UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                              Washington, DC 20549

                                    FORM 10-Q

          [X] Quarterly Report Pursuant to Section 13 or 15(d) of the
                        Securities Exchange Act of 1934

                For the quarterly period ended September 30, 2005

                                       OR

          [ ] Transition Report Pursuant to Section 13 or 15(d) of the
                         Securities Exchange Act of 1934

                        Commission File Number 001-09279

                          ONE LIBERTY PROPERTIES, INC.
                          ----------------------------
             (Exact name of registrant as specified in its charter)

         MARYLAND                                                  13-3147497
         --------------------------------------------------------------------
         (State or other jurisdiction of                     (I.R.S. employer
          incorporation or organization)               identification number)

         60 Cutter Mill Road, Great Neck, New York               11021
         ---------------------------------------------------------------
          (Address of principal executive offices)            (Zip code)

      Registrant's telephone number, including area code:     (516) 466-3100
                                                              --------------


Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during
the preceding 12 months (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
                            ---             ---


Indicate by check mark whether the registrant is an accelerated filer
(as defined in Rule 12b-2 of the Exchange Act).

                        Yes  X            No
                            ---              ---

Indicate the number of shares outstanding of each of the issuer's classes of
common stock, as of the latest practicable date.

As of November 4, 2005, the registrant had 9,862,880 shares of common stock
outstanding.



<PAGE>


Part I - FINANCIAL INFORMATION

Item 1.    Financial Statements

<TABLE>
<CAPTION>

                                             ONE LIBERTY PROPERTIES, INC. AND SUBSIDIARIES
                                                      CONSOLIDATED BALANCE SHEETS
                                             (Amounts in Thousands, Except Per Share Data)


                                                                                 September 30,         December 31,
                                                                                      2005                2004
                                                                                 -------------         ------------
                                                                                   (Unaudited)
<S>                                                                                  <C>                <C>

Assets
Real estate investments, at cost
   Land                                                                              $ 53,120           $ 47,447
   Buildings and improvements                                                         223,152            199,736
                                                                                     --------           --------
                                                                                      276,272            247,183
           Less accumulated depreciation                                               20,425             18,647
                                                                                     --------           --------
                                                                                      255,847            228,536

   Investment in unconsolidated joint ventures                                         27,398             37,023
   Cash and cash equivalents                                                            8,632              6,051
   Unbilled rent receivable                                                             6,202              5,301
   Properties held for sale                                                             5,634                  -
   Escrow, deposits and other receivables                                               1,900              2,285
   Investment in BRT Realty Trust (related party)                                         702                731
   Deferred financing costs                                                             2,624              2,408
   Other assets (including available-for-sale securities
       at market of $173 in each period)                                                3,709              2,051
                                                                                     --------           --------

           Total assets                                                              $312,648           $284,386
                                                                                     ========           ========

Liabilities and Stockholders' Equity
   Liabilities:
        Mortgages payable                                                            $142,495           $124,019
        Line of credit                                                                  8,000              7,600
        Dividends payable                                                               3,251              3,230
        Accrued expenses and other liabilities                                          3,962              3,422
                                                                                     --------           --------

           Total liabilities                                                          157,708            138,271
                                                                                     --------           --------

Commitments and contingencies                                                               -                  -

Stockholders' equity:
        Preferred stock, $1 par value;
           12,500 shares authorized; none issued                                            -                  -
        Common stock, $1 par value; 25,000 shares
           authorized; 9,760 and 9,728 shares
           issued and outstanding                                                       9,760              9,728
        Paid-in capital                                                               134,466            133,350
        Accumulated other comprehensive income - net
           unrealized gain on available-for-sale securities                               806                717
        Unearned compensation                                                          (1,338)              (926)
        Accumulated undistributed net income                                           11,246              3,246
                                                                                     --------           --------

           Total stockholders' equity                                                 154,940            146,115
                                                                                     --------           --------

           Total liabilities and stockholders' equity                                $312,648           $284,386
                                                                                     ========           ========






          See accompanying notes to consolidated financial statements.
</TABLE>

<PAGE>

<TABLE>
<CAPTION>

                                                ONE LIBERTY PROPERTIES, INC. AND SUBSIDIARIES
                                                      CONSOLIDATED STATEMENTS OF INCOME
                                                (Amounts in Thousands, Except Per Share Data)
                                                                  (Unaudited)


                                                                  Three Months Ended               Nine Months Ended
                                                                    September 30,                     September 30,
                                                               2005              2004              2005           2004
                                                               ----              ----              ----           ----
<S>                                                          <C>                <C>              <C>             <C>

Revenues:
   Rental income                                             $ 7,107            $ 5,550          $20,900         $15,666
                                                             -------            -------          -------         -------

Operating expenses:
   Depreciation and amortization                               1,403              1,032            4,119           2,913
   General and administrative (including $315,
      $258, $935 and $747, respectively, to
      related party)                                           1,347                801            3,199           2,402
   Real estate expenses                                          103                170              285             337
   Leasehold rent                                                 77                 42              231              42
                                                             -------            -------          -------         -------
      Total operating expenses                                 2,930              2,045            7,834           5,694
                                                             -------            -------          -------         -------

Operating income                                               4,177              3,505           13,066           9,972

Other income and expenses:
   Equity in earnings (loss) of unconsolidated
       joint ventures                                           (524)               669            1,327           1,639
   Interest and other income                                     150                 71              230             225
   Interest:
      Expense                                                 (2,505)            (2,054)          (7,529)         (5,997)
      Amortization of deferred financing costs                  (135)              (149)            (421)           (349)
Gain on sale of air rights                                         -                  -           10,248               -
Gain on sale of real estate                                        -                 73                -              73
(Loss) gain on sale of available-for-sale securities               -                  -               (1)              1
                                                             -------            -------          -------         -------

Income from continuing operations                              1,163              2,115           16,920           5,564
                                                             -------            -------          -------         -------

Discontinued operations:
   (Loss) income from operations                                 (65)               384             (405)          1,401
   Net gain on sale                                              631                  -            1,221              -
                                                             -------            -------          -------         -------

Income from discontinued operations                              566                384              816           1,401
                                                             -------            -------          -------         -------

Net income                                                   $ 1,729            $ 2,499          $17,736         $ 6,965
                                                             =======            =======          =======         =======

Weighted average number of common shares outstanding:
      Basic                                                    9,852              9,749            9,830           9,711
                                                               =====              =====            =====           =====
      Diluted                                                  9,857              9,762            9,835           9,729
                                                               =====              =====            =====           =====

Net income per common share - basic and diluted:
      Income from continuing operations                      $   .12            $   .22          $  1.72         $   .57
      Income from discontinued operations                        .06                .04              .08             .15
                                                             -------            -------          -------         -------
      Net income per common share                            $   .18            $   .26          $  1.80         $   .72
                                                             =======            =======          =======         =======

Cash distributions per share of common stock                 $   .33            $   .33          $   .99         $   .99
                                                             =======            =======          =======         =======


            See accompanying notes to consolidated financial statements.
</TABLE>

<PAGE>


<TABLE>
<CAPTION>


                                                           ONE LIBERTY PROPERTIES, INC. AND SUBSIDIARIES
                                                          CONSOLIDATED STATEMENTS OF STOCKHOLDERS' EQUITY

                                                      For the nine month period ended September 30, 2005 (Unaudited)
                                                                and the year ended December 31, 2004
                                                                       (Amounts in Thousands)


                                                                       Accumulated
                                                                          Other         Unearned      Accumulated
                                              Common       Paid-in    Comprehensive      Compen-     Undistributed
                                              Stock        Capital       Income          sation        Net Income       Total
                                              -----        -------       ------          ------        ----------       -----
<S>                                          <C>          <C>            <C>            <C>             <C>            <C>

Balances, January 1, 2004                    $ 9,605      $130,863       $    823        $  (447)       $  5,125       $145,969

Distributions -
   common stock                                    -             -              -              -         (12,853)       (12,853)
Exercise of options                               49           543              -              -               -            592
Shares issued through
   dividend reinvestment plan                     72         1,247              -              -               -          1,319
Issuance of restricted stock                       -           699              -           (699)              -              -
Restricted stock vesting                           2            (2)             -              -               -              -
Compensation expense -
   restricted stock                                -             -              -            220               -            220
     Net income                                    -             -              -              -          10,974         10,974
     Other comprehensive income-
        net unrealized loss on
        available-for-sale securities              -             -           (106)             -               -           (106)
                                                                                                                         ------
Comprehensive income                                                                                                     10,868
                                             -------      --------        -------        -------         -------         ------

Balances, December 31, 2004                    9,728       133,350            717           (926)          3,246        146,115

Distributions -
   common stock                                    -             -              -              -          (9,736)        (9,736)
Exercise of options                               11           109              -              -               -            120
Shares issued through
   dividend reinvestment plan                     21           390              -              -               -            411
Issuance of restricted stock                       -           617              -           (617)              -              -
Compensation expense -
   restricted stock                                -             -              -            205               -            205
     Net income                                    -             -              -              -          17,736         17,736
     Other comprehensive income-
        net unrealized gain on
        available-for-sale securities              -             -             89              -               -             89
                                                                                                                       --------
Comprehensive income                                                                                                     17,825
                                             -------      --------       --------       --------        --------       --------

Balances, September 30, 2005                 $ 9,760      $134,466       $    806       $ (1,338)       $ 11,246       $154,940
                                             =======      ========       ========       ========        ========       ========





        See accompanying notes to consolidated financial statements.
</TABLE>

<PAGE>



<TABLE>
<CAPTION>


                                               ONE LIBERTY PROPERTIES, INC. AND SUBSIDIARIES
                                                   CONSOLIDATED STATEMENTS OF CASH FLOWS
                                                         (Amounts in Thousands)
                                                              (Unaudited)


                                                                                          Nine Months Ended
                                                                                            September 30,
                                                                                            -------------
                                                                                      2005                2004
                                                                                      ----                ----
<S>                                                                                 <C>                  <C>

Cash flows from operating activities:
   Net income                                                                       $ 17,736             $ 6,965
   Adjustments to reconcile net income
     to net cash provided by operating activities:
   Gain on sale of real estate                                                       (11,469)                (73)
   Loss (gain) on sale of available-for-sale securities                                    1                  (1)
   Increase in rental income from straight-lining of rent                               (901)               (645)
   Decrease in rental income from amortization of
     intangibles relating to leases                                                       18                  30
   Provision for valuation adjustment                                                    469                   -
   Amortization of restricted stock expense                                              205                 163
   Equity in earnings of unconsolidated joint ventures                                (1,327)             (1,639)
   Distributions of earnings from unconsolidated joint ventures                        2,329               1,637
   Depreciation and amortization                                                       4,361               3,334
   Amortization of financing costs                                                       448                 351
   Changes in assets and liabilities:
   Decrease (increase) in escrow, deposits and other receivables                         321                (610)
   Increase in accrued expenses and other liabilities                                    540                  23
                                                                                    --------            --------
           Net cash provided by operating activities                                  12,731               9,535
                                                                                    --------            --------

Cash flows from investing activities:
   Additions to real estate                                                          (55,715)            (31,646)
   Net proceeds from sale of real estate                                              27,797               1,302
   Investment in unconsolidated joint ventures                                          (282)             (6,186)
   Distribution of capital from unconsolidated joint ventures                          9,018                 192
   Net proceeds from sale of available-for-sale securities                                 4                   3
                                                                                    --------            --------
           Net cash used in investing activities                                     (19,178)            (36,335)
                                                                                    --------            --------

Cash flows from financing activities:
   Repayment of mortgages payable                                                    (13,680)             (1,725)
   Proceeds from mortgages payable                                                    32,156               5,250
   Payment of financing costs                                                           (664)               (823)
   Proceeds from bank line of credit, net                                                400                   -
   Cash distributions - common stock                                                  (9,715)             (9,803)
   Exercise of stock options                                                             120                 462
   Issuance of shares through dividend reinvestment plan                                 411                 981
                                                                                    --------            --------
           Net cash provided by (used in) financing activities                         9,028              (5,658)
                                                                                    --------            --------

           Net increase (decrease) in cash and cash equivalents                        2,581             (32,458)

Cash and cash equivalents at beginning of period                                       6,051              45,944
                                                                                    --------            --------

Cash and cash equivalents at end of period                                          $  8,632            $ 13,486
                                                                                    ========            ========

Supplemental disclosures of cash flow information:
   Cash paid during the period for interest                                         $  7,511            $  6,027

Supplemental schedule of non-cash investing and financing activities:
   Assumption of mortgages payable in connection with purchase of real estate       $      -             $ 7,085
   Reclassification of assets from real estate to properties held for sale             5,634                   -



         See accompanying notes to consolidated financial statements.
</TABLE>

<PAGE>





                  One Liberty Properties, Inc. and Subsidiaries
                   Notes to Consolidated Financial Statements

Note 1 - Organization and Background
         ---------------------------

One Liberty Properties, Inc. (the "Company") was incorporated in 1982 in the
state of Maryland. The Company is a self-administered and self-managed real
estate investment trust ("REIT"). The Company acquires, owns and manages a
geographically diversified portfolio of retail, industrial, office, movie
theater, health and fitness and other properties, a substantial portion of which
are under long-term net leases. The Company owns forty-six properties, including
three properties held for sale, participates in six joint ventures which own a
total of fourteen properties, including one property held for sale and holds a
50% tenancy in common interest in one property. The sixty-one properties are
located in twenty-three states.

Note 2 - Basis of Preparation
         --------------------

The accompanying interim unaudited consolidated financial statements as of
September 30, 2005 and for the nine and three months ended September 30, 2005
and 2004 reflect all normal recurring adjustments which are, in the opinion of
management, necessary for a fair presentation of the results for such interim
periods. The results of operations for the nine and three months ended September
30, 2005 are not necessarily indicative of the results for the full year.

The preparation of the financial statements in conformity with U.S. generally
accepted accounting principles requires management to make estimates and
assumptions that affect the amounts reported in the financial statements and
accompanying notes. Actual results could differ from those estimates.

The consolidated financial statements include the accounts of One Liberty
Properties, Inc. and its wholly-owned subsidiaries (collectively, the
"Company"). The Company accounts for its investments in unconsolidated joint
ventures under the equity method of accounting as the Company exercises
significant influence over, but does not control, these entities. Material
intercompany items and transactions have been eliminated.

Certain amounts reported in previous consolidated financial statements have been
reclassified in the accompanying consolidated financial statements to conform to
the current year's presentation.

These statements should be read in conjunction with the consolidated financial
statements and related notes which are included in the Company's Annual Report
on Form 10-K for the year ended December 31, 2004.

Note 3 - Earnings Per Common Share
         -------------------------

For the nine and three months ended September 30, 2005 and 2004, basic earnings
per share were determined by dividing net income for the period by the weighted
average number of shares of the Company's Common Stock outstanding, which
includes restricted stock, during each period.

Diluted earnings per share reflect the potential dilution that could occur if
securities or other contracts exercisable for, or convertible into, Common Stock
were exercised or converted or resulted in the issuance of Common Stock that
shared in the earnings of the Company. For the nine and three month periods
ended September 30, 2005 and 2004, diluted earnings per share were determined by
dividing net income applicable to common stockholders for the period by the
total of the weighted average number of shares of Common Stock outstanding plus
the dilutive effect of the Company's outstanding options (5,227 and 4,488 for
the nine and three months ended September 30, 2005 and 18,190 and 13,761 for the
nine and three months ended September 30, 2004, respectively) using the treasury
stock method.


