FORM 10-QSB.--QUARTERLY REPORT UNDER SECTION 13 OR 15(D) OF
                     THE SECURITIES EXCHANGE ACT OF 1934
                       QUARTERLY OR TRANSITIONAL REPORT


                   U.S. Securities and Exchange Commission
                           Washington, D.C.  20549


                                 FORM 10-QSB

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


                For the quarterly period ended March 31, 1997


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

                For the transition period.........to.........

                       Commission file number 33-20527


                  BRUNNER COMPANIES INCOME PROPERTIES L.P. I
      (Exact name of small business issuer as specified in its charter)


       Delaware                                              31-1234157
(State or other jurisdiction of                             (IRS Employer
incorporation or organization)                              Identification No.)

One Insignia Financial Plaza, P.O. Box 1089
   Greenville, South Carolina                                   29602
(Address of principal executive offices)                      (Zip Code)


                   Issuer's telephone number (864) 239-1000



Check whether the issuer (1) filed all reports required to be filed by Section
13 or 15(d) of the Exchange Act during the past 12 months (or for such shorter
period that the registrant was required to file such reports), and (2) has been
subject to such filing requirements for the past 90 days.  Yes  X  No

                        PART I - FINANCIAL INFORMATION

ITEM 1.  FINANCIAL STATEMENTS

a)                BRUNNER COMPANIES INCOME PROPERTIES L.P. I

                                BALANCE SHEET
                                 (Unaudited)
                       (in thousands, except unit data)

                                March 31, 1997


Assets
 Cash:
   Unrestricted                                                    $   318
   Restricted-tenant security deposits                                  12
 Accounts receivable, net of allowance of $45                          137
 Escrows for taxes                                                      55
 Restricted escrows                                                      5
 Other assets                                                          142
 Investment properties:
   Land                                            $ 4,123
   Buildings and related personal property          20,921

                                                    25,044
   Accumulated depreciation                         (5,863)         19,181

                                                                   $19,850

Liabilities and Partners' Capital (Deficit)

Liabilities
 Accounts payable                                                  $    36
 Tenant security deposits                                               18
 Accrued taxes                                                          55
 Other liabilities                                                     122
 Mortgage notes payable                                             18,628


Partners' Capital (Deficit)
 General Partner                                   $   (27)
 Class A Limited Partners - (552,000
   units)                                              747
 Class B Limited Partners - (61,333
   units)                                              271             991

                                                                   $19,850

                See Accompanying Notes to Financial Statements

b)                       BRUNNER COMPANIES INCOME PROPERTIES L.P. I

                                STATEMENTS OF OPERATIONS
                                       (Unaudited)
                             (in thousands, except unit data)


                                                   Three Months Ended
                                                       March 31,
                                                   1997            1996
Revenues:
  Rental income                                  $  718           $  678
  Other income                                        3                7
       Total revenues                               721              685


Expenses:
  Operating                                          67               64
  General and administrative                         25               29
  Depreciation                                      167              167
  Interest                                          425              435
  Property taxes                                     56               53
       Total expenses                               740              748

  Net loss                                       $  (19)          $  (63)

Net loss allocated to general
  partner (1%)                                   $   --           $   (1)

Net loss allocated to Class A limited
  partners (89.1%)                                  (17)             (56)

Net loss allocated to Class B limited
  partners (9.9%)                                    (2)              (6)

                                                 $  (19)          $  (63)

Net loss per Class A limited
partnership unit                                 $ (.03)          $ (.10)

                       See Accompanying Notes to Financial Statements

c)                       BRUNNER COMPANIES INCOME PROPERTIES L.P. I

                    STATEMENT OF CHANGES IN PARTNERS' CAPITAL (DEFICIT)
                                        (Unaudited)
                              (in thousands, except unit data)
<TABLE>
<CAPTION>
                                   General          Limited Partners
                                   Partner       Class A         Class B       Total
<S>                               <C>           <C>             <C>         <C>
Original capital contributions     $     1       $ 5,520         $  613      $  6,134

Partners' capital (deficit) at
December 31, 1996                  $   (27)      $   764         $  273      $  1,010

