FORM 3 U.S. SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
STATEMENT OF CHANGES IN BENEFICIAL OWNERSHIP
Filed pursuant to Section 16(a) of the Securities Exchange
Act of 1934, Section 17(a) of the Public Utility
Holding Company Act of 1935 or Section 30(f) of the
Investment Company Act of 1990
OMB APPROVAL
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OMB Number: 3235-0414
Expires: September 30, 1998
Estimated average burden
hours per response.....................0.5
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1. Name and Address of Reporting Person
Unicorn Associates Corporation
(Last) (First) (Middle)
100 South Bedford Road
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(Street)
Mount Kisco, NY 10549
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(City) (State) (Zip)
2. Date of Event Requiring
Statement
(Month/Day/Year)
12/27/96
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3. IRS or Social Security Number
of Reporting Person (Voluntary)
4. Issuer Name and Ticker or Trading Symbol
McNEIL REAL ESTATE FUND XX, L.P.
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5. Relationship of Reporting Person to Issuer
(Check all applicable)
____ Director ____ 10% Owner
____ Officer (give _x__ Other (specify
title below) below)
Member of a 13(d) group that is a 10% owner
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6. If Amendment, Date of Original
(Month/Day/Year)
7. Individual or Joint/Group Filing
(Check Applicable Line)
X Form filed by One Reporting Person
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-- Form filed by more than One Reporting Person
TABLE I - NON-DERIVATIVE SECURITIES ACQUIRED, DISPOSED OF, OR BENEFICIALLY OWNED
<TABLE>
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<S> <C> <C> <C>
1. Title of Security 2. Amount of Securities 3. Ownership Form: Direct 4. Nature of Indirect Beneficial Ownership
(Instr. 3) Beneficially Owned (D) or Indirect (I)(Instr. 5) (Instr. 5)
(Instr. 4)
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Units representing 1,230 D
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Limited Partnership
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Interests ("Units")
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</TABLE>
Reminder: Report on a separate line for each class of securities beneficially
owned directly or indirectly.
(Print or Type Responses)
(Over)
<PAGE>
FORM 3 - (continued)
TABLE II - DERIVATIVE SECURITIES BENEFICIALLY OWNED
(E.G., PUTS, CALLS, WARRANTS, OPTIONS, CONVERTIBLE SECURITIES)
1. Title of Derivative Security
(Instr. 4)
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2. Date Exercisable
and Expiration Date
(Month/Day/Year)
Date Expira-
Exer- tion
cisable Date
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3. Title and Amount of Securities
Underlying Derivative Security
(Instr. 4)
Title Amount
or
Number
of
Shares
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4. Conversion
of Exercise
Price of
Derivative
Security
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5. Ownership Form of
Derivative
Security:
Direct (D) or
Indirect (I)
(Instr. 5)
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6. Nature of Indirect
Beneficial
Ownership
(Instr. 5)
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Explanation of Responses:
++Intentional misstatements or omissions of facts constitute Federal Criminal
Violations.
See 18 U.S.C. 1001 and 15 U.S.C. 78ff(a).
/s/ EDWARD MATTNER 1/6/97
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++Signature of Reporting Person Date
Note: File three copies of this Form, one of which must be manually signed.
If space provided is insufficient, See Instruction 6 for procedure.
Potential persons who are to respond to the collection of information contained
in this form are not required to respond unless the form displays a currently
valid OMB number.
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