<PAGE>


                  One Liberty Properties, Inc. and Subsidiaries
                   Notes to Consolidated Financial Statements
                                   (Continued)

Note 4 - Investment in Unconsolidated Joint Ventures
         -------------------------------------------

The Company is a member in six unconsolidated joint ventures which own and
operate fourteen properties. The following tables present unaudited condensed
financial statements of the two most significant joint ventures, both of which
own movie theater properties, are with MTC Investors LLC, an unrelated party,
and in which the Company is the managing member (amounts in thousands):

                                Joint Venture #1

Condensed Balance Sheets                    September 30,         December 31,
                                                2005                 2004
                                                ----                 ----
                                                                   (audited)
Cash and cash equivalents                     $   342               $   720
Real estate investments, net                   53,672                54,533
Deferred financing costs                          475                   527
Unbilled rent receivable                        1,329                 1,105
Other assets                                        3                     3
                                              -------               -------
Total assets                                  $55,821               $56,888
                                              =======               =======

Mortgage loans payable                        $31,946               $32,600
Other liabilities                                 291                   687
Equity                                         23,584                23,601
                                              -------               -------
Total liabilities and equity                  $55,821               $56,888
                                              =======               =======

Company's equity investment (A)               $12,729               $12,752
                                              =======               =======

<TABLE>
<CAPTION>


                                                                   Three Months Ended              Nine Months Ended
                                                                      September 30,                  September 30,
Condensed Statements of Operations                                 2005             2004          2005             2004
----------------------------------                                 ----             ----          ----             ----
<S>                                                              <C>              <C>            <C>             <C>

Rental income                                                    $ 1,838          $ 1,834        $ 5,513         $ 5,501
                                                                 -------          -------        -------         -------

Depreciation and amortization                                        289              289            866             866
Operating expenses                                                    74               65            223             221
                                                                 -------          -------        -------         -------
Total operating expenses                                             363              354          1,089           1,087
                                                                 -------          -------        -------         -------

Operating income                                                   1,475            1,480          4,424           4,414

Other income and expenses:
    Interest income                                                    -                -              3               -
    Interest:
      Expense                                                       (627)            (644)        (1,893)         (1,942)
      Amortization of deferred financing costs                       (17)             (17)           (52)            (52)
                                                                 -------          -------        -------         -------

Net income attributable to members                               $   831          $   819        $ 2,482         $ 2,420
                                                                 =======          =======        =======         =======

Company's share of net income                                    $   415          $   410        $ 1,241         $ 1,210
                                                                 =======          =======        =======         =======

Amount recorded in income statement (A)                          $   411          $   405        $ 1,226         $ 1,195
                                                                 =======          =======        =======         =======

Distributions received by the Company:
    From operations                                              $   412          $   386        $ 1,235         $ 1,176
                                                                 =======          =======        =======         =======
    From capital                                                 $    15          $     -        $    15         $    21
                                                                 =======          =======        =======         =======


(A)      The difference between the carrying amount of the Company's investment
         in Joint Venture # 1 and the underlying equity in net assets is a
         premium amortized as an adjustment to equity in earnings of
         unconsolidated joint ventures over 40 years.
</TABLE>

<PAGE>
                  One Liberty Properties, Inc. and Subsidiaries
                   Notes to Consolidated Financial Statements
                                   (Continued)

Note 4 - Investment in Unconsolidated Joint Ventures (Continued)
<TABLE>
<CAPTION>
                                Joint Venture #2

Condensed Balance Sheets                                                    September 30,         December 31,
------------------------                                                    -------------         ------------
                                                                                 2005                 2004
                                                                                -----                 ----
                                                                                                   (audited)
<S>                                                                           <C>                    <C>


Cash and cash equivalents                                                     $    562               $    413
Real estate investments, net                                                    38,192                 42,012
Property held for sale (A)                                                         640                      -
Deferred financing costs                                                           427                    450
Unbilled rent receivable                                                         1,061                    839
Other assets, primarily investment in AIX stock                                    418(B)                  18
                                                                              --------               --------
Total assets                                                                  $ 41,300               $ 43,732
                                                                              ========               ========

Mortgage loans payable                                                        $ 25,269               $ 25,606
Other liabilities                                                                  646                    610
Equity                                                                          15,385                 17,516
                                                                              --------               --------
Total liabilities and equity                                                  $ 41,300               $ 43,732
                                                                              ========               ========

Company's equity investment                                                   $  7,589               $  8,652
                                                                              ========               ========
</TABLE>

<TABLE>
<CAPTION>
                                                                    Three Months Ended               Nine Months Ended
                                                                       September 30,                   September 30,
Condensed Statements of Operations                                 2005            2004            2005             2004
----------------------------------                                 ----            ----            ----             ----
<S>                                                              <C>              <C>             <C>             <C>

Rental income                                                    $ 1,203          $ 1,131         $ 4,206(B)      $ 2,890
                                                                 -------          -------         -------         -------

Depreciation and amortization                                        203              202             608             607
Operating expenses                                                    19               28             126              60
                                                                 -------          -------         -------         -------
Total operating expenses                                             222              230             734             667
                                                                 -------          -------         -------         -------

Operating income                                                     981              901          3,472            2,223

Other income and expenses:
    Interest:
      Expense                                                       (498)            (509)        (1,494)          (1,528)
      Amortization of deferred financing costs                        (8)              (8)           (24)             (24)
                                                                 -------          -------        -------          -------

Income from continuing operations                                    475              384          1,954              671
    Loss from discontinued operations (A)                         (2,580)               -         (2,580)             (83)
                                                                 -------          -------        -------          -------

Net (loss) income attributable to members                        $(2,105)         $   384        $  (626)         $   588
                                                                 =======          =======        =======          =======

Company's share of net (loss) income                             $(1,052)         $   192        $  (313)         $   294
                                                                 =======          =======        =======          =======

Distributions received by the Company:
    From operations                                              $     -          $   146        $   629          $   297
                                                                 =======          =======        =======          =======
    From capital                                                 $   235          $     -        $   235          $   141
                                                                 =======          =======        =======          =======
</TABLE>

(A) At September 30, 2005, the joint venture determined that the fair value of
one of the five properties owned by it, where the joint venture was funding the
construction of a six screen movie theater pursuant to the lease entered into
with the former tenant, was lower than its carrying value. The lease with the
former tenant was terminated by mutual agreement in September 2004 and
construction was suspended. The joint venture is seeking alternative uses for
this property and is also offering this property for sale. The provision for
valuation adjustment of $2,562,000 in the nine and three months ended September
30, 2005 is based on a recently obtained third party appraisal which values the
land only and a report by an independent engineering firm which
<PAGE>

                  One Liberty Properties, Inc. and Subsidiaries
                   Notes to Consolidated Financial Statements
                                   (Continued)

Note 4 - Investment in Unconsolidated Joint Ventures (Continued)
         -------------------------------------------------------

estimates the value of the construction completed to date, against which
management has taken a significant discount. The provision was recorded as a
direct write down on the balance sheet.

(B) During February 2005, the tenant/operator of one of the joint venture's
movie theaters sold its business to an independent third party, which sale
accelerated the payment of arrearages of rent and other miscellaneous charges
that were originally due to the joint venture in August 2005. Revenues for the
nine months ended September 30, 2005 include $592,000 of such rent arrearages.
This tenant had the same principal as the tenant described in (A) above.
        In consideration of the joint venture's consent to the lease assignment
and a lease amendment and its waiver of the requirement for a security deposit
under the amended lease, the joint venture received 40,000 restricted shares of
Class A common stock of Access Integrated Technologies, Inc., the new tenant's
parent company (AMEX:AIX). The closing price per share on the date of the
transaction for these shares was $4.40 and at September 30, 2005 was $10.03.
These shares have certain restrictions regarding the disposition thereof.

At September 30, 2005, the remaining four unconsolidated joint ventures each own
one property. At September 30, 2005 and December 31, 2004, the Company's equity
investment in these four joint ventures totaled $7,080,000 and $15,619,000,
respectively. The September 30, 2005 balance is net of distributions of
refinancing proceeds the Company received from two of the joint ventures
aggregating $8,715,000. These unconsolidated joint ventures contributed $414,000
and $117,000, respectively, in equity earnings for the nine and three months
ended September 30, 2005 and $150,000 and $72,000, respectively, in equity
earnings for the nine and three months ended September 30, 2004, prior to the
Company's sixth joint venture being formed.

Note 5 - Gain on Sale of Air Rights
         --------------------------

On June 30, 2005, the Company sold the unused development or "air" rights
relating to a property located in Brooklyn, New York for a sales price of
approximately $11,000,000, which resulted in a gain of approximately $10,250,000
for financial statement purposes. This gain will be deferred for federal tax
purposes in accordance with Section 1031 of the Internal Revenue Code of 1986,
as amended. In connection with this sale, a brokerage fee of $205,000 was paid
to a company wholly owned by the Chairman of the Board of Directors and in which
certain officers of the Company have management positions.

Note 6 - Discontinued Operations
         -----------------------

In October and November 2005, the Company sold two properties for a total sales
price of $4,525,000. The carrying amount of $3,647,000 is included in
"Properties held for sale" on the accompanying consolidated balance sheet at
September 30, 2005 and the results of operations are included as income from
discontinued operations in accordance with SFAS 144, "Accounting for Impairment
or Disposal of Long-Lived Assets." The sales resulted in gains totaling
approximately $690,000, which will be included in "Net gain on sale of
discontinued operations" in the results of operations for the year ended
December 31, 2005.

On September 23, 2005, the Company sold a property located in Cedar Rapids, Iowa
for a price of $1,846,000, resulting in a gain of approximately $639,000. In
accordance with SFAS 144, "Accounting for Impairment or Disposal of Long-Lived
Assets," the Company recorded the results of operations and the related gain as
income from discontinued operations for this sale and the sale described below.


<PAGE>


                  One Liberty Properties, Inc. and Subsidiaries
                   Notes to Consolidated Financial Statements
                                   (Continued)


Note 6 - Discontinued Operations (Continued)
         -----------------------------------

On May 17, 2005, the Company sold a property located in Jupiter, Florida for a
price of approximately $16,500,000, resulting in a gain of approximately
$582,000. In connection with this sale, a brokerage fee of $165,000 was paid to
a company wholly owned by the Chairman of the Board of Directors and in which
certain officers of the Company have management positions.

Also included in discontinued operations are the results of operations of a
property that is considered as held-for-sale and which has a carrying amount of
$1,987,000. At December 31, 2004 the Company determined that the estimated fair
value of this property, where the tenant filed for bankruptcy protection and
vacated the premises, was lower than its carrying value and recorded a $366,000
provision for the difference. At June 30, 2005, the Company wrote down the asset
by an additional $469,000 based on an updated evaluation of market conditions in
the geographic area in which the property is located. The provisions were
recorded as direct write-downs of the investment on the balance sheet and
depreciation was calculated using the new basis.

The following is a summary of income from discontinued operations for the nine
and three months ended September 30, 2005 and 2004 (in thousands):

<TABLE>
<CAPTION>

                                                               Three Months Ended            Nine Months Ended
                                                                  September 30,                September 30,
                                                                  -------------                -------------
                                                              2005         2004            2005            2004
                                                              ----         ----            ----            ----
<S>                                                          <C>          <C>             <C>             <C>


Revenues, primarily rental income                            $  131       $  725          $1,005          $2,304
                                                             ------       ------          ------          ------

Depreciation and amortization                                    39          140             241             421
Real estate expenses                                            157          151             581             329
Interest expense                                                  -           50             119             153
Provision for valuation adjustment of real estate                 -            -             469               -
                                                             ------       ------          ------          ------
    Total expenses                                              196          341           1,410             903
                                                             ------       ------          ------          ------

(Loss) income from discontinued operations
    before gain on sale                                         (65)         384            (405)          1,401

Net gain on sale of discontinued operations                     631            -           1,221               -
                                                             ------       ------          ------          ------

Income from discontinued operations                          $  566       $  384          $  816          $1,401
                                                             ======       ======          ======          ======

</TABLE>

Note 7 - Common Stock Dividend Distribution
         ----------------------------------

On September 9, 2005, the Board of Directors declared a quarterly cash
distribution of $.33 per share on the Company's Common Stock which was paid on
October 3, 2005 to stockholders of record on September 22, 2005.


<PAGE>



                  One Liberty Properties, Inc. and Subsidiaries
                   Notes to Consolidated Financial Statements
                                   (Continued)

Note 8 - Comprehensive Income
         ---------------------

Comprehensive income for the nine and three month periods ended September 30,
2005 and 2004 are as follows (amounts in thousands):

<TABLE>
<CAPTION>

                                                              Three Months Ended              Nine Months Ended
                                                                 September 30,                  September 30,
                                                                 -------------                  -------------
                                                              2005         2004            2005           2004
                                                              ----         ----            ----           ----
<S>                                                         <C>          <C>             <C>            <C>

Net income                                                  $ 1,729      $ 2,499         $17,736        $ 6,965
Other comprehensive income -
    Unrealized gain (loss) on
    available-for-sale securities                                23           66              89           (211)
                                                            -------      -------         -------        -------
Comprehensive income                                        $ 1,752      $ 2,565         $17,825        $ 6,754
                                                            =======      =======         =======        =======
</TABLE>



Accumulated other comprehensive income, which is solely comprised of the net
unrealized gain on available-for-sale securities was $806,000 and $717,000 at
September 30, 2005 and December 31, 2004, respectively.

Note 9 - Restricted Stock
         ----------------

As of September 30, 2005, a total of 94,475 shares have been issued under the
Company's 2003 Incentive Plan, including 37,450 restricted shares that were
awarded in April 2005. The total number of shares issuable under this Plan is
275,000. The restricted stock issued to date under the Plan vest five years from
the date of issuance and under certain circumstances, may vest earlier. For
accounting purposes, the restricted stock is not included in the outstanding
shares shown on the balance sheet until they vest. The Company records
compensation expense over the vesting period, measuring the compensation cost
based on the market value of the stock on the date of grant. For the nine and
three months ended September 30, 2005, the Company recorded $205,000 and $57,000
of compensation expense, respectively. For the nine and three months ended
September 30, 2004, the Company recorded $163,000 and $60,000 of compensation
expense, respectively.

Note 10 - Preferred Stock
          ---------------

At the Company's Annual Meeting of Stockholders held on June 14, 2005, the
stockholders approved an Amendment to the Company's Restated Articles of
Incorporation to increase the aggregate number of shares of authorized capital
stock by authorizing the issuance of 12,500,000 shares of preferred stock, par
value $1.00 per share. To date none have been issued.

Note 11 - New Accounting Pronouncements
          -----------------------------

Emerging Issues Task Force ("EITF") Issue 04-5, "Investor's Accounting for an
Investment in a Limited Partnership when the Investor is the Sole General
Partner and the Limited Partners Have Certain Rights" was ratified by the
Financial Accounting Standards Board ("FASB") in June 2005. This EITF provides
guidance in determining whether a general partner controls a limited partnership
and what rights held by the limited partners(s) preclude the sole general
partner from consolidating the limited partnership in accordance with the U.S.
generally accepted accounting principles. This issue is effective no later than
for fiscal years beginning after December 15, 2005 and as of June 29, 2005 for
new or modified arrangements.
<PAGE>

                  One Liberty Properties, Inc. and Subsidiaries
                   Notes to Consolidated Financial Statements
                                   (Continued)

Note 11 - New Accounting Pronouncements (Continued)
          -----------------------------------------

On December 16, 2004, the FASB issued Statement No. 123 (revised 2004),
"Share-Based Payment," which is a revision of FASB Statement No. 123,
"Accounting for Stock-Based Compensation." Statement 123 (R) supersedes APB
Opinion No. 25, "Accounting for Stock Issued to Employees," and amends FASB
Statement No. 95, "Statement of Cash Flows." Statement 123 (R) requires all
share-based payments to employees, including grants of employee stock options,
be recognized in the financial statements based on their fair value. The pro
forma disclosure is no longer an alternative. The Statement is effective for
public companies as of January 1, 2006.