Net loss for the three months
  ended March 31, 1997                  --           (17)            (2)          (19)

Partners' capital (deficit)
  at March 31, 1997                $   (27)      $   747         $  271      $    991
<FN>
                       See Accompanying Notes to Financial Statements
</TABLE>

d)                    BRUNNER COMPANIES INCOME PROPERTIES L.P. I

                                   STATEMENTS OF CASH FLOWS
                                     (Unaudited)
                                    (in thousands)

                                                           Three Months Ended
                                                                March 31,
                                                            1997          1996

Cash flows from operating activities:
  Net loss                                                $  (19)        $  (63)
  Adjustments to reconcile net loss to net
    cash provided by operating activities:
    Depreciation                                             167            167
    Amortization of loan costs and leasing
      commissions                                             12             10
    Change in accounts:
      Restricted cash                                         (1)            --
      Accounts receivable                                    (18)            21
      Escrows for taxes                                       34             12
      Other assets                                           (13)             4
      Accounts payable                                        (5)            (8)
      Tenant security deposits                                 6             (2)
      Accrued taxes                                          (45)           (15)
      Other liabilities                                      (11)            24

         Net cash provided by operating activities           107            150

Cash flows from investing activities:
  Property improvements and replacements                      --            (10)
    Net cash used in investing activities                     --            (10)

Cash flows from financing activities:
  Payments on mortgage notes payable                        (121)          (110)

         Net cash used in financing activities              (121)          (110)

Net (decrease) increase in cash                              (14)            30

Cash at beginning of period                                  332            316

Cash at end of period                                     $  318         $  346

Supplemental disclosure of cash flow information:
  Cash paid for interest                                  $  421         $  431

                    See Accompanying Notes to Financial Statements

   e)                   BRUNNER COMPANIES INCOME PROPERTIES L.P. I

                              NOTES TO FINANCIAL STATEMENTS
                                       (Unaudited)

   NOTE A - BASIS OF PRESENTATION

   The accompanying unaudited financial statements for Brunner Companies Income
   Properties L.P. I (the "Partnership") have been prepared in accordance with
   generally accepted accounting principles for interim financial information
   and with the instructions to Form 10-QSB and Item 310(b)of Regulation S-B.
   Accordingly, they do not include all of the information and footnotes
   required by generally accepted accounting principles for complete financial
   statements.  In the opinion of the Managing General Partner (Brunner
   Management Limited Partnership), all adjustments (consisting of normal
   recurring accruals) considered necessary for a fair presentation have been
   included.  Operating results for the three month period ended March 31,
   1997, are not necessarily indicative of the results that may be expected for
   the fiscal year ending December 31, 1997.  For further information, refer to
   the financial statements and footnotes thereto included in the Partnership's
   annual report on Form 10-KSB for the fiscal year ended December 31, 1996.

   Certain reclassifications have been made to the 1996 information to conform
   to the 1997 presentation.

   NOTE B - TRANSACTIONS WITH AFFILIATED PARTIES

   The Partnership has no employees and is dependent on the Managing General
   Partner and its affiliates for the management and administration of all
   partnership activities. The partnership agreement provides for payments to
   affiliates for property management services based on a percentage of revenue
   and for reimbursement of certain expenses incurred by affiliates on behalf
   of the Partnership.  Property management fees are included in operating
   expenses.  The following payments were made to affiliates of the Managing
   General Partner for the three months ended March 31, 1997 and 1996 (in
   thousands):

                                                     1997              1996
   Property management fees                          $ 19              $ 20
   Reimbursement for services of affiliates             8                 9

   Additionally, the Partnership paid $14,000 and $1,000 to an affiliate of the
   Managing General Partner for lease commissions related to new leases at the
   Partnership's commercial properties during the three months ended March 31,
   1997 and 1996, respectively.  These lease commissions are included in other
   assets and amortized over the terms of the respective leases.

