Uniprop Fund I 10-Q: PART I. FINANCIAL INFORMATION

Item 1: Financial Statements

UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND, A MICHIGAN LIMITED PARTNERSHIP
BALANCE SHEETS
ASSETS	March 31, 1999		December 31, 1998
	(Unaudited)
Properties:
Land	$5,280,000		$5,280,000
Buildings And Improvements	23,966,484		23,934,391
Furniture And Fixtures	144,227		127,800
Manufactured Homes	935,110		748,657
	30,325,821		30,090,848
Less Accumulated Depreciation	9,867,056		9,654,556
	20,458,765		20,436,292
Cash And Cash Equivalents	624,524		537,777
Unamortized Finance Costs	689,048		710,548
Other Assets	816,026		824,267
Total Assets	$22,588,363		$22,508,884
LIABILITIES	March 31, 1999		December 31, 1998
	(Unaudited)
Line of Credit	$469,523		$469,523
Accounts Payable	11,195		76,588
Mortgage Payable	33,043,733		33,119,108
Other Liabilities	1,039,835		847,840
Total Liablities	$34,564,286		$34,513,059
Partners' Equity:
General Partner	(1,712,327)		(1,770,028)
Class A Limited Partners	(9,666,429)		(9,636,980)
Class B Limited Partners	(597,167)		(597,167)
Total Partners' Equity	(11,975,923)		(12,004,175)
Total Liabilities And
Partners' Equity	$22,588,363		$22,508,884
See Notes to Financial Statements

UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND A MICHIGAN LIMITED PARTNERSHIP
STATEMENTS OF INCOME	THREE MONTHS ENDED
(unaudited)	March 31, 1999		March 31, 1998
Income:
Rental Income	$2,059,783		$1,991,887 --
Other	131,199		89,980
Total Income	$2,190,982		$2,081,867
Operating Expenses:
Administrative Expenses
(Including $107,844 And $103,376
In Property Management Fees Paid
To An Affliate For The Three Month Period Ended March 31, 1999 and 1998 Respectively)	452,771		479,388
Property Taxes	205,057		207,405
Utilities	124,206		112,356
Property Operations	259,509		259,633
Depreciation And Amortization	234,000		228,500
Interest	672,687		702,500
Total Operating Expenses	$1,948,230		$1,989,782
Net Income	$242,752		$92,085
Income Per Limited Partnership Unit:
Class A	$0.54		$0.00
Class B	$2.00		$2.00
Distribution Per Limited Partnership Unit
Class A	$2.00		$2.00
Class B	$2.00		$2.00
Weighted Average Number Of Limited
Partnership Units Outstanding
Class A	20,230		20,230
Class B	9,770		9,770
See Notes to Financial Statements

UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND
A MICHIGAN LIMITED PARTNERSHIP
STATEMENTS OF CASH FLOWS (unaudited)
	THREE MONTHS ENDED
	March 31, 1999	March 31, 1998
Cash Flows From Operating Activities:
Net Income (Loss)	$242,752	$92,085
Adjustments To Reconcile Net Income
(Loss) To Net Cash Provided By
Operating Activities:
Depreciation	212,500	207,000
Amortization	21,500	21,500
(Increase) Decrease In Other Assets From Operations	8,241	(111,569)
Increase (Decrease) In Accounts Payables	(65,393)	(43,919)
Increase (Decrease) Other Liabilities From Operations	191,995	117,980
Total Adjustments	368,843	190,992
Net Cash Provided By (Used In)
Operating Activities	611,595	283,077
Cash Flows From Investing Activities:
Capital Expenditures	(234,973)	2,053
Funds From Line of Credit	0	76,000
Net Cash Provided By (Used In)
Investing Activities	(234,973)	78,053
Cash Flows From Financing Activities:
Distributions To Partners	(214,500)	(208,000)
Principal Payments on Mortgage	(75,375)	(67,478)
Net Cash Provided By (Used In)
Financing Activities	(289,875)	(275,478)
Increase (Decrease) In Cash	86,747	85,652
Cash, Beginning	537,777	649,137
Cash, Ending	$624,524	$734,789
See Notes to Financial Statements

UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND,
A MICHIGAN LIMITED PARTNERSHIP

NOTES TO FINANCIAL STATEMENTS
March 31, 1999 (Unaudited)

1. Summary of significant accounting policies:

Presentation:

The balance sheet as of March 31, 1999, the related statements of income and statements of cash flow for the periods ended March 31, 1999 and 1998 have been prepared by management, pursuant to the rules and regulations of the Securities and Exchange Commission, without audit by independent public accountants. In the opinion of management, all adjustments (consisting of only normal recurring accruals) necessary for a fair presentation of such financial statements have been included.

The financial statements and notes are presented as permitted by the rules and regulations of the Securities and Exchange Commission for Form 10-Q and do not contain certain information included in the Company's annual financial statements and notes, which should be consulted.

2. Payments to affiliates:

	Three Months Ended
	March 31, 1999	March 31, 1998
Property Management fee to Uniprop, Inc.:	$107,844	$103,376

ITEM 2.

MANAGEMENT'S DISCUSSION AND ANALYSIS OF
FINANCIAL CONDITION AND RESULTS OF OPERATIONS

Capital Resources

The Partnership's capital resources consist primarily of its four manufactured housing communities. On March 25, 1997 the Partnership borrowed $33,500,000 from Nomura Asset Capital Corporation (the "Financing"). It secured the Financing by placing liens on its four communities. As a result of the Financing, the Partnership distributed $30,000,000 to the Limited Partners, which represented a full return of the original capital contributions of $1,000 per unit.

Liquidity

As a result of the Financing, the Partnership's four properties are mortgaged. At the time of the Financing, the aggregate principal amounts due under the four mortgage notes was $33,500,000 and the aggregate fair market value of the Partnership's mortgaged properties was $53,200,000. The Partnership expects to meet its short-term liquidity needs generally through its working capital provided by operating activities.

The Partnership's long-term liquidity is based, in part, upon its investment strategy. The properties owned by the Partnership were anticipated to be held for seven to ten years after their acquisition. All of the properties have been owned by the Partnership more than ten years. The General Partner may elect to have the Partnership own the properties for as long as, in the opinion of the General Partner, it is in the best interest of the Partnership to do so.

The Partnership has a renewable $600,000 line of credit with National City Bank of Michigan/Illinois (formerly First of America Bank). The interest rate, on such line of credit, floats 180 basis points above 1 month LIBOR, which on March 31, 1999 was 4.94%. The sole purpose of the line of credit is to purchase new and used homes to be used as model homes and offered for sale within the Partnership's communities. Over the past three years, sales of the new and used model homes has been growing and the General Partner believes that continuing the model home program is in the best interest of the Partnership. As of March 31, 1999, the outstanding balance on the line of credit was $469,523.

Net Cash from Operations available for aggregate distributions to all Partners in UMHCIF during the quarter ended March 31, 1999 amounted to $476,752. The amount available during the same period in 1998 was $320,585. Management considers Net Cash from Operations to be a supplemental measure of the Partnership's operating performance. Net Cash from Operations is defined to mean net income computed in accordance with generally accepted accounting principles ("GAAP"), plus real estate related depreciation and amortization. Net Cash from Operations does not represent cash generated from operating activities in accordance with GAAP and is not necessarily indicative of cash available to fund cash needs. Net Cash from Operations should not be considered as an alternative to net income as the primary indicator of the Partnership's operating performance or as an alternative to cash flow as a measure of liquidity.

The quarterly Partnership Management Distribution due and paid to the General Partner for the first quarter was $143,250, or one-fourth of 1.0% of the most recent appraised value of the properties held by the Partnership. ($57,300,000 x .01 = $573,000 / 4 = $143,250).