Management is evaluating the impact of the pronouncement and EITF issue and does
not anticipate that their adoption will have a significant effect on earnings or
the financial position of the Company.

Note 12 -  President Resignation and Contingency
           -------------------------------------

On July 21, 2005, the Company announced that Jeffrey Fishman, the Company's
President, Chief Executive Officer and a member of its Board of Directors
resigned. Mr. Fishman's resignation followed the discovery by the Company of
what appeared to be inappropriate financial dealings by Mr. Fishman with a
former tenant of a property owned by a joint venture in which the Company is a
50% venture partner and the managing member. The Audit Committee of the Board of
Directors is conducting an investigation of this matter and related matters and
retained special counsel to assist the committee in the investigation. The
investigation is on going.

On August 12, 2005, the former tenant, Pritchard Square Cinema LLC, and an
entity related to the former tenant, commenced a litigation in the Supreme Court
of the State of New York, Nassau County, against the Company, certain of its
affiliated entities, Mr. Fishman and Britannia Management, LLC ("Britannia"), a
company which the Company believes is owned and/or controlled by Mr. Fishman.
The related entity was the seller and Pritchard Square Cinema LLC was the tenant
of the property when it was acquired by the joint venture and the joint venture
was the purchaser and landlord of such property. The property is still owned by
the joint venture and is now leased to a party unrelated to the former tenant.
The former tenant and the related entity allege that it or its affiliates paid
$815,000 in the aggregate to Mr. Fishman and/or Britannia. The complaint alleges
as against Mr. Fishman, Britannia, the Company  and affiliated entities, fraud,
breach of contract, intentional tort, negligent supervision, respondeat
superior, negligent misrepresentation, tortious interference with prospective
economic relations and conduct in violation of the Racketeer Influenced and
Corrupt Organizations Act ("RICO"). The damages sought in the complaint are $9
million plus punitive damages, interest and costs and a demand for treble
damages under RICO. The Company believes that the Plaintiff's claims are without
merit as against the Company and its affiliates and the Company will vigorously
defend this action.

On the same date the complaint was filed against the Company, certain of its
affiliated entities, Mr. Fishman and Britannia, the Company filed a suit in the
Supreme Court of the State of New York, Nassau County against the former tenant,
Norman Adie, the former tenant's principal, Jeffrey Fishman, Britannia and
others. The Company's complaint alleges that Mr. Adie, Mr. Fishman and other
defendants conspired to defraud the Company. The Company's lawsuit alleges
commercial bribery, fraud, breach of fiduciary duty, tortious interference,
intentional tort, violation of the New York Enterprise Corruption Act,
respondeat superior, unjust enrichment and violations of RICO. The damages
alleged in this lawsuit exceed $1 million, plus punitive damages, interest and
costs. Both litigations are in preliminary stages where discovery has not yet
commenced.

<PAGE>

                  One Liberty Properties, Inc. and Subsidiaries
                   Notes to Consolidated Financial Statements
                                   (Continued)


Note 13 - Unaudited Pro Forma Information
          -------------------------------

On September 16, 2005, the Company purchased a property located in New Jersey
for $30,000,000. The following table summarizes, on an unaudited pro forma
basis, the combined results of continuing operations of the Company for the nine
and three months ended September 30, 2005 and 2004 as though the acquisition of
this property in September 2005 was completed on January 1, 2004. The
information does not purport to be indicative of what the operating results of
the Company would have been had the acquisition been consummated on January 1,
2004. (Amounts in thousands, except per share data.)

<TABLE>
<CAPTION>

                                                             Three Months Ended             Nine Months Ended
                                                                September 30,                 September 30,
                                                                -------------                 -------------
                                                            2005             2004           2005          2004
                                                            ----             ----           ----          ----
<S>                                                       <C>              <C>            <C>           <C>

Pro forma revenues                                        $ 7,527          $ 6,358        $22,953       $18,089
Pro forma net income from continuing
     operations                                           $ 1,357          $ 2,396        $17,629       $ 6,405
Pro forma common shares:
        Basic                                               9,852            9,749          9,830         9,711
        Diluted                                             9,857            9,762          9,835         9,729
Pro forma net income per common
     share from continuing operations -
        Basic and Diluted                                 $   .14          $   .25        $  1.79       $   .66


</TABLE>

<PAGE>


Item 2.  Management's Discussion And Analysis Of Financial Condition And Results
         -----------------------------------------------------------------------
         Of Operations
         -------------

Forward-Looking Statements
--------------------------

With the exception of historical information, this quarterly report on Form 10-Q
contains certain forward-looking statements within the meaning of Section 27A of
the Securities Act of 1933, as amended. We intend such forward-looking
statements to be covered by the safe harbor provision for forward-looking
statements contained in the Private Securities Litigation Reform Act of 1995 and
include this statement for purposes of complying with these safe harbor
provisions. Forward-looking statements, which are based on certain assumptions
and describe our future plans, strategies and expectations, are generally
identifiable by use of the words "may," "will," "believe," "expect," "intend,"
"anticipate," "estimate," "project," or similar expressions or variations
thereof. Forward-looking statements should not be relied on since they involve
known and unknown risks, uncertainties and other factors which are, in some
cases, beyond our control and which could materially affect actual results,
performance or achievements. Investors are cautioned not to place undue reliance
on any forward-looking statements.

Overview
--------

We are a self-administered and self-managed real estate investment trust, or
REIT, and we primarily own real estate that we net lease to tenants. At
September 30, 2005, we own 46 properties, including three properties held for
sale, participate in six joint ventures which own a total of 14 properties,
including one property held for sale, and hold a 50% tenancy in common interest
in one property. These 61 properties are located in 23 states.

We have elected to be taxed as a REIT under the Internal Revenue Code of 1986,
as amended. To qualify as a REIT, we must meet a number of organizational and
operational requirements, including a requirement that we distribute currently
at least 90% of ordinary taxable income to our stockholders. We intend to comply
with these requirements and to maintain our REIT status.

Our principal business strategy is to acquire improved, commercial properties
subject to long-term net leases. We acquire properties for their value as
long-term investments and for their ability to generate income over an extended
period of time. We have borrowed funds in the past to finance the purchase of
real estate and we expect to do so in the future.

Our rental properties are generally leased to corporate tenants under operating
leases substantially all of which are noncancellable. Substantially all of our
lease agreements are net lease arrangements that require the tenant to pay not
only rent, but also substantially all of the operating expenses of the leased
property, including maintenance, taxes, utilities and insurance. A majority of
our lease agreements provide for periodic rental increases and certain of our
other leases provide for increases based on the consumer price index.

At September 30, 2005, excluding mortgages payable of our unconsolidated joint
ventures, we had 35 outstanding mortgages payable, aggregating approximately
$142 million in principal amount, each of which is secured by a first lien on an
individual real estate property. The real properties securing our outstanding
mortgages payable have an aggregate carrying value of approximately $220 million
before accumulated depreciation. The mortgages bear interest at fixed rates
ranging from 5.125% to 8.8%, and mature between 2006 and 2023.

On July 21, 2005, the Company announced that Jeffrey Fishman, the Company's
President, Chief Executive Officer and a member of its Board of Directors
resigned. Mr. Fishman's resignation followed the discovery by the Company of
what appeared to be inappropriate financial dealings by Mr. Fishman with a
former tenant of a property owned by a movie theater joint venture in which the
Company is a 50% venture partner and the managing member. The Audit Committee of
the Board of Directors is conducting an investigation of this matter and related
matters and retained special counsel to assist the committee in the
investigation. The investigation is ongoing.

On August 12, 2005, the former tenant, Pritchard Square Cinema LLC, and an
entity related to the former tenant, commenced a litigation in the Supreme Court
of the State of New York, Nassau County, against the Company, certain of its
affiliated entities, Mr. Fishman and Britannia Management, LLC, a company which
we believe is owned and/or controlled by Mr. Fishman. The related entity was the
seller and Pritchard Square Cinema LLC was the tenant of the property located in
Brooklyn, New York and improved with an eight screen movie theater when it was
acquired by the joint venture and the joint venture was the purchaser and
landlord of such property. The property is still owned by the joint venture and
is now leased to a party unrelated to the former tenant. The former tenant and
the related entity allege that it or its affiliates paid $815,000 in the
aggregate to Mr. Fishman and/or Britannia. The complaint alleges as against Mr.
Fishman, Britannia, the Company and affiliated entities, fraud, breach of
contract, intentional tort, negligent supervision, respondeat superior,
negligent misrepresentation, tortious interference with prospective economic
relations and conduct in violation of the Racketeer Influenced and Corrupt
Organizations Act. The damages sought in the complaint are $9 million plus
punitive damages, interest and costs and a demand for treble damages under RICO.
The Company believes that the Plaintiff's claims are without merit as against
the Company and its affiliates and the Company will vigorously defend this
action.

On the same date the complaint was filed against the Company, certain of its
affiliated entities, Mr. Fishman and Brittania, the Company filed a suit in the
Supreme Court of the State of New York, Nassau County against the former tenant,
Norman Adie, the former tenant's principal, Jeffrey Fishman, Britannia and
others. The Company's complaint alleges that Mr. Adie, Mr. Fishman and other
defendants conspired to defraud the Company. The Company's lawsuit alleges
commercial bribery, fraud, breach of fiduciary duty, tortious interference,
intentional tort, violation of the New York Enterprise Corruption Act,
respondeat superior, unjust enrichment and violations of RICO. The damages
alleged in this lawsuit exceed $1 million, plus punitive damages, interest and
costs. Both litigations are in preliminary stages where discovery has not yet
commenced.

In the three and nine months ended September 30, 2005 one of the move theater
joint ventures took a $2.56 million provision for valuation adjustment against a
five screen movie theater under construction located in Monroe, New York, of
which the Company has a 50% ($1.3 million) equity share. The joint venture had
been funding construction at this property pursuant to a lease with an entity
controlled by Norman Aide, who was also the principal of Pritchard Square Cinema
LLC. The lease for the Monroe theater was terminated by mutual agreement in
September 2004 and construction suspended at that time. The provision for
valuation adjustment is based on a recently obtained third party appraisal which
values the land only and a report by an independent engineering firm which
estimates the value of the construction completed to date against which
management has taken a significant discount. The Company has not to its
knowledge engaged in any other transactions, direct or indirect, with Mr. Adie
or any entity controlled or affiliated with him.

Results of Operations
---------------------

Comparison of Nine and Three Months Ended September 30, 2005 and 2004
---------------------------------------------------------------------

Revenues

Rental income increased by $5.2 million, or 33.4%, to $20.9 million for the nine
months ended September 30, 2005 from $15.7 million for the nine months ended
September 30, 2004. For the three months ended September 30, 2005, rental income
increased by $1.5 million, or 28.1%, to $7.1 million from $5.6 million for the
three months ended September 30, 2004. The increase in rental income is
primarily due to $4.8 million and $1.4 million of rental revenues earned during
the nine and three months ended September 30, 2005, respectively, on thirteen
properties acquired by us between March 2004 and September 2005.

Operating Expenses

Depreciation and amortization expense increased by $1.2 million, or 41.4%, and
$371,000, or 35.9%, to $4.1 million and $1.4 million for the nine and three
months ended September 30, 2005, respectively. The increase in depreciation and
amortization expense was primarily due to the acquisition of thirteen properties
between March 2004 and September 2005.

General and administrative expenses increased by $797,000, or 33.2%, to $3.2
million for the nine months ended September 30, 2005. For the three months ended
September 30, 2005, general and administrative expenses increased by $546,000,
or 68.2%, to $1.3 million.   The Company incurred fees of $536,000 during the
nine and three months ended September 30, 2005 relating to the investigation
conducted by our Audit Committee into certain financial dealings of our former
President and Chief Executive Officer, primarily fees of special counsel
retained by the Audit Committee to assist the committee in its investigation.
In addition, there were increases of approximately $182,000 and $58,000,
respectively, for executive and support personnel, primarily for legal and
accounting services, including additional staffing requirements, allocated to us
pursuant to a Shared Services Agreement among us and related entities. Also
included in the nine months ended September 30, 2005 is an increase in
compensation expense of $42,000 relating to the issuance of restricted stock and
an increase in the fees of our independent public accounting firm of
approximately $77,000, including $30,000 of costs associated with the internal
control procedures related to compliance with Section 404 of the Sarbanes-Oxley
Act. Professional fees also increased by $35,000 in the three months ended
September 30, 2005 primarily due to an increase in fees to our independent
public accounting firm. Additionally, for the nine and three months ended
September 30, 2005, state taxes increased by approximately $33,000 and $10,000,
director and officer liability insurance and directors' fees increased by
approximately $39,000 and $-0-, and travel and other miscellaneous expenses
decreased by approximately $11,000 and increased by $12,000, respectively.
Payroll and related expenses decreased by $105,000 for the three months ended
September 30, 2005 primarily because the Company did not make salary payments
for our President and Chief Executive Officer after July 2005. Offsetting the
increases in the nine months ended September 30, 2005 is a one-time expense of
$101,000 we incurred in 2004 in connection with the initial listing of our
common stock on the New York Stock Exchange.

Real estate expenses decreased by $52,000, or 15.4%, and $67,000, or 39.4%, for
the nine and three months ended September 30, 2005, resulting primarily from a
decrease in real estate taxes and operating expenses incurred in the 2004 nine
and three month periods relating to two vacant properties.

Other Income and Expenses

Our equity in earnings of unconsolidated joint ventures decreased by $312,000,
or 19%, to $1.3 million for the nine months ended September 30, 2005. For the
three months ended September 30, 2005, equity in earnings of unconsolidated
joint ventures decreased by $1.2 million, or 178%, to a loss of $524,000. The
decreases result from a $2.56 million provision for valuation adjustment taken
by one of our movie theater joint ventures against one of its five properties,
of which 50%, or $1.3 million, is our equity share. The joint venture based this
provision on a recently obtained third party appraisal on such property which
valued the land only and a report by an independent engineering firm which
estimated the value of the construction completed at such property to date,
against which management has taken a significant discount. This decrease was
offset in part by our equity share of income earned by two joint ventures
organized in the second half of 2004. These joint ventures each purchased one
property and we recognized equity in earnings of $333,000 and $84,000,
respectively, from these joint ventures in the nine and three months ended
September 30, 2005 compared to $58,000 in equity recognized in the nine and
three months ended September 30, 2004. Additionally, in February 2005, the
operator of one of the movie theaters owned by one of our joint ventures sold
its business to an independent third party, which sale accelerated rent
arrearages totaling $592,000 that were due in August 2005. We have a 50%
interest in this joint venture and the accelerated payment resulted in an
additional $296,000 of equity in earnings to us in the nine months ended
September 30, 2005. Additional increases in equity earnings to us in the 2005
nine and three month periods resulted from rent payments from this new tenant
and the write off during the nine months ended September 30, 2004 of the entire
balance of unbilled rent receivable relating to this movie theater.

Interest and other income increased by $5,000, or 2.2%, and $79,000, or 111%, to
$230,000 and $150,000, respectively, for the nine and three months ended
September 30, 2005. The primary reason for the increase was interest earned
during the three months ended September 30, 2005 on our investment of proceeds
received from the sale of a property and mortgage financings in short-term cash
equivalents.

