FORM 8-K - CURRENT REPORT
                (As last amended in Rel. No. 34-36968, eff. 8/13/92)

                                    UNITED STATES
                         SECURITIES AND EXCHANGE COMMISSION
                               Washington, D.C. 20549

                                      FORM 8-K

                                   CURRENT REPORT

                       Pursuant to Section 13 or 15(d) of the
                           Securities Exchange Act of 1934
                  Date of Report (Date of earliest event reported):

                                  September 4, 1996

                         MRI BUSINESS PROPERTIES FUND, LTD.
               (Exact name of registrant as specified in its charter)

                     California           0-13104           94-2919856
           (State or other jurisdiction (Commission      (I.R.S. Employer
               of incorporation or      File Number)      Identification
                  organization)                              Number)

             One Insignia Financial Plaza
                Post Office Box 1089
              Greenville, South Carolina                      29602
          (Address of Principal Executive Office)           (Zip Code)

                                   (864) 239-1000
                 Registrant's telephone number, including area code
                                         N/A
            (Former name or former address, if changed since last report)



          Item 2. Acquisition or Disposition of Assets
     
               The Registrant  sold Priest  Office Building  on September  4,
          1996.  Priest Office Building was  sold to S & S Realty,  L.L.C.,
          an unrelated party, for $1,675,000.
        
               The Registrant  is  currently  evaluating  its cash  needs  to
          determine what portion of the net proceeds can be distributed  to
          its partners in the near future.



          Item 7. Financial Statements and Exhibits

          (b)     Pro forma financial information

            The required pro forma financial information  will be provided
          in the Registrant's Annual report on Form 10-K for the year ended
          September 30, 1996.




                                      SIGNATURE

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

                                     MRI BUSINESS PROPERTIES FUND, LTD.

                                     BY:  Fox Realty Investors
                                          Its Managing General Partner

                                     BY:  /s/ William H. Jarrard, Jr.
                                          William H. Jarrard, Jr.
                                          President and Director

                                     DATE: September 23, 1996