The cash available after payment of the Partnership Management Distribution amounted to $333,502. From this amount, the General Partner elected to make a total distribution of $84,350 for the first quarter of 1999, 80.0% or $67,500 was paid to the Limited Partners and 20.0% or $16,850 was paid to the General Partner.

While the Partnership is not required to maintain a working capital reserve, the Partnership has not distributed all the cash generated from operations in order to build cash reserves. For the quarter ended March 31, 1999, the Partnership added $249,152 to reserves. During the same quarter in 1998, the Partnership added $106,085 to cash reserves. The amount placed in reserves is at the discretion of the General Partner.

Results of Operations

Overall, as illustrated in the tables below, the four properties enjoyed a combined average occupancy of 97.6% (1,780/1,824 sites) at the end of March 1999, versus 97.5% a year ago. The average monthly rent in March 1999 was approximately $405, or 2.8% more than the $394 average monthly rent in March 1998.

		Total		Occupied		Occupancy		Average
		Capacity		Sites		Rate		Rent
Aztec Estates		645		618		95.8%		$454
Kings Manor		314		305		97.1		$438
Old Dutch Farms		293		285		97.3		$388
Park of the Four Seasons		572		572		100.0		$349
Total on 3/31/99		1,824		1,780		97.6%		$405
Total on 3/31/98		1,824		1,779		97.5%		$394

		Gross Revenues		Net Operating Income
		03/31/99	3/31/98	3/31/99	3/31/98
Aztec Estates		$829,540	$792,047	$413,646	$408,877
Kings Manor		378,743	362,743	240,621	217,620
Old Dutch Farms		351,861	337,100	236,104	220,489
Park of the Four Seasons		621,590	582,587	391,092	379,452
		2,181,734	2,074,477	1,281,463	1,226,438
Partnership Management:		9,248	7,390	(59,036)	(115,183)
Other Non Recurring expenses:		-----	-----	(72,988)	(88,170)
Debt Service				(672,687)	(702,500)
Depreciation and Amortization		----	-----	(234,000)	(228,500)
		$2,190,982	$2,081,867	$242,752	$92,085

Comparison of Quarter Ended March 31, 1999 to Quarter Ended March 31, 1998

Gross revenues increased $109,115, or 5.2%, to $2,190,982 in 1999, as compared to $2,081,867 in 1998. The increase was the result of the increase in average monthly rents. (See table on previous page.)

As described in the Statements of Income total operating expenses decreased $41,552, or 2.1%, to $1,948,230 in 1999, as compared to $1,989,782 in 1998. The decrease was primarily the result of lower administrative expenses and lower interest payments related to the Partnership's mortgage debt.

As a result of the foregoing factors, net income increased to $242,752 as of March 31, 1999 from $92,085 as of March 31, 1998.

MANAGEMENT EXPENSES

Net Partnership management expenses paid during the quarter amounted to $59,036. Gross expenses of $68,284 (data processing, accounting and legal expenses, office supplies and wages to employees of the Partnership) were partially offset by income of $9,248 generated by interest on the Partnership's reserves and transfer fees. The figures for last year's first quarter were $115,183, $122,573 and $7,390, respectively.

PART II - OTHER INFORMATION

ITEM 6. Exhibits and Reports of Form 8-K

		(a)	Exhibits
		Exhibit Number			Description
		27			Financial Data Schedule
		(b) Reports of Form 8-K
		There were no reports filed on Form 8-K during
		the three months ended March 31, 1999.
			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, threunto duly authorized.
		Uniprop Manufactured Housing
		Communities Income Fund,
		A Michigan Limited Partnership
		BY:	P.I. Associates Limited Partnership,
			A Michigan Limited Partnership,
			its General Partner
		BY:	/s/ Paul M. Zlotoff, General Partner
		BY:	/s/ Gloria A. Koster, Principal Financial Officer
Dated: May 14, 1999