Interest expense increased by $1.5 million, or 25.5%, and $451,000, or 22%, to
$7.5 million and $2.5 million, respectively, for the nine and three months ended
September 30, 2005. This includes increases of $1.2 million and $426,000,
respectively, on our mortgages payable principally resulting from mortgages
placed on ten properties between September 2004 and June 2005 and the assumption
of mortgages in connection with the purchase of one property during March 2004
and one property during November 2004. In addition, interest expense related to
our line of credit increased by $285,000 and $25,000, respectively, for the nine
and three months ended September 30, 2005 resulting from borrowings made to
facilitate the purchase of several properties.

Amortization of deferred financing costs increased by $72,000, or 20.6%, and
decreased by $14,000, or 9.4%, to $421,000 and $135,000, respectively, for the
nine and three months ended September 30, 2005. The increase for the nine month
period results from mortgages placed on ten properties between September 2004
and June 2005. The decrease for the three month period results from the
completed write off of old credit line costs in March 2005.

On June 30, 2005, we closed on the sale of unused developmental or "air" rights
relating to our property located in Brooklyn, New York. The purchase price was
approximately $11 million and in addition, the purchaser paid some of our
closing expenses. The financial statement gain of approximately $10.25 million,
recognized in the nine months ended September 30, 2005, will be tax deferred
since we entered into a 1031 tax deferred exchange and used the sales proceeds
to acquire an additional property.

Discontinued Operations

During the nine months ended September 30, 2005, we determined that the
estimated fair value of a property held for sale was lower than the carrying
amount and we recorded a $469,000 provision for the difference. This provision
was in addition to the $366,000 provision on this property recorded by us at
December 31, 2004. In early 2004, the retail tenant at this property filed for
bankruptcy protection, disaffirmed its lease and vacated this store. There was
no comparable provision in the nine and three months ended September 30, 2004.

On September 23, 2005, we sold a property located in Iowa for a sale price of
approximately $1.8 million and recognized a gain of $639,000 in the nine and
three months ended September 30, 2005.

On May 17, 2005, we sold a property located in Florida for a sale price of
approximately $16.5 million and recognized a gain of $582,000 in the nine months
ended September 30, 2005, which includes an expense of $8,000 incurred in the
three months ended September 30, 2005 relating to this sale.

<PAGE>



Liquidity and Capital Resources
-------------------------------

We had cash and cash equivalents of approximately $8.6 million at September 30,
2005. Our primary sources of liquidity are cash and cash equivalents, our
revolving credit facility and cash generated from operating activities,
including mortgage financings. We have a $62.5 million revolving credit facility
with Valley National Bank, Merchants Bank Division, Bank Leumi USA,
Manufacturers and Traders Trust Company and Israel Discount Bank of New York.
The facility is available to us to pay down existing and maturing mortgages, to
fund the acquisition of properties or to invest in joint ventures. The facility
matures on June 30, 2007. Borrowings under the facility bear interest at the
lower of LIBOR plus 2.5% or the bank's prime rate, and there is an unused
facility fee of one-quarter of 1% per annum. Net proceeds received from the sale
or refinancing of properties are required to be used to repay amounts
outstanding under the facility if proceeds from the facility were used to
purchase or refinance such properties. At November 4, 2005, there is no balance
outstanding under the facility.

We are actively engaged in seeking additional property acquisitions, including
the possibility of acquiring properties with joint venture partners, and we are
involved in various stages of negotiation with respect to the acquisition of
additional properties. We will fund our real estate acquisitions by using cash
and cash equivalents, cash provided from operations, cash provided from mortgage
financings and funds available under our credit facility.

We had no outstanding contingent commitments, such as guarantees of
indebtedness, or any other contractual cash obligations at September 30, 2005.

Cash Distribution Policy

We have elected to be taxed as a REIT under the Internal Revenue Code of 1986,
as amended. To qualify as a REIT, we must meet a number of organizational and
operational requirements, including a requirement that we distribute currently
at least 90% of our ordinary taxable income to our stockholders. It is our
current intention to comply with these requirements and maintain our REIT
status. As a REIT, we generally will not be subject to corporate federal, state
or local income taxes on taxable income we distribute currently (in accordance
with the Internal Revenue Code and applicable regulations) to our stockholders.
If we fail to qualify as a REIT in any taxable year, we will be subject to
federal, state and local income taxes at regular corporate rates and may not be
able to qualify as a REIT for four subsequent tax years. Even if we qualify as a
REIT for federal taxation purposes, we may be subject to certain state and local
taxes on our income and to federal income and excise taxes on our undistributed
taxable income (i.e., taxable income not distributed in the amounts and in the
time frames prescribed by the Internal Revenue Code and applicable regulations
thereunder).

It is our intention to pay to our stockholders within the time periods
prescribed by the Internal Revenue Code no less than 90% of our annual taxable
income, including gains on the sale of real estate except where we elect to
defer gains for tax purposes and invest the proceeds in new properties under
applicable rules of the Internal Revenue Code. It will continue to be our policy
to make sufficient cash distributions to stockholders in order for us to
maintain our REIT status under the Internal Revenue Code.


<PAGE>


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

All of our long-term mortgage debt bears interest at fixed rates and
accordingly, the effect of changes in interest rates would not impact the amount
of interest expense that we incur under these mortgages. Our credit line is a
variable rate facility which is sensitive to interest rates. However, for the
nine and three months ended September 30, 2005, due to a low average balance
outstanding on the credit line, we do not believe that the effect of changes in
interest rates would materially impact the amount of interest expense incurred.

Item 4. - Controls and Procedures
          -----------------------

As required under Rules 13a-15 (e) and 15d-15 (e) under the Securities Exchange
Act of 1934, as amended, we carried out an evaluation under the supervision and
with the participation of our management, including our Chief Executive Officer
and Chief Financial Officer, of the effectiveness of the design and operation of
our disclosure controls and procedures (as defined in Rule 13a-15(e) under the
Securities Exchange Act of 1934). Based upon that evaluation, the Chief
Executive Officer and Chief Financial Officer concluded that our disclosure
controls and procedures as of September 30, 2005 are effective.

There were no changes in our internal control over financial reporting (as
defined in Rule 13a-15(f) under the Securities Exchange Act of 1934) during the
first nine months of the fiscal year ending December 31, 2005 that materially
affected, or are reasonably likely to materially affect, our internal control
over financial reporting.


<PAGE>



PART II - OTHER INFORMATION

Item 1.    Legal Proceedings
           -----------------

         For a description of all material proceedings, please see Note 12 to
the Consolidated Financial Statements included in Part I, Item 1 of this report
and the Company's Current Report on Form 8-K filed on August 16, 2005, which
Current Report is incorporated herein by reference.

Item 6.    Exhibits
           --------

           Exhibit 31.1    Certification of President and Chief Executive
                           Officer pursuant to Section 302 of the Sarbanes-Oxley
                           Act of 2002. (Filed with this Form 10-Q.)

           Exhibit 31.2    Certification of Senior Vice President and Chief
                           Financial Officer pursuant to Section 302 of the
                           Sarbanes-Oxley Act of 2002. (Filed with this Form
                           10-Q.)

           Exhibit 32.1    Certification of President and Chief Executive
                           Officer pursuant to Section 906 of the Sarbanes-Oxley
                           Act of 2002. (Filed with this Form 10-Q.)

           Exhibit 32.2    Certification of Senior Vice President and Chief
                           Financial Officer pursuant to Section 906 of the
                           Sarbanes-Oxley Act of 2002. (Filed with this Form
                           10-Q.)







<PAGE>




                          ONE LIBERTY PROPERTIES, INC.


                                   SIGNATURES



Pursuant to the requirements of the Securities Exchange Act of 1934, as amended,
the Registrant has duly caused this report to be signed on its behalf by the
undersigned thereunto duly authorized.



                          One Liberty Properties, Inc.
                          ----------------------------
                                  (Registrant)






November 9, 2005               /s/ Fredric H. Gould
----------------               ---------------------------
Date                           Fredric H. Gould
                               President and
                               Chief Executive Officer
                               (authorized officer)




November 9, 2005               /s/ David W. Kalish
----------------               ----------------------------
Date                           David W. Kalish
                               Senior Vice President and
                               Chief Financial Officer
                               (principal financial officer)


<PAGE>



                                  EXHIBIT 31.1
                                  CERTIFICATION

   I, Fredric H. Gould, President and Chief Executive Officer of One Liberty
   Properties, Inc. certify that:

   1. I have reviewed this Quarterly Report on Form 10-Q for the quarterly
   period ended September 30, 2005 of One Liberty Properties, Inc.

   2. Based on my knowledge, this report does not contain any untrue statement
   of a material fact or omit to state a material fact necessary to make the
   statements made, in light of the circumstances under which such statements
   were made, not misleading with respect to the period covered by this report;

   3. Based on my knowledge, the financial statements, and other financial
   information included in this report, fairly present in all material respects
   the financial condition, results of operations and cash flows of the
   registrant as of, and for, the periods presented in this report;

   4. The registrant's other certifying officer and I are responsible for
   establishing and maintaining disclosure controls and procedures (as defined
   in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over
   financial reporting (as defined in Exchange Act Rule 13a-15(f)) for the
   registrant and have:

   a) Designed such disclosure controls and procedures, or caused such
   disclosure controls and procedures to be designed under our supervision,
   to ensure that material information relating to the registrant,
   including its consolidated subsidiaries, is made known to us by others
   within those entities, particularly during the period in which this
   report is being prepared;

   b) Designed such internal control over financial reporting, or caused such
   internal control over financial reporting to be designed under our
   supervision, to provide reasonable assurance regarding the reliability of
   financial reporting and the preparation of financial statements for external
   purposes in accordance with generally accepted accounting principles;

   c) Evaluated the effectiveness of the registrant's disclosure controls and
   procedures and presented in this report our conclusions about the
   effectiveness of the disclosure controls and procedures, as of the end of the
   period covered by this report based on such evaluation; and

   d) Disclosed in this report any change in the registrant's internal control
   over financial reporting that occurred during the registrant's most recent
   fiscal quarter (the registrant's fourth fiscal quarter in the case of an
   annual report) that has materially affected, or is reasonably likely to
   materially affect, the registrant's internal control over financial
   reporting; and

   5. The registrant's other certifying officer and I have disclosed, based on
   our most recent evaluation of internal control over financial reporting, to
   the registrant's auditors and the audit committee of the registrant's board
   of directors (or persons performing the equivalent functions):

   a) All significant deficiencies and material weaknesses in the design or
   operation of internal control over financial reporting which are
   reasonably likely to adversely affect the registrant's ability to
   record, process, summarize and report financial information; and

   b) Any fraud, whether or not material, that involves management or other
   employees who have a significant role in the registrant's internal
   control over financial reporting.


   Date:   November 9, 2005        /s/ Fredric H. Gould
                                   -------------------------------
                                   Fredric H. Gould
                                   President and Chief Executive Officer


<PAGE>




                                  EXHIBIT 31.2
                                  CERTIFICATION

   I, David W. Kalish, Senior Vice President and Chief Financial Officer of One
   Liberty Properties, Inc. certify that:

    1. I have reviewed this Quarterly Report on Form 10-Q for the quarterly
    period ended September 30, 2005 of One Liberty Properties, Inc.

   2. Based on my knowledge, this report does not contain any untrue statement
   of a material fact or omit to state a material fact necessary to make the
   statements made, in light of the circumstances under which such statements
   were made, not misleading with respect to the period covered by this report;

   3. Based on my knowledge, the financial statements, and other financial
   information included in this report, fairly present in all material respects
   the financial condition, results of operations and cash flows of the
   registrant as of, and for, the periods presented in this report;

   4. The registrant's other certifying officer and I are responsible for
   establishing and maintaining disclosure controls and procedures (as defined
   in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over
   financial reporting (as defined in Exchange Act Rule 13a-15(f)) for the
   registrant and have:

   a) Designed such disclosure controls and procedures, or caused such
   disclosure controls and procedures to be designed under our supervision, to
   ensure that material information relating to the registrant, including its
   consolidated subsidiaries, is made known to us by others within those
   entities, particularly during the period in which this report is being
   prepared;

   b) Designed such internal control over financial reporting, or caused such
   internal control over financial reporting to be designed under our
   supervision, to provide reasonable assurance regarding the reliability of
   financial reporting and the preparation of financial statements for external
   purposes in accordance with generally accepted accounting principles;

   c) Evaluated the effectiveness of the registrant's disclosure controls and
   procedures and presented in this report our conclusions about the
   effectiveness of the disclosure controls and procedures, as of the end of the
   period covered by this report based on such evaluation; and

   d) Disclosed in this report any change in the registrant's internal control
   over financial reporting that occurred during the registrant's most recent
   fiscal quarter (the registrant's fourth fiscal quarter in the case of an
   annual report) that has materially affected, or is reasonably likely to
   materially affect, the registrant's internal control over financial
   reporting; and

   5. The registrant's other certifying officer and I have disclosed, based on
   our most recent evaluation of internal control over financial reporting, to
   the registrant's auditors and the audit committee of the registrant's board
   of directors (or persons performing the equivalent functions):

   a) All significant deficiencies and material weaknesses in the design or
   operation of internal control over financial reporting which are reasonably
   likely to adversely affect the registrant's ability to record, process,
   summarize and report financial information; and

   b) Any fraud, whether or not material, that involves management or other
   employees who have a significant role in the registrant's internal control
   over financial reporting.

Date:   November 9, 2005                  /s/ David W. Kalish
                                          ------------------------
                                          David W. Kalish
                                          Senior Vice President
                                          and Chief Financial Officer


<PAGE>



                                  EXHIBIT 32.1

             CERTIFICATION OF PRESIDENT AND CHIEF EXECUTIVE OFFICER

                           PURSUANT TO 18 U.S.C. 1350
                 (SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002)

The undersigned, Fredric H. Gould, President and Chief Executive Officer of One
Liberty Properties, Inc., (the "Registrant"), does hereby certify, pursuant to
18 U.S.C. 1350 as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of
2002, that based upon a review of the Quarterly Report on Form 10-Q for the
quarterly period ended September 30, 2005 of the Registrant, as filed with the
Securities and Exchange Commission on the date hereof (the "Report"):

(1) The Report fully complies with the requirements of Section 13(a) or 15(d) of
the Securities Exchange Act of 1934, as amended; and

(2) The information contained in the Report fairly presents, in all material
respects, the financial condition and results of operations of the Registrant.

Date:   November 9, 2005            /s/ Fredric H. Gould
                                    -----------------------
                                    Fredric H. Gould
                                    President and Chief Executive Officer


<PAGE>





                                  EXHIBIT 32.2

       CERTIFICATION OF SENIOR VICE PRESIDENT AND CHIEF FINANCIAL OFFICER

                           PURSUANT TO 18 U.S.C. 1350
                 (SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002)

The undersigned, David W. Kalish, Senior Vice President and Chief Financial
Officer of One Liberty Properties, Inc. (the "Registrant"), does hereby certify,
pursuant to 18 U.S.C. 1350 as adopted pursuant to Section 906 of the
Sarbanes-Oxley Act of 2002, that based upon a review of the Quarterly Report on
Form 10-Q for the quarterly period ended September 30, 2005 of the Registrant,
as filed with the Securities and Exchange Commission on the date hereof (the
"Report"):

(1) The Report fully complies with the requirements of Section 13(a) or 15(d) of
the Securities Exchange Act of 1934, as amended; and

(2) The information contained in the Report fairly presents, in all material
respects, the financial condition and results of operations of the Registrant.

