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FORM 10-QSB
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 June 30, 2002

OR

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

Commission File Number      0-18528



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



|                                                                          |  |                                                
|------------------------------------------------------------------------- |  | -----------------------------------------------
|CALIFORNIA
(State or other jurisdiction of
incorporation or organization) |  | 33-0294177
(I.R.S. Employer
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 August 12, 2002 was 18,826.5. The number of the
registrants Class A Units outstanding as of August 12, 2002 was
8,100.





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TABLE OF CONTENTS



|                               |                                                                                               |                                                               |  |  |  |  |  | 
|------------------------------ | --------------------------------------------------------------------------------------------- | ------------------------------------------------------------- |  |  |  |  |  | 
|PART I  FINANCIAL INFORMATION
|                               | ITEM 1. FINANCIAL STATEMENTS                                                                 
|                               |                                                                                               | CONSOLIDATED BALANCE SHEETS                                  
|                               |                                                                                               | CONSOLIDATED STATEMENTS OF OPERATIONS   UNAUDITED           
|                               |                                                                                               | CONSOLIDATED STATEMENTS OF CASH FLOWS    UNAUDITED          
|                               |                                                                                               | NOTES TO CONSOLIDATED FINANCIAL STATEMENTS JUNE 2002 AND 2001
|                               | ITEM 1. BASIS OF FINANCIAL STATEMENT PRESENTATION:                                           
|                               | ITEM 2. MANAGEMENTS DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS
|PART II  OTHER INFORMATION   
|                               | ITEM 1. LEGAL PROCEEDINGS:                                                                   
|                               | ITEM 2. CHANGES IN SECURITIES:                                                               
|                               | ITEM 3. DEFAULTS UPON SENIOR SECURITIES:                                                     
|                               | ITEM 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS:                                 
|                               | ITEM 5. OTHER INFORMATION:                                                                   
|                               | ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K:                                                    
|SIGNATURES                    
|EXHIBIT INDEX                 
|EXHIBIT 99.1                  
|EXHIBIT 99.2                  



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PART I  FINANCIAL INFORMATION




ITEM 1. FINANCIAL STATEMENTS




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

|                                                                                           |                                          |                                             |            |             |             |   |              |             |   |  | 
|------------------------------------------------------------------------------------------ | ---------------------------------------- | ------------------------------------------- | ---------- | ----------- | ----------- | - | ------------ | ----------- | - |  | 
|                                                                                           |                                          |                                             |            |             | June 30,    |   | December 31,
|                                                                                           |                                          |                                             |            |             | 2002        |   | 2001        
|                                                                                           |                                          |                                             |            |             | (unaudited) |   |             
|                                                                                           |                                          |                                             |            |             |             |   |             
|                                                                                           |                                          |                                             | ASSETS     |             |             |   |              |             |   |  | 
|Rental properties                                                                          |                                          |                                             |            |             |             |   |              |            
|                                                                                           | Land                                     |                                             | $          | 7,078,365   |             |   | $            | 7,078,365   |  
|                                                                                           | Buildings and improvements               |                                             |            | 22,773,544  |             |   |              | 22,447,049  |  
|                                                                                           |                                          |                                             |            |             |             |   |              |            
|                                                                                           |                                          |                                             | 29,851,909 |             |             |   | 29,525,414   |            
|                                                                                           | Less accumulated depreciation            |                                             |            | (12,458,730 | )           |   |              | (12,033,933 | )
|                                                                                           |                                          |                                             |            |             |             |   |              |            
|                                                                                           |                                          |                                             | 17,393,179 |             |             |   | 17,491,481   |            
|Cash and cash equivalents                                                                  |                                          |                                             | 403,449    |             |             |   | 429,729      |            
|Deferred loan fees, net of accumulated amortization
of $370,423 and $325,275, respectively |                                          |                                             | 406,760    |             |             |   | 451,908      |            
|Prepaids and other assets                                                                  |                                          |                                             | 130,795    |             |             |   | 186,181      |            
|                                                                                           |                                          |                                             |            |             |             |   |              |            
|                                                                                           |                                          | $                                           | 18,334,183 |             |             | $ | 18,559,299   |            
|                                                                                           |                                          |                                             |            |             |             |   |              |            
|                                                                                           |                                          | LIABILITIES AND PARTNERS CAPITAL (DEFICIT) |            |             |             |   |              |             |   | 
|                                                                                          
|Mortgage loans payable                                                                     |                                          | $                                           | 18,816,174 |             |             | $ | 18,939,550   |            
|Other liabilities                                                                          |                                          |                                             |            |             |             |   |              |            
|                                                                                           | Loan payable to affiliates               |                                             |            |            |             |   |              | 8,000       |  
|                                                                                           | Accounts payable and accrued liabilities |                                             |            | 217,533     |             |   |              | 241,171     |  
|                                                                                           | Accrued interest payable                 |                                             |            | 122,317     |             |   |              | 122,317     |  
|                                                                                           | Security deposits                        |                                             |            | 221,680     |             |   |              | 226,029     |  
|                                                                                           |                                          |                                             |            |             |             |   |              |            
|                                                                                           |                                          |                                             | 19,377,704 |             |             |   | 19,537,067   |            
|Commitments and contingencies                                                              |                                          |                                             |            |             |             |   |              |            
|Partners capital (deficit)                                                                |                                          |                                             | (1,033,521 | )           |             |   | (967,768     | )          
|Note receivable from general partner                                                       |                                          |                                             | (10,000    | )           |             |   | (10,000      | )          
|                                                                                           |                                          |                                             |            |             |             |   |              |            
|                                                                                           |                                          | $                                           | 18,334,183 |             |             | $ | 18,559,299   |            
|                                                                                           |                                          |                                             |            |             |             |   |              |            