   The Partnership insures its properties under a master policy through an
   agency and insurer unaffiliated with the Managing General Partner.  An
   affiliate of the Managing General Partner acquired, in the acquisition of a
   business, certain financial obligations from an insurance agency which was
   later acquired by the agent who placed the current year's master policy.
   The current agent assumed the financial obligations to the affiliate of the
   Managing General Partner who receives payments on these obligations from the
   agent.  The amount of the Partnership's insurance premiums accruing to the
   benefit of the affiliate of the Managing General Partner by virtue of the
   agent's obligations is not significant.

ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATIONS

  The Partnership's investment properties consist of three retail centers.  The
following table sets forth the average occupancy of the properties for the three
months ended March 31, 1997 and 1996:

                                                       Average
                                                      Occupancy
                                                  1997         1996

Hitchcock Plaza
  Aiken, South Carolina                           98%          98%
Whitehorse Plaza
  Greenville, South Carolina                     100%          99%
Georgetown Landing
  Georgetown, South Carolina                      90%          94%


  The Managing General Partner attributes the decrease in occupancy at
Georgetown Landing to the move-out of a tenant who had leased 7,200 square feet.
This space has been partially leased to the anchor tenant.

  The Partnership's net loss for the three months ended March 31, 1997, was
$19,000 compared to a net loss of $63,000 for the corresponding period of 1996.
The decrease in net loss is primarily due to an increase in tenant
reimbursements of $35,000 due primarily to timing of the collection of Wal-
Mart's percentage rent at White Horse Plaza and a decrease in interest expense.
Otherwise, the Partnership's results of operations were comparable to those of
the corresponding period of the prior year.

  As part of the ongoing business plan of the Partnership, the Managing General
Partner monitors the rental market environment of each of its investment
properties to assess the feasibility of increasing rents, maintaining or
increasing occupancy levels and protecting the Partnership from increases in
expense.  As part of this plan, the Managing General Partner attempts to protect
the Partnership from the burden of inflation-related increases in expenses by
increasing rents and maintaining a high overall occupancy level.  However, due
to changing market conditions, which can result in the use of rental concessions
and rental reductions to offset softening market conditions, there is no
guarantee that the Managing General Partner will be able to sustain such a plan.

  At March 31, 1997, the Partnership held unrestricted cash of $318,000
compared to $346,000 at March 31, 1996.  Net cash provided by operating
activities decreased primarily due to the payment of audit bills of
approximately $29,000 in the first quarter of 1997.  Net cash used in investing
activities decreased due to fewer property improvements and replacements being
required in 1997.  Net cash used in financing activities increased due to
increased principal payments on mortgage notes payable.

  The sufficiency of existing liquid assets to meet future liquidity and
capital expenditure requirements is directly related to the level of capital
expenditures required at the properties to adequately maintain the physical
assets and meet other operating needs of the Partnership.  Such assets are
currently thought to be sufficient for any near-term needs of the Partnership.
The mortgage indebtedness of $18,628,000 matures October 10, 1998.  Any future
cash distributions will depend on the levels of net cash generated from
operations, property sales, and the availability of cash reserves.  No cash
distributions were made during fiscal year 1996 or during the first three months
of 1997.

                           PART II - OTHER INFORMATION


ITEM 6.  EXHIBITS AND REPORTS ON FORM 8-K


     (a)  Exhibits:

          Exhibit 27, Financial Data Schedule, is filed as an exhibit to this
          report.

     (b)  Reports on Form 8-K:

          None filed during the quarter ended March 31, 1997.

                                        SIGNATURES


     In accordance with the requirements of the Exchange Act, the registrant
   caused this report to be signed on its behalf by the undersigned, thereunto
   duly authorized.


                            BRUNNER COMPANIES INCOME PROPERTIES L. P. I,
                            a Delaware limited partnership

                            By:   Brunner Management Limited
                                  Partnership, an Ohio Limited Partnership,its
                                  General Partner

                            By:   104 Management, Inc., an Ohio corporation,
                                  its Managing General Partner


                            By:   /s/Carroll D. Vinson
                                  Carroll D. Vinson
                                  President

                            By:   /s/Robert D. Long, Jr.
                                  Robert D. Long, Jr.
                                  Vice President/CAO

                            Date: May 15, 1997