Date:   November 9, 2005            /s/ David W. Kalish
                                    -----------------------------
                                    David W. Kalish
                                    Senior Vice President
                                    and Chief Financial Officer
[{"type": "10-Q", "sequence": "1", "filename": "olp10q093005.txt", "secsgml_size_bytes": 95125}]
{"company-data": {"conformed-name": "ONE LIBERTY PROPERTIES INC", "cik": "0000712770", "assigned-sic": "6798", "irs-number": "133147497", "state-of-incorporation": "MD", "fiscal-year-end": "1231"}, "filing-values": {"form-type": "10-Q", "act": "34", "file-number": "001-09279", "film-number": "051189867"}, "business-address": {"street1": "60 CUTTER MILL RD", "street2": "SUITE 303", "city": "GREAT NECK", "state": "NY", "zip": "11021-3190", "phone": "5164663100"}, "mail-address": {"street1": "60 CUTTER MILL ROAD", "street2": "SUITE 303", "city": "GREAT NECK", "state": "NY", "zip": "11021-3190"}, "former-company": {"former-conformed-name": "ONE LIBERTY FIRESTONE PROPERTIES INC", "date-changed": "19851112"}}
UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                              Washington, DC 20549

                                    FORM 10-Q

          [X] Quarterly Report Pursuant to Section 13 or 15(d) of the
                        Securities Exchange Act of 1934

                For the quarterly period ended September 30, 2005

                                       OR

          [ ] Transition Report Pursuant to Section 13 or 15(d) of the
                         Securities Exchange Act of 1934

                        Commission File Number 001-09279

                          ONE LIBERTY PROPERTIES, INC.
                          ----------------------------
             (Exact name of registrant as specified in its charter)

         MARYLAND                                                  13-3147497
         --------------------------------------------------------------------
         (State or other jurisdiction of                     (I.R.S. employer
          incorporation or organization)               identification number)

         60 Cutter Mill Road, Great Neck, New York               11021
         ---------------------------------------------------------------
          (Address of principal executive offices)            (Zip code)

      Registrant's telephone number, including area code:     (516) 466-3100
                                                              --------------

Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during
the preceding 12 months (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
                            ---             ---

Indicate by check mark whether the registrant is an accelerated filer
(as defined in Rule 12b-2 of the Exchange Act).

                        Yes  X            No
                            ---              ---

Indicate the number of shares outstanding of each of the issuer's classes of
common stock, as of the latest practicable date.

As of November 4, 2005, the registrant had 9,862,880 shares of common stock
outstanding.
Part I - FINANCIAL INFORMATION

Item 1.    Financial Statements
ONE LIBERTY PROPERTIES, INC. AND SUBSIDIARIES
                                                      CONSOLIDATED BALANCE SHEETS
                                             (Amounts in Thousands, Except Per Share Data)

                                                                                 September 30,         December 31,
                                                                                      2005                2004
                                                                                 -------------         ------------
                                                                                   (Unaudited)
Assets
Real estate investments, at cost
   Land                                                                              $ 53,120           $ 47,447
   Buildings and improvements                                                         223,152            199,736
                                                                                     --------           --------
                                                                                      276,272            247,183
           Less accumulated depreciation                                               20,425             18,647
                                                                                     --------           --------
                                                                                      255,847            228,536

   Investment in unconsolidated joint ventures                                         27,398             37,023
   Cash and cash equivalents                                                            8,632              6,051
   Unbilled rent receivable                                                             6,202              5,301
   Properties held for sale                                                             5,634                  -
   Escrow, deposits and other receivables                                               1,900              2,285
   Investment in BRT Realty Trust (related party)                                         702                731
   Deferred financing costs                                                             2,624              2,408
   Other assets (including available-for-sale securities
       at market of $173 in each period)                                                3,709              2,051
                                                                                     --------           --------

           Total assets                                                              $312,648           $284,386
                                                                                     ========           ========

Liabilities and Stockholders' Equity
   Liabilities:
        Mortgages payable                                                            $142,495           $124,019
        Line of credit                                                                  8,000              7,600
        Dividends payable                                                               3,251              3,230
        Accrued expenses and other liabilities                                          3,962              3,422
                                                                                     --------           --------

           Total liabilities                                                          157,708            138,271
                                                                                     --------           --------

Commitments and contingencies                                                               -                  -

Stockholders' equity:
        Preferred stock, $1 par value;
           12,500 shares authorized; none issued                                            -                  -
        Common stock, $1 par value; 25,000 shares
           authorized; 9,760 and 9,728 shares
           issued and outstanding                                                       9,760              9,728
        Paid-in capital                                                               134,466            133,350
        Accumulated other comprehensive income - net
           unrealized gain on available-for-sale securities                               806                717
        Unearned compensation                                                          (1,338)              (926)
        Accumulated undistributed net income                                           11,246              3,246
                                                                                     --------           --------

           Total stockholders' equity                                                 154,940            146,115
                                                                                     --------           --------

           Total liabilities and stockholders' equity                                $312,648           $284,386
                                                                                     ========           ========

          See accompanying notes to consolidated financial statements.
ONE LIBERTY PROPERTIES, INC. AND SUBSIDIARIES
                                                      CONSOLIDATED STATEMENTS OF INCOME
                                                (Amounts in Thousands, Except Per Share Data)
                                                                  (Unaudited)

                                                                  Three Months Ended               Nine Months Ended
                                                                    September 30,                     September 30,
                                                               2005              2004              2005           2004
                                                               ----              ----              ----           ----
Revenues:
   Rental income                                             $ 7,107            $ 5,550          $20,900         $15,666
                                                             -------            -------          -------         -------

Operating expenses:
   Depreciation and amortization                               1,403              1,032            4,119           2,913
   General and administrative (including $315,
      $258, $935 and $747, respectively, to
      related party)                                           1,347                801            3,199           2,402
   Real estate expenses                                          103                170              285             337
   Leasehold rent                                                 77                 42              231              42
                                                             -------            -------          -------         -------
      Total operating expenses                                 2,930              2,045            7,834           5,694
                                                             -------            -------          -------         -------

Operating income                                               4,177              3,505           13,066           9,972

Other income and expenses:
   Equity in earnings (loss) of unconsolidated
       joint ventures                                           (524)               669            1,327           1,639
   Interest and other income                                     150                 71              230             225
   Interest:
      Expense                                                 (2,505)            (2,054)          (7,529)         (5,997)
      Amortization of deferred financing costs                  (135)              (149)            (421)           (349)
Gain on sale of air rights                                         -                  -           10,248               -
Gain on sale of real estate                                        -                 73                -              73
(Loss) gain on sale of available-for-sale securities               -                  -               (1)              1
                                                             -------            -------          -------         -------

Income from continuing operations                              1,163              2,115           16,920           5,564
                                                             -------            -------          -------         -------

Discontinued operations:
   (Loss) income from operations                                 (65)               384             (405)          1,401
   Net gain on sale                                              631                  -            1,221              -
                                                             -------            -------          -------         -------

Income from discontinued operations                              566                384              816           1,401
                                                             -------            -------          -------         -------

Net income                                                   $ 1,729            $ 2,499          $17,736         $ 6,965
                                                             =======            =======          =======         =======

Weighted average number of common shares outstanding:
      Basic                                                    9,852              9,749            9,830           9,711
                                                               =====              =====            =====           =====
      Diluted                                                  9,857              9,762            9,835           9,729
                                                               =====              =====            =====           =====

Net income per common share - basic and diluted:
      Income from continuing operations                      $   .12            $   .22          $  1.72         $   .57
      Income from discontinued operations                        .06                .04              .08             .15
                                                             -------            -------          -------         -------
      Net income per common share                            $   .18            $   .26          $  1.80         $   .72
                                                             =======            =======          =======         =======

Cash distributions per share of common stock                 $   .33            $   .33          $   .99         $   .99
                                                             =======            =======          =======         =======

            See accompanying notes to consolidated financial statements.
ONE LIBERTY PROPERTIES, INC. AND SUBSIDIARIES
                                                          CONSOLIDATED STATEMENTS OF STOCKHOLDERS' EQUITY

                                                      For the nine month period ended September 30, 2005 (Unaudited)
                                                                and the year ended December 31, 2004
                                                                       (Amounts in Thousands)

                                                                       Accumulated
                                                                          Other         Unearned      Accumulated
                                              Common       Paid-in    Comprehensive      Compen-     Undistributed
                                              Stock        Capital       Income          sation        Net Income       Total
                                              -----        -------       ------          ------        ----------       -----
Balances, January 1, 2004                    $ 9,605      $130,863       $    823        $  (447)       $  5,125       $145,969

Distributions -
   common stock                                    -             -              -              -         (12,853)       (12,853)
Exercise of options                               49           543              -              -               -            592
Shares issued through
   dividend reinvestment plan                     72         1,247              -              -               -          1,319
Issuance of restricted stock                       -           699              -           (699)              -              -
Restricted stock vesting                           2            (2)             -              -               -              -
Compensation expense -
   restricted stock                                -             -              -            220               -            220
     Net income                                    -             -              -              -          10,974         10,974
     Other comprehensive income-
        net unrealized loss on
        available-for-sale securities              -             -           (106)             -               -           (106)
                                                                                                                         ------
Comprehensive income                                                                                                     10,868
                                             -------      --------        -------        -------         -------         ------

Balances, December 31, 2004                    9,728       133,350            717           (926)          3,246        146,115

Distributions -
   common stock                                    -             -              -              -          (9,736)        (9,736)
Exercise of options                               11           109              -              -               -            120
Shares issued through
   dividend reinvestment plan                     21           390              -              -               -            411
Issuance of restricted stock                       -           617              -           (617)              -              -
Compensation expense -
   restricted stock                                -             -              -            205               -            205
     Net income                                    -             -              -              -          17,736         17,736
     Other comprehensive income-
        net unrealized gain on
        available-for-sale securities              -             -             89              -               -             89
                                                                                                                       --------
Comprehensive income                                                                                                     17,825
                                             -------      --------       --------       --------        --------       --------

Balances, September 30, 2005                 $ 9,760      $134,466       $    806       $ (1,338)       $ 11,246       $154,940
                                             =======      ========       ========       ========        ========       ========

        See accompanying notes to consolidated financial statements.
ONE LIBERTY PROPERTIES, INC. AND SUBSIDIARIES
                                                   CONSOLIDATED STATEMENTS OF CASH FLOWS
                                                         (Amounts in Thousands)
                                                              (Unaudited)

                                                                                          Nine Months Ended
                                                                                            September 30,
                                                                                            -------------
                                                                                      2005                2004
                                                                                      ----                ----
Cash flows from operating activities:
   Net income                                                                       $ 17,736             $ 6,965
   Adjustments to reconcile net income
     to net cash provided by operating activities:
   Gain on sale of real estate                                                       (11,469)                (73)
   Loss (gain) on sale of available-for-sale securities                                    1                  (1)
   Increase in rental income from straight-lining of rent                               (901)               (645)
   Decrease in rental income from amortization of
     intangibles relating to leases                                                       18                  30
   Provision for valuation adjustment                                                    469                   -
   Amortization of restricted stock expense                                              205                 163
   Equity in earnings of unconsolidated joint ventures                                (1,327)             (1,639)
   Distributions of earnings from unconsolidated joint ventures                        2,329               1,637
   Depreciation and amortization                                                       4,361               3,334
   Amortization of financing costs                                                       448                 351
   Changes in assets and liabilities:
   Decrease (increase) in escrow, deposits and other receivables                         321                (610)
   Increase in accrued expenses and other liabilities                                    540                  23
                                                                                    --------            --------
           Net cash provided by operating activities                                  12,731               9,535
                                                                                    --------            --------

Cash flows from investing activities:
   Additions to real estate                                                          (55,715)            (31,646)
   Net proceeds from sale of real estate                                              27,797               1,302
   Investment in unconsolidated joint ventures                                          (282)             (6,186)
   Distribution of capital from unconsolidated joint ventures                          9,018                 192
   Net proceeds from sale of available-for-sale securities                                 4                   3
                                                                                    --------            --------
           Net cash used in investing activities                                     (19,178)            (36,335)
                                                                                    --------            --------

Cash flows from financing activities:
   Repayment of mortgages payable                                                    (13,680)             (1,725)
   Proceeds from mortgages payable                                                    32,156               5,250
   Payment of financing costs                                                           (664)               (823)
   Proceeds from bank line of credit, net                                                400                   -
   Cash distributions - common stock                                                  (9,715)             (9,803)
   Exercise of stock options                                                             120                 462
   Issuance of shares through dividend reinvestment plan                                 411                 981
                                                                                    --------            --------
           Net cash provided by (used in) financing activities                         9,028              (5,658)
                                                                                    --------            --------

           Net increase (decrease) in cash and cash equivalents                        2,581             (32,458)

Cash and cash equivalents at beginning of period                                       6,051              45,944
                                                                                    --------            --------

Cash and cash equivalents at end of period                                          $  8,632            $ 13,486
                                                                                    ========            ========

Supplemental disclosures of cash flow information:
   Cash paid during the period for interest                                         $  7,511            $  6,027

Supplemental schedule of non-cash investing and financing activities:
   Assumption of mortgages payable in connection with purchase of real estate       $      -             $ 7,085
   Reclassification of assets from real estate to properties held for sale             5,634                   -

         See accompanying notes to consolidated financial statements.
One Liberty Properties, Inc. and Subsidiaries
                   Notes to Consolidated Financial Statements

Note 1 - Organization and Background
         ---------------------------

One Liberty Properties, Inc. (the "Company") was incorporated in 1982 in the
state of Maryland. The Company is a self-administered and self-managed real
estate investment trust ("REIT"). The Company acquires, owns and manages a
geographically diversified portfolio of retail, industrial, office, movie
theater, health and fitness and other properties, a substantial portion of which
are under long-term net leases. The Company owns forty-six properties, including
three properties held for sale, participates in six joint ventures which own a
total of fourteen properties, including one property held for sale and holds a
50% tenancy in common interest in one property. The sixty-one properties are
located in twenty-three states.

Note 2 - Basis of Preparation
         --------------------

The accompanying interim unaudited consolidated financial statements as of
September 30, 2005 and for the nine and three months ended September 30, 2005
and 2004 reflect all normal recurring adjustments which are, in the opinion of
management, necessary for a fair presentation of the results for such interim
periods. The results of operations for the nine and three months ended September
30, 2005 are not necessarily indicative of the results for the full year.

The preparation of the financial statements in conformity with U.S. generally
accepted accounting principles requires management to make estimates and
assumptions that affect the amounts reported in the financial statements and
accompanying notes. Actual results could differ from those estimates.

The consolidated financial statements include the accounts of One Liberty
Properties, Inc. and its wholly-owned subsidiaries (collectively, the
"Company"). The Company accounts for its investments in unconsolidated joint
ventures under the equity method of accounting as the Company exercises
significant influence over, but does not control, these entities. Material
intercompany items and transactions have been eliminated.

Certain amounts reported in previous consolidated financial statements have been
reclassified in the accompanying consolidated financial statements to conform to
the current year's presentation.

These statements should be read in conjunction with the consolidated financial
statements and related notes which are included in the Company's Annual Report
on Form 10-K for the year ended December 31, 2004.

Note 3 - Earnings Per Common Share
         -------------------------

For the nine and three months ended September 30, 2005 and 2004, basic earnings
per share were determined by dividing net income for the period by the weighted
average number of shares of the Company's Common Stock outstanding, which
includes restricted stock, during each period.