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

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

|                                                    |                                               |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |           |           | 
|--------------------------------------------------- | --------------------------------------------- | -------------- | --------- | -------------------- | --------- | ------------------ | --------- | --------- | --------- | ---- | --------- | --------- | --------- | - | --------- | --------- | --------- | 
|                                                    |                                               |                |           | FOR THE THREE MONTHS |           | FOR THE SIX MONTHS
|                                                    |                                               |                |           | ENDED JUNE 30,       |           | ENDED JUNE 30,    
|                                                    |                                               |                |           |                      |           |                   
|                                                    |                                               |                |           | 2002                 |           | 2001               |           | 2002      |           | 2001
|                                                    |                                               |                |           |                      |           |                    |           |           |           |     
|REVENUES                                            |                                               |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |          
|                                                    | Rents                                         |                | $         | 1,327,787            |           |                    | $         | 1,246,696 |           |      | $         | 2,608,907 |           |   | $         | 2,468,589 |          
|                                                    | Other                                         |                |           | 62,911               |           |                    |           | 100,806   |           |      |           | 133,634   |           |   |           | 211,938   |          
|                                                    |                                               |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |          
|                                                    |                                               | Total revenues |           |                      | 1,390,698 |                    |           |           | 1,347,502 |      |           |           | 2,742,541 |   |           |           | 2,680,527 | 
|                                                    |                                               |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |          
|EXPENSES                                            |                                               |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |          
|                                                    | Operating expenses                            |                |           | 599,351              |           |                    |           | 533,012   |           |      |           | 1,220,203 |           |   |           | 1,210,081 |          
|                                                    | Depreciation and amortization                 |                |           | 235,601              |           |                    |           | 223,554   |           |      |           | 469,945   |           |   |           | 448,288   |          
|                                                    | Interest                                      |                |           | 363,396              |           |                    |           | 367,970   |           |      |           | 724,131   |           |   |           | 733,150   |          
|                                                    |                                               |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |          
|Total expenses                                      |                                               |                | 1,198,348 |                      |           |                    | 1,124,536 |           |           |      | 2,414,279 |           |           |   | 2,391,519 |          
|                                                    |                                               |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |          
|Net income                                          |                                               | $              | 192,350   |                      |           | $                  | 222,966   |           |           | $    | 328,262   |           |           | $ | 289,008   |          
|                                                    |                                               |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |          
|BASIC AND DILUTED PER LIMITED PARTNERSHIP UNIT DATA |                                               |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |          
|                                                    | Net income per limited partnership unit       |                | $         | 6.07                 |           |                    | $         | 7.04      |           |      | $         | 10.36     |           |   | $         | 9.12      |          
|                                                    |                                               |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |          
|                                                    | Distributions per Class A limited unit holder |                | $         | 23.68                |           |                    | $         | 31.08     |           |      | $         | 48.64     |           |   | $         | 62.08     |          
|                                                    |                                               |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |          
|Weighted average limited partnership units          |                                               |                | 26,926    |                      |           |                    | 26,926    |           |           |      | 26,926    |           |           |   | 26,926    |          
|                                                    |                                               |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |          

