partnership believes that the disclosures made are adequate to make the
     information presented not misleading. These consolidated financial
     statements should be read in conjunction with the financial statements and
     the notes thereto included in the Partnership's latest audited financial
     statements for the year ended December 31, 1999 filed on Form 10K.

     The accompanying consolidated financial statements have not been audited by
     independent public accountants, but include all adjustments (consisting of
     normal recurring adjustments) which are, in the opinion of the general
     partners, necessary for a fair presentation of the financial condition,
     results of operations and cash flows for the periods presented. However,
     these results are not necessarily indicative of results for a full year.

     Certain prior period amounts have been reclassified to conform with the
     current period presentation.

















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INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARY
(A CALIFORNIA LIMITED PARTNERSHIP)

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

     The following Management's Discussion and Analysis of Financial Condition
     and Results of Operations should be read in conjunction with the financial
     statements and notes thereto filed herewith.

     a.   Liquidity and Capital Resources:

               Since inception, the Partnership's operating and debt service
               obligations have been financed through the sale of Partnership
               Units, cash provided by operating activities, and 1995 debt
               restructuring activities. During the nine months ended September
               30, 2000, all of the Partnership's operating and debt service
               cash requirements have been met through cash generated from
               operations.

               The Mission Park mortgage was refinanced in December 1995 at a
               fixed interest rate of 7.76%. The Shadowridge Meadows mortgage
               was refinanced in October 1997 at a fixed interest rate of 7.49%.

               In the event that one or more of the properties is unable to
               support its debt service and the Partnership is unable to cover
               operational shortfalls from cash reserves, the Partnership may
               have to take one or more alternative courses of action. The
               general partners would then determine, based on their analysis of
               relevant economic conditions and the status of the properties, a
               course of action intended to be consistent with the best
               interests of the Partnership. Possible courses of action might
               include the sacrifice, sale or refinancing of one or more of the
               properties, the entry into one or more joint venture partnerships
               with other entities, or the filing of another bankruptcy
               petition.

               Net cash provided by operating activities for the nine months
               ended September 30, 2000 was approximately $770,000 compared to
               approximately $717,000 for the same period in 1999. The principal
               reason for this increase can be attributed to an increase in net
               income for the period.

               Net cash used in investing activities for the nine months ended
               September 30, 2000 was approximately $85,000 compared to
               approximately $104,000 for the same period in 1999. The principal
               reason for this decrease was a decrease in capital expenditures.

               Net cash used in financing activities for the nine months ended
               September 30, 2000 was approximately $634,000 compared to
               approximately $473,000 for the same period in 1999. The principal
               reason for this increase was an increase in distributions to
               investors.


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INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARY
(A California Limited Partnership)


     b.   Results of Operations:

          COMPARISON OF THREE MONTHS ENDED SEPTEMBER 30, 2000 TO THE THREE
          MONTHS ENDED SEPTEMBER 30, 1999.


          Rental revenue for the three months ended September 30, 2000 was
          approximately $1,167,000, an increase of 7.96% over rents of
          approximately $1,081,000 for the comparable period in 1999. The
          increase is primarily attributable to an increase in monthly tenant
          rental rates and steady average occupancy rates.

          Operating expenses for the three months ended September 30, 2000 were
          approximately $621,000, an increase of 30.46% over operating expenses
          of approximately $476,000 for the comparable period in 1999. The
          increase is primarily attributable to an increase in property
          maintenance costs and in partnership expenses.

          COMPARISON OF NINE MONTHS ENDED SEPTEMBER 30, 2000 TO THE NINE MONTHS
          ENDED SEPTEMBER 30, 1999.


          Rental revenue for the nine months ended September 30, 2000 was
          approximately $3,438,000, an increase of 8.05% over rents of
          approximately $3,182,000 for the comparable period in 1999. The
          increase is primarily attributable to an increase in monthly tenant
          rental rates and steady average occupancy rates.

          Operating expenses for the nine months ended September 30, 2000 were
          approximately $1,554,000, an increase of 4.58% over operating expenses
          of approximately $1,486,000 for the comparable period in 1999. The
          increase is primarily attributable to an increase in property
          maintenance and partnership expenses.





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INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARY
A CALIFORNIA LIMITED PARTNERSHIP

PART II - OTHER INFORMATION

ITEM 1.   LEGAL PROCEEDINGS:

          There are no pending legal proceedings, which may have a material
          adverse effect on the Partnership. However, the Partnership is
          involved in small claims court proceedings against certain present or
          former tenants of its apartment complexes with regard to
          landlord-tenant matters, all of which are considered to be in the
          ordinary course of its business.

ITEM 2.   CHANGES IN SECURITIES:

          None


ITEM 3.   DEFAULTS UPON SENIOR SECURITIES:

          None


ITEM 4.   SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS:

          None


ITEM 5.   OTHER INFORMATION:

          None


ITEM 6.   EXHIBITS AND REPORTS ON FORM 8-K:

          27.1 Financial Data Schedule


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INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARY
A CALIFORNIA LIMITED PARTNERSHIP




                                   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.

Date:  November 14, 2000


                                 INCOME GROWTH PARTNERS, LTD. X,
                                 a California Limited Partnership


                                 By:  Income Growth Management, Inc.
                                 General Partner


                                       By:      /s/ Timothy C. Maurer
                                            ------------------------------------
                                       Timothy C. Maurer
                                       Principal Financial Officer AND
                                       Duly Authorized Officer of the Registrant



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