Diluted earnings per share reflect the potential dilution that could occur if
securities or other contracts exercisable for, or convertible into, Common Stock
were exercised or converted or resulted in the issuance of Common Stock that
shared in the earnings of the Company. For the nine and three month periods
ended September 30, 2005 and 2004, diluted earnings per share were determined by
dividing net income applicable to common stockholders for the period by the
total of the weighted average number of shares of Common Stock outstanding plus
the dilutive effect of the Company's outstanding options (5,227 and 4,488 for
the nine and three months ended September 30, 2005 and 18,190 and 13,761 for the
nine and three months ended September 30, 2004, respectively) using the treasury
stock method.
One Liberty Properties, Inc. and Subsidiaries
                   Notes to Consolidated Financial Statements
                                   (Continued)

Note 4 - Investment in Unconsolidated Joint Ventures
         -------------------------------------------

The Company is a member in six unconsolidated joint ventures which own and
operate fourteen properties. The following tables present unaudited condensed
financial statements of the two most significant joint ventures, both of which
own movie theater properties, are with MTC Investors LLC, an unrelated party,
and in which the Company is the managing member (amounts in thousands):

                                Joint Venture #1

Condensed Balance Sheets                    September 30,         December 31,
                                                2005                 2004
                                                ----                 ----
                                                                   (audited)
Cash and cash equivalents                     $   342               $   720
Real estate investments, net                   53,672                54,533
Deferred financing costs                          475                   527
Unbilled rent receivable                        1,329                 1,105
Other assets                                        3                     3
                                              -------               -------
Total assets                                  $55,821               $56,888
                                              =======               =======

Mortgage loans payable                        $31,946               $32,600
Other liabilities                                 291                   687
Equity                                         23,584                23,601
                                              -------               -------
Total liabilities and equity                  $55,821               $56,888
                                              =======               =======

Company's equity investment (A)               $12,729               $12,752
                                              =======               =======
Three Months Ended              Nine Months Ended
                                                                      September 30,                  September 30,
Condensed Statements of Operations                                 2005             2004          2005             2004
----------------------------------                                 ----             ----          ----             ----
Rental income                                                    $ 1,838          $ 1,834        $ 5,513         $ 5,501
                                                                 -------          -------        -------         -------

Depreciation and amortization                                        289              289            866             866
Operating expenses                                                    74               65            223             221
                                                                 -------          -------        -------         -------
Total operating expenses                                             363              354          1,089           1,087
                                                                 -------          -------        -------         -------

Operating income                                                   1,475            1,480          4,424           4,414

Other income and expenses:
    Interest income                                                    -                -              3               -
    Interest:
      Expense                                                       (627)            (644)        (1,893)         (1,942)
      Amortization of deferred financing costs                       (17)             (17)           (52)            (52)
                                                                 -------          -------        -------         -------

Net income attributable to members                               $   831          $   819        $ 2,482         $ 2,420
                                                                 =======          =======        =======         =======

Company's share of net income                                    $   415          $   410        $ 1,241         $ 1,210
                                                                 =======          =======        =======         =======

Amount recorded in income statement (A)                          $   411          $   405        $ 1,226         $ 1,195
                                                                 =======          =======        =======         =======

Distributions received by the Company:
    From operations                                              $   412          $   386        $ 1,235         $ 1,176
                                                                 =======          =======        =======         =======
    From capital                                                 $    15          $     -        $    15         $    21
                                                                 =======          =======        =======         =======

(A)      The difference between the carrying amount of the Company's investment
         in Joint Venture # 1 and the underlying equity in net assets is a
         premium amortized as an adjustment to equity in earnings of
         unconsolidated joint ventures over 40 years.
One Liberty Properties, Inc. and Subsidiaries
                   Notes to Consolidated Financial Statements
                                   (Continued)

Note 4 - Investment in Unconsolidated Joint Ventures (Continued)
Joint Venture #2

Condensed Balance Sheets                                                    September 30,         December 31,
------------------------                                                    -------------         ------------
                                                                                 2005                 2004
                                                                                -----                 ----
                                                                                                   (audited)
Cash and cash equivalents                                                     $    562               $    413
Real estate investments, net                                                    38,192                 42,012
Property held for sale (A)                                                         640                      -
Deferred financing costs                                                           427                    450
Unbilled rent receivable                                                         1,061                    839
Other assets, primarily investment in AIX stock                                    418(B)                  18
                                                                              --------               --------
Total assets                                                                  $ 41,300               $ 43,732
                                                                              ========               ========

Mortgage loans payable                                                        $ 25,269               $ 25,606
Other liabilities                                                                  646                    610
Equity                                                                          15,385                 17,516
                                                                              --------               --------
Total liabilities and equity                                                  $ 41,300               $ 43,732
                                                                              ========               ========

Company's equity investment                                                   $  7,589               $  8,652
                                                                              ========               ========
Three Months Ended               Nine Months Ended
                                                                       September 30,                   September 30,
Condensed Statements of Operations                                 2005            2004            2005             2004
----------------------------------                                 ----            ----            ----             ----
Rental income                                                    $ 1,203          $ 1,131         $ 4,206(B)      $ 2,890
                                                                 -------          -------         -------         -------

Depreciation and amortization                                        203              202             608             607
Operating expenses                                                    19               28             126              60
                                                                 -------          -------         -------         -------
Total operating expenses                                             222              230             734             667
                                                                 -------          -------         -------         -------

Operating income                                                     981              901          3,472            2,223

Other income and expenses:
    Interest:
      Expense                                                       (498)            (509)        (1,494)          (1,528)
      Amortization of deferred financing costs                        (8)              (8)           (24)             (24)
                                                                 -------          -------        -------          -------

Income from continuing operations                                    475              384          1,954              671
    Loss from discontinued operations (A)                         (2,580)               -         (2,580)             (83)
                                                                 -------          -------        -------          -------

Net (loss) income attributable to members                        $(2,105)         $   384        $  (626)         $   588
                                                                 =======          =======        =======          =======

Company's share of net (loss) income                             $(1,052)         $   192        $  (313)         $   294
                                                                 =======          =======        =======          =======

Distributions received by the Company:
    From operations                                              $     -          $   146        $   629          $   297
                                                                 =======          =======        =======          =======
    From capital                                                 $   235          $     -        $   235          $   141
                                                                 =======          =======        =======          =======
(A) At September 30, 2005, the joint venture determined that the fair value of
one of the five properties owned by it, where the joint venture was funding the
construction of a six screen movie theater pursuant to the lease entered into
with the former tenant, was lower than its carrying value. The lease with the
former tenant was terminated by mutual agreement in September 2004 and
construction was suspended. The joint venture is seeking alternative uses for
this property and is also offering this property for sale. The provision for
valuation adjustment of $2,562,000 in the nine and three months ended September
30, 2005 is based on a recently obtained third party appraisal which values the
land only and a report by an independent engineering firm which
One Liberty Properties, Inc. and Subsidiaries
                   Notes to Consolidated Financial Statements
                                   (Continued)

Note 4 - Investment in Unconsolidated Joint Ventures (Continued)
         -------------------------------------------------------

estimates the value of the construction completed to date, against which
management has taken a significant discount. The provision was recorded as a
direct write down on the balance sheet.

(B) During February 2005, the tenant/operator of one of the joint venture's
movie theaters sold its business to an independent third party, which sale
accelerated the payment of arrearages of rent and other miscellaneous charges
that were originally due to the joint venture in August 2005. Revenues for the
nine months ended September 30, 2005 include $592,000 of such rent arrearages.
This tenant had the same principal as the tenant described in (A) above.
        In consideration of the joint venture's consent to the lease assignment
and a lease amendment and its waiver of the requirement for a security deposit
under the amended lease, the joint venture received 40,000 restricted shares of
Class A common stock of Access Integrated Technologies, Inc., the new tenant's
parent company (AMEX:AIX). The closing price per share on the date of the
transaction for these shares was $4.40 and at September 30, 2005 was $10.03.
These shares have certain restrictions regarding the disposition thereof.

At September 30, 2005, the remaining four unconsolidated joint ventures each own
one property. At September 30, 2005 and December 31, 2004, the Company's equity
investment in these four joint ventures totaled $7,080,000 and $15,619,000,
respectively. The September 30, 2005 balance is net of distributions of
refinancing proceeds the Company received from two of the joint ventures
aggregating $8,715,000. These unconsolidated joint ventures contributed $414,000
and $117,000, respectively, in equity earnings for the nine and three months
ended September 30, 2005 and $150,000 and $72,000, respectively, in equity
earnings for the nine and three months ended September 30, 2004, prior to the
Company's sixth joint venture being formed.

Note 5 - Gain on Sale of Air Rights
         --------------------------

On June 30, 2005, the Company sold the unused development or "air" rights
relating to a property located in Brooklyn, New York for a sales price of
approximately $11,000,000, which resulted in a gain of approximately $10,250,000
for financial statement purposes. This gain will be deferred for federal tax
purposes in accordance with Section 1031 of the Internal Revenue Code of 1986,
as amended. In connection with this sale, a brokerage fee of $205,000 was paid
to a company wholly owned by the Chairman of the Board of Directors and in which
certain officers of the Company have management positions.

Note 6 - Discontinued Operations
         -----------------------

In October and November 2005, the Company sold two properties for a total sales
price of $4,525,000. The carrying amount of $3,647,000 is included in
"Properties held for sale" on the accompanying consolidated balance sheet at
September 30, 2005 and the results of operations are included as income from
discontinued operations in accordance with SFAS 144, "Accounting for Impairment
or Disposal of Long-Lived Assets." The sales resulted in gains totaling
approximately $690,000, which will be included in "Net gain on sale of
discontinued operations" in the results of operations for the year ended
December 31, 2005.

On September 23, 2005, the Company sold a property located in Cedar Rapids, Iowa
for a price of $1,846,000, resulting in a gain of approximately $639,000. In
accordance with SFAS 144, "Accounting for Impairment or Disposal of Long-Lived
Assets," the Company recorded the results of operations and the related gain as
income from discontinued operations for this sale and the sale described below.
One Liberty Properties, Inc. and Subsidiaries
                   Notes to Consolidated Financial Statements
                                   (Continued)

Note 6 - Discontinued Operations (Continued)
         -----------------------------------

On May 17, 2005, the Company sold a property located in Jupiter, Florida for a
price of approximately $16,500,000, resulting in a gain of approximately
$582,000. In connection with this sale, a brokerage fee of $165,000 was paid to
a company wholly owned by the Chairman of the Board of Directors and in which
certain officers of the Company have management positions.

Also included in discontinued operations are the results of operations of a
property that is considered as held-for-sale and which has a carrying amount of
$1,987,000. At December 31, 2004 the Company determined that the estimated fair
value of this property, where the tenant filed for bankruptcy protection and
vacated the premises, was lower than its carrying value and recorded a $366,000
provision for the difference. At June 30, 2005, the Company wrote down the asset
by an additional $469,000 based on an updated evaluation of market conditions in
the geographic area in which the property is located. The provisions were
recorded as direct write-downs of the investment on the balance sheet and
depreciation was calculated using the new basis.

The following is a summary of income from discontinued operations for the nine
and three months ended September 30, 2005 and 2004 (in thousands):
Three Months Ended            Nine Months Ended
                                                                  September 30,                September 30,
                                                                  -------------                -------------
                                                              2005         2004            2005            2004
                                                              ----         ----            ----            ----
Revenues, primarily rental income                            $  131       $  725          $1,005          $2,304
                                                             ------       ------          ------          ------

Depreciation and amortization                                    39          140             241             421
Real estate expenses                                            157          151             581             329
Interest expense                                                  -           50             119             153
Provision for valuation adjustment of real estate                 -            -             469               -
                                                             ------       ------          ------          ------
    Total expenses                                              196          341           1,410             903
                                                             ------       ------          ------          ------

(Loss) income from discontinued operations
    before gain on sale                                         (65)         384            (405)          1,401

Net gain on sale of discontinued operations                     631            -           1,221               -
                                                             ------       ------          ------          ------

Income from discontinued operations                          $  566       $  384          $  816          $1,401
                                                             ======       ======          ======          ======
Note 7 - Common Stock Dividend Distribution
         ----------------------------------

On September 9, 2005, the Board of Directors declared a quarterly cash
distribution of $.33 per share on the Company's Common Stock which was paid on
October 3, 2005 to stockholders of record on September 22, 2005.
One Liberty Properties, Inc. and Subsidiaries
                   Notes to Consolidated Financial Statements
                                   (Continued)

Note 8 - Comprehensive Income
         ---------------------

Comprehensive income for the nine and three month periods ended September 30,
2005 and 2004 are as follows (amounts in thousands):
Three Months Ended              Nine Months Ended
                                                                 September 30,                  September 30,
                                                                 -------------                  -------------
                                                              2005         2004            2005           2004
                                                              ----         ----            ----           ----
Net income                                                  $ 1,729      $ 2,499         $17,736        $ 6,965
Other comprehensive income -
    Unrealized gain (loss) on
    available-for-sale securities                                23           66              89           (211)
                                                            -------      -------         -------        -------
Comprehensive income                                        $ 1,752      $ 2,565         $17,825        $ 6,754
                                                            =======      =======         =======        =======
Accumulated other comprehensive income, which is solely comprised of the net
unrealized gain on available-for-sale securities was $806,000 and $717,000 at
September 30, 2005 and December 31, 2004, respectively.

Note 9 - Restricted Stock
         ----------------

As of September 30, 2005, a total of 94,475 shares have been issued under the
Company's 2003 Incentive Plan, including 37,450 restricted shares that were
awarded in April 2005. The total number of shares issuable under this Plan is
275,000. The restricted stock issued to date under the Plan vest five years from
the date of issuance and under certain circumstances, may vest earlier. For
accounting purposes, the restricted stock is not included in the outstanding
shares shown on the balance sheet until they vest. The Company records
compensation expense over the vesting period, measuring the compensation cost
based on the market value of the stock on the date of grant. For the nine and
three months ended September 30, 2005, the Company recorded $205,000 and $57,000
of compensation expense, respectively. For the nine and three months ended
September 30, 2004, the Company recorded $163,000 and $60,000 of compensation
expense, respectively.

Note 10 - Preferred Stock
          ---------------

At the Company's Annual Meeting of Stockholders held on June 14, 2005, the
stockholders approved an Amendment to the Company's Restated Articles of
Incorporation to increase the aggregate number of shares of authorized capital
stock by authorizing the issuance of 12,500,000 shares of preferred stock, par
value $1.00 per share. To date none have been issued.

Note 11 - New Accounting Pronouncements
          -----------------------------

Emerging Issues Task Force ("EITF") Issue 04-5, "Investor's Accounting for an
Investment in a Limited Partnership when the Investor is the Sole General
Partner and the Limited Partners Have Certain Rights" was ratified by the
Financial Accounting Standards Board ("FASB") in June 2005. This EITF provides
guidance in determining whether a general partner controls a limited partnership
and what rights held by the limited partners(s) preclude the sole general
partner from consolidating the limited partnership in accordance with the U.S.
generally accepted accounting principles. This issue is effective no later than
for fiscal years beginning after December 15, 2005 and as of June 29, 2005 for
new or modified arrangements.
One Liberty Properties, Inc. and Subsidiaries
                   Notes to Consolidated Financial Statements
                                   (Continued)

Note 11 - New Accounting Pronouncements (Continued)
          -----------------------------------------

On December 16, 2004, the FASB issued Statement No. 123 (revised 2004),
"Share-Based Payment," which is a revision of FASB Statement No. 123,
"Accounting for Stock-Based Compensation." Statement 123 (R) supersedes APB
Opinion No. 25, "Accounting for Stock Issued to Employees," and amends FASB
Statement No. 95, "Statement of Cash Flows." Statement 123 (R) requires all
share-based payments to employees, including grants of employee stock options,
be recognized in the financial statements based on their fair value. The pro
forma disclosure is no longer an alternative. The Statement is effective for
public companies as of January 1, 2006.