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

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

|                                                 |                                                                                  |                               |                                                                                  |                                             |         |                    |          |          |         |         |          |  
|------------------------------------------------ | -------------------------------------------------------------------------------- | ----------------------------- | -------------------------------------------------------------------------------- | ------------------------------------------- | ------- | ------------------ | -------- | -------- | ------- | ------- | -------- | -
|                                                 |                                                                                  |                               |                                                                                  |                                             |         | FOR THE SIX MONTHS
|                                                 |                                                                                  |                               |                                                                                  |                                             |         | ENDED JUNE 30,    
|                                                 |                                                                                  |                               |                                                                                  |                                             |         |                   
|                                                 |                                                                                  |                               |                                                                                  |                                             |         | 2002               |          | 2001    
|                                                 |                                                                                  |                               |                                                                                  |                                             |         |                    |          |         
|CASH FLOWS FROM OPERATING ACTIVITIES             |                                                                                  |                               |                                                                                  |                                             |         |                    |          |         
|                                                 | Net income                                                                       |                               | $                                                                                | 328,262                                     |         |                    | $        | 289,008  |        
|                                                 | Adjustments to reconcile net income to net cash provided by
operating activities |                               |                                                                                  |                                             |         |                    |          |          |        
|                                                 |                                                                                  | Depreciation and amortization |                                                                                  |                                             | 469,945 |                    |          |          | 448,288 |        
|                                                 |                                                                                  |                               | Decrease /(Increase) in
Prepaid expenses and other assets                        |                                             |         | 55,386             |          |          |         | (4,540  | )       
|                                                 |                                                                                  |                               | (Decrease) in
Accounts payable, accrued liabilities and accrued
interest payable |                                             |         | (23,638            | )        |          |         | (77,968 | )       
|                                                 |                                                                                  |                               | (Decrease) in
Security deposits                                                  |                                             |         | (4,349             | )        |          |         | (2,793  | )       
|                                                 |                                                                                  |                               |                                                                                  |                                             |         |                    |          |         
|                                                 |                                                                                  |                               |                                                                                  | Net cash provided by operating activities   |         |                    | 825,606  |          |         |         | 651,995  |  
|                                                 |                                                                                  |                               |                                                                                  |                                             |         |                    |          |         
|CASH FLOWS FROM INVESTING ACTIVITIES             |                                                                                  |                               |                                                                                  |                                             |         |                    |          |         
|                                                 | Capital expenditures                                                             |                               |                                                                                  | (326,495                                    | )       |                    |          | (223,892 | )      
|                                                 |                                                                                  |                               |                                                                                  |                                             |         |                    |          |         
|                                                 |                                                                                  |                               |                                                                                  | Net cash used in investing activities       |         |                    | (326,495 | )        |         |         | (223,892 | )
|                                                 |                                                                                  |                               |                                                                                  |                                             |         |                    |          |         
|CASH FLOWS FROM FINANCING ACTIVITIES             |                                                                                  |                               |                                                                                  |                                             |         |                    |          |         
|                                                 | Principal payments under mortgage debt                                           |                               |                                                                                  | (123,376                                    | )       |                    |          | (114,358 | )      
|                                                 | Principal payments to affiliate                                                  |                               |                                                                                  | (8,000                                      | )       |                    |          | (7,000   | )      
|                                                 | Distributions to Investors                                                       |                               |                                                                                  | (394,015                                    | )       |                    |          | (502,810 | )      
|                                                 |                                                                                  |                               |                                                                                  |                                             |         |                    |          |         
|                                                 |                                                                                  |                               |                                                                                  | Net cash used in financing activities       |         |                    | (525,391 | )        |         |         | (624,168 | )
|                                                 |                                                                                  |                               |                                                                                  |                                             |         |                    |          |         
|                                                 |                                                                                  |                               |                                                                                  | Net (decrease) in cash and cash equivalents |         |                    | (26,280  | )        |         |         | (196,065 | )
|                                                 |                                                                                  |                               |                                                                                  |                                             |         |                    |          |         
|Cash and cash equivalents at beginning of period |                                                                                  |                               | 429,729                                                                          |                                             |         |                    | 599,660  |         
|                                                 |                                                                                  |                               |                                                                                  |                                             |         |                    |          |         
|                                                 |                                                                                  |                               |                                                                                  | Cash and cash equivalents at end of period  |         | $                  | 403,449  |          |         | $       | 403,595  |  
|                                                 |                                                                                  |                               |                                                                                  |                                             |         |                    |          |         

The accompanying notes are an integral part of these financial statements

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INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARIES
(A California Limited Partnership)
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS JUNE 2002 AND 2001




ITEM 1. BASIS OF FINANCIAL STATEMENT PRESENTATION:

The accompanying unaudited consolidated financial statements of Income
Growth Partners, Ltd. X, a California limited partnership, and
subsidiaries (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, 2001,
filed on Form 10-KSB.