Management is evaluating the impact of the pronouncement and EITF issue and does
not anticipate that their adoption will have a significant effect on earnings or
the financial position of the Company.

Note 12 -  President Resignation and Contingency
           -------------------------------------

On July 21, 2005, the Company announced that Jeffrey Fishman, the Company's
President, Chief Executive Officer and a member of its Board of Directors
resigned. Mr. Fishman's resignation followed the discovery by the Company of
what appeared to be inappropriate financial dealings by Mr. Fishman with a
former tenant of a property owned by a joint venture in which the Company is a
50% venture partner and the managing member. The Audit Committee of the Board of
Directors is conducting an investigation of this matter and related matters and
retained special counsel to assist the committee in the investigation. The
investigation is on going.

On August 12, 2005, the former tenant, Pritchard Square Cinema LLC, and an
entity related to the former tenant, commenced a litigation in the Supreme Court
of the State of New York, Nassau County, against the Company, certain of its
affiliated entities, Mr. Fishman and Britannia Management, LLC ("Britannia"), a
company which the Company believes is owned and/or controlled by Mr. Fishman.
The related entity was the seller and Pritchard Square Cinema LLC was the tenant
of the property when it was acquired by the joint venture and the joint venture
was the purchaser and landlord of such property. The property is still owned by
the joint venture and is now leased to a party unrelated to the former tenant.
The former tenant and the related entity allege that it or its affiliates paid
$815,000 in the aggregate to Mr. Fishman and/or Britannia. The complaint alleges
as against Mr. Fishman, Britannia, the Company  and affiliated entities, fraud,
breach of contract, intentional tort, negligent supervision, respondeat
superior, negligent misrepresentation, tortious interference with prospective
economic relations and conduct in violation of the Racketeer Influenced and
Corrupt Organizations Act ("RICO"). The damages sought in the complaint are $9
million plus punitive damages, interest and costs and a demand for treble
damages under RICO. The Company believes that the Plaintiff's claims are without
merit as against the Company and its affiliates and the Company will vigorously
defend this action.

On the same date the complaint was filed against the Company, certain of its
affiliated entities, Mr. Fishman and Britannia, the Company filed a suit in the
Supreme Court of the State of New York, Nassau County against the former tenant,
Norman Adie, the former tenant's principal, Jeffrey Fishman, Britannia and
others. The Company's complaint alleges that Mr. Adie, Mr. Fishman and other
defendants conspired to defraud the Company. The Company's lawsuit alleges
commercial bribery, fraud, breach of fiduciary duty, tortious interference,
intentional tort, violation of the New York Enterprise Corruption Act,
respondeat superior, unjust enrichment and violations of RICO. The damages
alleged in this lawsuit exceed $1 million, plus punitive damages, interest and
costs. Both litigations are in preliminary stages where discovery has not yet
commenced.
One Liberty Properties, Inc. and Subsidiaries
                   Notes to Consolidated Financial Statements
                                   (Continued)

Note 13 - Unaudited Pro Forma Information
          -------------------------------

On September 16, 2005, the Company purchased a property located in New Jersey
for $30,000,000. The following table summarizes, on an unaudited pro forma
basis, the combined results of continuing operations of the Company for the nine
and three months ended September 30, 2005 and 2004 as though the acquisition of
this property in September 2005 was completed on January 1, 2004. The
information does not purport to be indicative of what the operating results of
the Company would have been had the acquisition been consummated on January 1,
2004. (Amounts in thousands, except per share data.)
Three Months Ended             Nine Months Ended
                                                                September 30,                 September 30,
                                                                -------------                 -------------
                                                            2005             2004           2005          2004
                                                            ----             ----           ----          ----
Pro forma revenues                                        $ 7,527          $ 6,358        $22,953       $18,089
Pro forma net income from continuing
     operations                                           $ 1,357          $ 2,396        $17,629       $ 6,405
Pro forma common shares:
        Basic                                               9,852            9,749          9,830         9,711
        Diluted                                             9,857            9,762          9,835         9,729
Pro forma net income per common
     share from continuing operations -
        Basic and Diluted                                 $   .14          $   .25        $  1.79       $   .66
Item 2.  Management's Discussion And Analysis Of Financial Condition And Results
         -----------------------------------------------------------------------
         Of Operations
         -------------

Forward-Looking Statements
--------------------------

With the exception of historical information, this quarterly report on Form 10-Q
contains certain forward-looking statements within the meaning of Section 27A of
the Securities Act of 1933, as amended. We intend such forward-looking
statements to be covered by the safe harbor provision for forward-looking
statements contained in the Private Securities Litigation Reform Act of 1995 and
include this statement for purposes of complying with these safe harbor
provisions. Forward-looking statements, which are based on certain assumptions
and describe our future plans, strategies and expectations, are generally
identifiable by use of the words "may," "will," "believe," "expect," "intend,"
"anticipate," "estimate," "project," or similar expressions or variations
thereof. Forward-looking statements should not be relied on since they involve
known and unknown risks, uncertainties and other factors which are, in some
cases, beyond our control and which could materially affect actual results,
performance or achievements. Investors are cautioned not to place undue reliance
on any forward-looking statements.

Overview
--------

We are a self-administered and self-managed real estate investment trust, or
REIT, and we primarily own real estate that we net lease to tenants. At
September 30, 2005, we own 46 properties, including three properties held for
sale, participate in six joint ventures which own a total of 14 properties,
including one property held for sale, and hold a 50% tenancy in common interest
in one property. These 61 properties are located in 23 states.

We have elected to be taxed as a REIT under the Internal Revenue Code of 1986,
as amended. To qualify as a REIT, we must meet a number of organizational and
operational requirements, including a requirement that we distribute currently
at least 90% of ordinary taxable income to our stockholders. We intend to comply
with these requirements and to maintain our REIT status.

Our principal business strategy is to acquire improved, commercial properties
subject to long-term net leases. We acquire properties for their value as
long-term investments and for their ability to generate income over an extended
period of time. We have borrowed funds in the past to finance the purchase of
real estate and we expect to do so in the future.

Our rental properties are generally leased to corporate tenants under operating
leases substantially all of which are noncancellable. Substantially all of our
lease agreements are net lease arrangements that require the tenant to pay not
only rent, but also substantially all of the operating expenses of the leased
property, including maintenance, taxes, utilities and insurance. A majority of
our lease agreements provide for periodic rental increases and certain of our
other leases provide for increases based on the consumer price index.

At September 30, 2005, excluding mortgages payable of our unconsolidated joint
ventures, we had 35 outstanding mortgages payable, aggregating approximately
$142 million in principal amount, each of which is secured by a first lien on an
individual real estate property. The real properties securing our outstanding
mortgages payable have an aggregate carrying value of approximately $220 million
before accumulated depreciation. The mortgages bear interest at fixed rates
ranging from 5.125% to 8.8%, and mature between 2006 and 2023.

On July 21, 2005, the Company announced that Jeffrey Fishman, the Company's
President, Chief Executive Officer and a member of its Board of Directors
resigned. Mr. Fishman's resignation followed the discovery by the Company of
what appeared to be inappropriate financial dealings by Mr. Fishman with a
former tenant of a property owned by a movie theater joint venture in which the
Company is a 50% venture partner and the managing member. The Audit Committee of
the Board of Directors is conducting an investigation of this matter and related
matters and retained special counsel to assist the committee in the
investigation. The investigation is ongoing.

On August 12, 2005, the former tenant, Pritchard Square Cinema LLC, and an
entity related to the former tenant, commenced a litigation in the Supreme Court
of the State of New York, Nassau County, against the Company, certain of its
affiliated entities, Mr. Fishman and Britannia Management, LLC, a company which
we believe is owned and/or controlled by Mr. Fishman. The related entity was the
seller and Pritchard Square Cinema LLC was the tenant of the property located in
Brooklyn, New York and improved with an eight screen movie theater when it was
acquired by the joint venture and the joint venture was the purchaser and
landlord of such property. The property is still owned by the joint venture and
is now leased to a party unrelated to the former tenant. The former tenant and
the related entity allege that it or its affiliates paid $815,000 in the
aggregate to Mr. Fishman and/or Britannia. The complaint alleges as against Mr.
Fishman, Britannia, the Company and affiliated entities, fraud, breach of
contract, intentional tort, negligent supervision, respondeat superior,
negligent misrepresentation, tortious interference with prospective economic
relations and conduct in violation of the Racketeer Influenced and Corrupt
Organizations Act. The damages sought in the complaint are $9 million plus
punitive damages, interest and costs and a demand for treble damages under RICO.
The Company believes that the Plaintiff's claims are without merit as against
the Company and its affiliates and the Company will vigorously defend this
action.

On the same date the complaint was filed against the Company, certain of its
affiliated entities, Mr. Fishman and Brittania, the Company filed a suit in the
Supreme Court of the State of New York, Nassau County against the former tenant,
Norman Adie, the former tenant's principal, Jeffrey Fishman, Britannia and
others. The Company's complaint alleges that Mr. Adie, Mr. Fishman and other
defendants conspired to defraud the Company. The Company's lawsuit alleges
commercial bribery, fraud, breach of fiduciary duty, tortious interference,
intentional tort, violation of the New York Enterprise Corruption Act,
respondeat superior, unjust enrichment and violations of RICO. The damages
alleged in this lawsuit exceed $1 million, plus punitive damages, interest and
costs. Both litigations are in preliminary stages where discovery has not yet
commenced.

In the three and nine months ended September 30, 2005 one of the move theater
joint ventures took a $2.56 million provision for valuation adjustment against a
five screen movie theater under construction located in Monroe, New York, of
which the Company has a 50% ($1.3 million) equity share. The joint venture had
been funding construction at this property pursuant to a lease with an entity
controlled by Norman Aide, who was also the principal of Pritchard Square Cinema
LLC. The lease for the Monroe theater was terminated by mutual agreement in
September 2004 and construction suspended at that time. The provision for
valuation adjustment is based on a recently obtained third party appraisal which
values the land only and a report by an independent engineering firm which
estimates the value of the construction completed to date against which
management has taken a significant discount. The Company has not to its
knowledge engaged in any other transactions, direct or indirect, with Mr. Adie
or any entity controlled or affiliated with him.

Results of Operations
---------------------

Comparison of Nine and Three Months Ended September 30, 2005 and 2004
---------------------------------------------------------------------

Revenues

Rental income increased by $5.2 million, or 33.4%, to $20.9 million for the nine
months ended September 30, 2005 from $15.7 million for the nine months ended
September 30, 2004. For the three months ended September 30, 2005, rental income
increased by $1.5 million, or 28.1%, to $7.1 million from $5.6 million for the
three months ended September 30, 2004. The increase in rental income is
primarily due to $4.8 million and $1.4 million of rental revenues earned during
the nine and three months ended September 30, 2005, respectively, on thirteen
properties acquired by us between March 2004 and September 2005.

Operating Expenses

Depreciation and amortization expense increased by $1.2 million, or 41.4%, and
$371,000, or 35.9%, to $4.1 million and $1.4 million for the nine and three
months ended September 30, 2005, respectively. The increase in depreciation and
amortization expense was primarily due to the acquisition of thirteen properties
between March 2004 and September 2005.

General and administrative expenses increased by $797,000, or 33.2%, to $3.2
million for the nine months ended September 30, 2005. For the three months ended
September 30, 2005, general and administrative expenses increased by $546,000,
or 68.2%, to $1.3 million.   The Company incurred fees of $536,000 during the
nine and three months ended September 30, 2005 relating to the investigation
conducted by our Audit Committee into certain financial dealings of our former
President and Chief Executive Officer, primarily fees of special counsel
retained by the Audit Committee to assist the committee in its investigation.
In addition, there were increases of approximately $182,000 and $58,000,
respectively, for executive and support personnel, primarily for legal and
accounting services, including additional staffing requirements, allocated to us
pursuant to a Shared Services Agreement among us and related entities. Also
included in the nine months ended September 30, 2005 is an increase in
compensation expense of $42,000 relating to the issuance of restricted stock and
an increase in the fees of our independent public accounting firm of
approximately $77,000, including $30,000 of costs associated with the internal
control procedures related to compliance with Section 404 of the Sarbanes-Oxley
Act. Professional fees also increased by $35,000 in the three months ended
September 30, 2005 primarily due to an increase in fees to our independent
public accounting firm. Additionally, for the nine and three months ended
September 30, 2005, state taxes increased by approximately $33,000 and $10,000,
director and officer liability insurance and directors' fees increased by
approximately $39,000 and $-0-, and travel and other miscellaneous expenses
decreased by approximately $11,000 and increased by $12,000, respectively.
Payroll and related expenses decreased by $105,000 for the three months ended
September 30, 2005 primarily because the Company did not make salary payments
for our President and Chief Executive Officer after July 2005. Offsetting the
increases in the nine months ended September 30, 2005 is a one-time expense of
$101,000 we incurred in 2004 in connection with the initial listing of our
common stock on the New York Stock Exchange.

Real estate expenses decreased by $52,000, or 15.4%, and $67,000, or 39.4%, for
the nine and three months ended September 30, 2005, resulting primarily from a
decrease in real estate taxes and operating expenses incurred in the 2004 nine
and three month periods relating to two vacant properties.

Other Income and Expenses

Our equity in earnings of unconsolidated joint ventures decreased by $312,000,
or 19%, to $1.3 million for the nine months ended September 30, 2005. For the
three months ended September 30, 2005, equity in earnings of unconsolidated
joint ventures decreased by $1.2 million, or 178%, to a loss of $524,000. The
decreases result from a $2.56 million provision for valuation adjustment taken
by one of our movie theater joint ventures against one of its five properties,
of which 50%, or $1.3 million, is our equity share. The joint venture based this
provision on a recently obtained third party appraisal on such property which
valued the land only and a report by an independent engineering firm which
estimated the value of the construction completed at such property to date,
against which management has taken a significant discount. This decrease was
offset in part by our equity share of income earned by two joint ventures
organized in the second half of 2004. These joint ventures each purchased one
property and we recognized equity in earnings of $333,000 and $84,000,
respectively, from these joint ventures in the nine and three months ended
September 30, 2005 compared to $58,000 in equity recognized in the nine and
three months ended September 30, 2004. Additionally, in February 2005, the
operator of one of the movie theaters owned by one of our joint ventures sold
its business to an independent third party, which sale accelerated rent
arrearages totaling $592,000 that were due in August 2005. We have a 50%
interest in this joint venture and the accelerated payment resulted in an
additional $296,000 of equity in earnings to us in the nine months ended
September 30, 2005. Additional increases in equity earnings to us in the 2005
nine and three month periods resulted from rent payments from this new tenant
and the write off during the nine months ended September 30, 2004 of the entire
balance of unbilled rent receivable relating to this movie theater.

Interest and other income increased by $5,000, or 2.2%, and $79,000, or 111%, to
$230,000 and $150,000, respectively, for the nine and three months ended
September 30, 2005. The primary reason for the increase was interest earned
during the three months ended September 30, 2005 on our investment of proceeds
received from the sale of a property and mortgage financings in short-term cash
equivalents.

Interest expense increased by $1.5 million, or 25.5%, and $451,000, or 22%, to
$7.5 million and $2.5 million, respectively, for the nine and three months ended
September 30, 2005. This includes increases of $1.2 million and $426,000,
respectively, on our mortgages payable principally resulting from mortgages
placed on ten properties between September 2004 and June 2005 and the assumption
of mortgages in connection with the purchase of one property during March 2004
and one property during November 2004. In addition, interest expense related to
our line of credit increased by $285,000 and $25,000, respectively, for the nine
and three months ended September 30, 2005 resulting from borrowings made to
facilitate the purchase of several properties.

Amortization of deferred financing costs increased by $72,000, or 20.6%, and
decreased by $14,000, or 9.4%, to $421,000 and $135,000, respectively, for the
nine and three months ended September 30, 2005. The increase for the nine month
period results from mortgages placed on ten properties between September 2004
and June 2005. The decrease for the three month period results from the
completed write off of old credit line costs in March 2005.

On June 30, 2005, we closed on the sale of unused developmental or "air" rights
relating to our property located in Brooklyn, New York. The purchase price was
approximately $11 million and in addition, the purchaser paid some of our
closing expenses. The financial statement gain of approximately $10.25 million,
recognized in the nine months ended September 30, 2005, will be tax deferred
since we entered into a 1031 tax deferred exchange and used the sales proceeds
to acquire an additional property.

Discontinued Operations

During the nine months ended September 30, 2005, we determined that the
estimated fair value of a property held for sale was lower than the carrying
amount and we recorded a $469,000 provision for the difference. This provision
was in addition to the $366,000 provision on this property recorded by us at
December 31, 2004. In early 2004, the retail tenant at this property filed for
bankruptcy protection, disaffirmed its lease and vacated this store. There was
no comparable provision in the nine and three months ended September 30, 2004.

On September 23, 2005, we sold a property located in Iowa for a sale price of
approximately $1.8 million and recognized a gain of $639,000 in the nine and
three months ended September 30, 2005.

On May 17, 2005, we sold a property located in Florida for a sale price of
approximately $16.5 million and recognized a gain of $582,000 in the nine months
ended September 30, 2005, which includes an expense of $8,000 incurred in the
three months ended September 30, 2005 relating to this sale.
Liquidity and Capital Resources
-------------------------------

We had cash and cash equivalents of approximately $8.6 million at September 30,
2005. Our primary sources of liquidity are cash and cash equivalents, our
revolving credit facility and cash generated from operating activities,
including mortgage financings. We have a $62.5 million revolving credit facility
with Valley National Bank, Merchants Bank Division, Bank Leumi USA,
Manufacturers and Traders Trust Company and Israel Discount Bank of New York.
The facility is available to us to pay down existing and maturing mortgages, to
fund the acquisition of properties or to invest in joint ventures. The facility
matures on June 30, 2007. Borrowings under the facility bear interest at the
lower of LIBOR plus 2.5% or the bank's prime rate, and there is an unused
facility fee of one-quarter of 1% per annum. Net proceeds received from the sale
or refinancing of properties are required to be used to repay amounts
outstanding under the facility if proceeds from the facility were used to
purchase or refinance such properties. At November 4, 2005, there is no balance
outstanding under the facility.

We are actively engaged in seeking additional property acquisitions, including
the possibility of acquiring properties with joint venture partners, and we are
involved in various stages of negotiation with respect to the acquisition of
additional properties. We will fund our real estate acquisitions by using cash
and cash equivalents, cash provided from operations, cash provided from mortgage
financings and funds available under our credit facility.

We had no outstanding contingent commitments, such as guarantees of
indebtedness, or any other contractual cash obligations at September 30, 2005.

Cash Distribution Policy

We have elected to be taxed as a REIT under the Internal Revenue Code of 1986,
as amended. To qualify as a REIT, we must meet a number of organizational and
operational requirements, including a requirement that we distribute currently
at least 90% of our ordinary taxable income to our stockholders. It is our
current intention to comply with these requirements and maintain our REIT
status. As a REIT, we generally will not be subject to corporate federal, state
or local income taxes on taxable income we distribute currently (in accordance
with the Internal Revenue Code and applicable regulations) to our stockholders.
If we fail to qualify as a REIT in any taxable year, we will be subject to
federal, state and local income taxes at regular corporate rates and may not be
able to qualify as a REIT for four subsequent tax years. Even if we qualify as a
REIT for federal taxation purposes, we may be subject to certain state and local
taxes on our income and to federal income and excise taxes on our undistributed
taxable income (i.e., taxable income not distributed in the amounts and in the
time frames prescribed by the Internal Revenue Code and applicable regulations
thereunder).

It is our intention to pay to our stockholders within the time periods
prescribed by the Internal Revenue Code no less than 90% of our annual taxable
income, including gains on the sale of real estate except where we elect to
defer gains for tax purposes and invest the proceeds in new properties under
applicable rules of the Internal Revenue Code. It will continue to be our policy
to make sufficient cash distributions to stockholders in order for us to
maintain our REIT status under the Internal Revenue Code.
Item 3. - Quantitative and Qualitative Disclosures About Market Risk
          ----------------------------------------------------------

All of our long-term mortgage debt bears interest at fixed rates and
accordingly, the effect of changes in interest rates would not impact the amount
of interest expense that we incur under these mortgages. Our credit line is a
variable rate facility which is sensitive to interest rates. However, for the
nine and three months ended September 30, 2005, due to a low average balance
outstanding on the credit line, we do not believe that the effect of changes in
interest rates would materially impact the amount of interest expense incurred.

Item 4. - Controls and Procedures
          -----------------------

As required under Rules 13a-15 (e) and 15d-15 (e) under the Securities Exchange
Act of 1934, as amended, we carried out an evaluation under the supervision and
with the participation of our management, including our Chief Executive Officer
and Chief Financial Officer, of the effectiveness of the design and operation of
our disclosure controls and procedures (as defined in Rule 13a-15(e) under the
Securities Exchange Act of 1934). Based upon that evaluation, the Chief
Executive Officer and Chief Financial Officer concluded that our disclosure
controls and procedures as of September 30, 2005 are effective.

There were no changes in our internal control over financial reporting (as
defined in Rule 13a-15(f) under the Securities Exchange Act of 1934) during the
first nine months of the fiscal year ending December 31, 2005 that materially
affected, or are reasonably likely to materially affect, our internal control
over financial reporting.
PART II - OTHER INFORMATION

Item 1.    Legal Proceedings
           -----------------

         For a description of all material proceedings, please see Note 12 to
the Consolidated Financial Statements included in Part I, Item 1 of this report
and the Company's Current Report on Form 8-K filed on August 16, 2005, which
Current Report is incorporated herein by reference.

Item 6.    Exhibits
           --------

           Exhibit 31.1    Certification of President and Chief Executive
                           Officer pursuant to Section 302 of the Sarbanes-Oxley
                           Act of 2002. (Filed with this Form 10-Q.)

           Exhibit 31.2    Certification of Senior Vice President and Chief
                           Financial Officer pursuant to Section 302 of the
                           Sarbanes-Oxley Act of 2002. (Filed with this Form
                           10-Q.)

           Exhibit 32.1    Certification of President and Chief Executive
                           Officer pursuant to Section 906 of the Sarbanes-Oxley
                           Act of 2002. (Filed with this Form 10-Q.)

           Exhibit 32.2    Certification of Senior Vice President and Chief
                           Financial Officer pursuant to Section 906 of the
                           Sarbanes-Oxley Act of 2002. (Filed with this Form
                           10-Q.)
ONE LIBERTY PROPERTIES, INC.

                                   SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, as amended,
the Registrant has duly caused this report to be signed on its behalf by the
undersigned thereunto duly authorized.

                          One Liberty Properties, Inc.
                          ----------------------------
                                  (Registrant)

November 9, 2005               /s/ Fredric H. Gould
----------------               ---------------------------
Date                           Fredric H. Gould
                               President and
                               Chief Executive Officer
                               (authorized officer)

November 9, 2005               /s/ David W. Kalish
----------------               ----------------------------
Date                           David W. Kalish
                               Senior Vice President and
                               Chief Financial Officer
                               (principal financial officer)
EXHIBIT 31.1
                                  CERTIFICATION

   I, Fredric H. Gould, President and Chief Executive Officer of One Liberty
   Properties, Inc. certify that:

   1. I have reviewed this Quarterly Report on Form 10-Q for the quarterly
   period ended September 30, 2005 of One Liberty Properties, Inc.

   2. Based on my knowledge, this report does not contain any untrue statement
   of a material fact or omit to state a material fact necessary to make the
   statements made, in light of the circumstances under which such statements
   were made, not misleading with respect to the period covered by this report;

   3. Based on my knowledge, the financial statements, and other financial
   information included in this report, fairly present in all material respects
   the financial condition, results of operations and cash flows of the
   registrant as of, and for, the periods presented in this report;

   4. The registrant's other certifying officer and I are responsible for
   establishing and maintaining disclosure controls and procedures (as defined
   in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over
   financial reporting (as defined in Exchange Act Rule 13a-15(f)) for the
   registrant and have:

   a) Designed such disclosure controls and procedures, or caused such
   disclosure controls and procedures to be designed under our supervision,
   to ensure that material information relating to the registrant,
   including its consolidated subsidiaries, is made known to us by others
   within those entities, particularly during the period in which this
   report is being prepared;

   b) Designed such internal control over financial reporting, or caused such
   internal control over financial reporting to be designed under our
   supervision, to provide reasonable assurance regarding the reliability of
   financial reporting and the preparation of financial statements for external
   purposes in accordance with generally accepted accounting principles;

   c) Evaluated the effectiveness of the registrant's disclosure controls and
   procedures and presented in this report our conclusions about the
   effectiveness of the disclosure controls and procedures, as of the end of the
   period covered by this report based on such evaluation; and

   d) Disclosed in this report any change in the registrant's internal control
   over financial reporting that occurred during the registrant's most recent
   fiscal quarter (the registrant's fourth fiscal quarter in the case of an
   annual report) that has materially affected, or is reasonably likely to
   materially affect, the registrant's internal control over financial
   reporting; and

   5. The registrant's other certifying officer and I have disclosed, based on
   our most recent evaluation of internal control over financial reporting, to
   the registrant's auditors and the audit committee of the registrant's board
   of directors (or persons performing the equivalent functions):

   a) All significant deficiencies and material weaknesses in the design or
   operation of internal control over financial reporting which are
   reasonably likely to adversely affect the registrant's ability to
   record, process, summarize and report financial information; and

   b) Any fraud, whether or not material, that involves management or other
   employees who have a significant role in the registrant's internal
   control over financial reporting.

   Date:   November 9, 2005        /s/ Fredric H. Gould
                                   -------------------------------
                                   Fredric H. Gould
                                   President and Chief Executive Officer
EXHIBIT 31.2
                                  CERTIFICATION

   I, David W. Kalish, Senior Vice President and Chief Financial Officer of One
   Liberty Properties, Inc. certify that:

    1. I have reviewed this Quarterly Report on Form 10-Q for the quarterly
    period ended September 30, 2005 of One Liberty Properties, Inc.

   2. Based on my knowledge, this report does not contain any untrue statement
   of a material fact or omit to state a material fact necessary to make the
   statements made, in light of the circumstances under which such statements
   were made, not misleading with respect to the period covered by this report;

   3. Based on my knowledge, the financial statements, and other financial
   information included in this report, fairly present in all material respects
   the financial condition, results of operations and cash flows of the
   registrant as of, and for, the periods presented in this report;

   4. The registrant's other certifying officer and I are responsible for
   establishing and maintaining disclosure controls and procedures (as defined
   in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over
   financial reporting (as defined in Exchange Act Rule 13a-15(f)) for the
   registrant and have:

   a) Designed such disclosure controls and procedures, or caused such
   disclosure controls and procedures to be designed under our supervision, to
   ensure that material information relating to the registrant, including its
   consolidated subsidiaries, is made known to us by others within those
   entities, particularly during the period in which this report is being
   prepared;

   b) Designed such internal control over financial reporting, or caused such
   internal control over financial reporting to be designed under our
   supervision, to provide reasonable assurance regarding the reliability of
   financial reporting and the preparation of financial statements for external
   purposes in accordance with generally accepted accounting principles;

   c) Evaluated the effectiveness of the registrant's disclosure controls and
   procedures and presented in this report our conclusions about the
   effectiveness of the disclosure controls and procedures, as of the end of the
   period covered by this report based on such evaluation; and

   d) Disclosed in this report any change in the registrant's internal control
   over financial reporting that occurred during the registrant's most recent
   fiscal quarter (the registrant's fourth fiscal quarter in the case of an
   annual report) that has materially affected, or is reasonably likely to
   materially affect, the registrant's internal control over financial
   reporting; and

   5. The registrant's other certifying officer and I have disclosed, based on
   our most recent evaluation of internal control over financial reporting, to
   the registrant's auditors and the audit committee of the registrant's board
   of directors (or persons performing the equivalent functions):

   a) All significant deficiencies and material weaknesses in the design or
   operation of internal control over financial reporting which are reasonably
   likely to adversely affect the registrant's ability to record, process,
   summarize and report financial information; and

   b) Any fraud, whether or not material, that involves management or other
   employees who have a significant role in the registrant's internal control
   over financial reporting.

Date:   November 9, 2005                  /s/ David W. Kalish
                                          ------------------------
                                          David W. Kalish
                                          Senior Vice President
                                          and Chief Financial Officer
EXHIBIT 32.1

             CERTIFICATION OF PRESIDENT AND CHIEF EXECUTIVE OFFICER

                           PURSUANT TO 18 U.S.C. 1350
                 (SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002)

The undersigned, Fredric H. Gould, President and Chief Executive Officer of One
Liberty Properties, Inc., (the "Registrant"), does hereby certify, pursuant to
18 U.S.C. 1350 as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of
2002, that based upon a review of the Quarterly Report on Form 10-Q for the
quarterly period ended September 30, 2005 of the Registrant, as filed with the
Securities and Exchange Commission on the date hereof (the "Report"):

(1) The Report fully complies with the requirements of Section 13(a) or 15(d) of
the Securities Exchange Act of 1934, as amended; and

(2) The information contained in the Report fairly presents, in all material
respects, the financial condition and results of operations of the Registrant.

Date:   November 9, 2005            /s/ Fredric H. Gould
                                    -----------------------
                                    Fredric H. Gould
                                    President and Chief Executive Officer
EXHIBIT 32.2

       CERTIFICATION OF SENIOR VICE PRESIDENT AND CHIEF FINANCIAL OFFICER

                           PURSUANT TO 18 U.S.C. 1350
                 (SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002)

The undersigned, David W. Kalish, Senior Vice President and Chief Financial
Officer of One Liberty Properties, Inc. (the "Registrant"), does hereby certify,
pursuant to 18 U.S.C. 1350 as adopted pursuant to Section 906 of the
Sarbanes-Oxley Act of 2002, that based upon a review of the Quarterly Report on
Form 10-Q for the quarterly period ended September 30, 2005 of the Registrant,
as filed with the Securities and Exchange Commission on the date hereof (the
"Report"):

(1) The Report fully complies with the requirements of Section 13(a) or 15(d) of
the Securities Exchange Act of 1934, as amended; and

(2) The information contained in the Report fairly presents, in all material
respects, the financial condition and results of operations of the Registrant.

Date:   November 9, 2005            /s/ David W. Kalish
                                    -----------------------------
                                    David W. Kalish
                                    Senior Vice President
                                    and Chief Financial Officer