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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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. Critical Accounting Standards

Rental revenues are recognized at the beginning of each month based
on the current occupancy of the apartments. Tenant leases are
generally for a minimum term of six months with an option to rent on
a month-to-month basis.

Land, buildings, and improvements are recorded at cost. Buildings
and improvements are depreciated using the straight-line method over
the estimated useful lives of 27.5 and 5 to 15 years, respectively.
Expenditures for maintenance and repairs are charged to expense as
incurred. Significant renovations are capitalized and depreciated
over the remaining life of the property. The Partnership assesses
its property for impairment whenever events or changes in
circumstances indicate that the carrying amount of the property may
not be recoverable. Recoverability of property to be held and used
is measured by a comparison of the carrying amount of the property to
future undiscounted net cash flows expected to be generated by the
property. If the property is considered to be impaired, the
impairment to be recognized is measured by the amount by which the
carrying amount of the property exceeds the fair value of the
property. The cost and related accumulated depreciation of real
estate are removed from the accounts upon disposition. Gains and
losses arising from the dispositions are reported as income or
expense.

b. 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 six months ended June 30, 2002, 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 six months ended
June 30, 2002 was approximately $826,000 compared to approximately
$652,000 for the same period in 2001. The principal reasons for this
increase can be attributed to an increase in net income, a decrease
in accounts payable, accrued liabilities, and a decrease in prepaid
expenses for the period.

Net cash used in investing activities for the six months ended June
30, 2002 was approximately $326,000 compared to approximately
$224,000 for the same period in 2001. The reason for this increase
was an increase in capital expenditures.

Net cash used in financing activities for the six months ended June
30, 2002 was approximately $525,000 compared to approximately
$624,000 for the same period in 2001. The principal reason for this
decrease was a decrease in distributions to investors.

In October 2001, the FASB issued SFAS No. 144,
Accounting for the Impairment or Disposal of Long-Lived Assets. SFAS No. 144
establishes a single accounting model, based on the framework established in SFAS No. 121,
Accounting for the Impairment of Long-Lived Assets and for Long-Lived Assets to Be Disposed of ,
for long-lived assets to be disposed of by sale, and resolves significant implementation issues related to SFAS No. 121.
The adoption of this statement had no material impact on our financial statements.

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c. Results of Operations:

COMPARISON OF THREE MONTHS ENDED JUNE 30, 2002 TO THE THREE
MONTHS ENDED JUNE 30, 2001

Rental revenue for the three months ended June 30, 2002 was
approximately $1,328,000, an increase of 6.50% over rents of
approximately $1,247,000 for the comparable period in 2001. 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 June 30, 2002 were
approximately $599,000, an increase of 12.38% over operating expenses
of approximately $533,000 for the comparable period in 2001. The
increase is primarily attributable to an increase in property and
administrative expenses.

COMPARISON OF SIX MONTHS ENDED JUNE 30, 2002 TO
THE SIX MONTHS ENDED JUNE 30, 2001.

Rental revenue for the six months ended June 30, 2002 was
approximately $2,609,000, an increase of 5.67% over rents of
approximately $2,469,000 for the comparable period in 2001. The
increase is primarily attributable to an increase in monthly tenant
rental rates and steady average occupancy rates.

Operating expenses for the six months ended June 30, 2002 were
approximately $1,220,000, an increase of 0.83% over operating
expenses of approximately $1,210,000 for the comparable period in
2001. The increase is primarily attributable to an increase in
property and administrative expenses.

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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:

99.1 and 99.2

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INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARIES(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: August 12, 2002



| | 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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EXHIBIT INDEX





|               |  |                                                                                                                             
|-------------- |  | ----------------------------------------------------------------------------------------------------------------------------
|EXHIBIT NUMBER |  | DESCRIPTION                                                                                                                 
|               |  |                                                                                                                             
|              
|99.1           |  | CERTIFICATION PURSUANT TO 18 U.S.C. SECTION 1350, AS ADOPTED PURSUANT TO
SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002  CEO
|              
|99.2           |  | CERTIFICATION PURSUANT TO 18 U.S.C. SECTION 1350, AS ADOPTED PURSUANT TO
SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002  CFO