SUBSIDIARIES OF THE COMPANY

KIMCO REALTY CORPORATION AND SUBSIDIARIES 13-2744380
PERIOD ENDED DECEMBER 31, 1996

44 PLAZA, INC. 13-2683791
AUK REALTY CORPORATION 11-2612680
BRENDA PROPERTIES 11-2727694
EAST END OPERATING CORP. 11-2498666
FOX HILL II, INC. 11-2671016
FOX HILL POUGHKEEPSIE, INC. 11-2727165
GC ACQUISITION CORP. 11-2928815
HARVEST OF NASHVILLE, INC. 11-2464767
HARVEST OF TEXAS, INC. 11-2330375
HARVEST PROPERTIES, INC. 11-2330376
KCH ACQUISITION, INC. 11-3238575
KIMCADE, INC. 34-1831497
KIMCAL CORPORATION 13-2587851
KIMCO 118 O/P, INC. 65-0471143
KIMCO 120 O/P, INC. 65-0471149
KIMCO 413B, INC. 34-1740528
KIMCO 420, INC. 34-1710200
KIMCO 632, INC. 58-2201467
KIMCO ALTAMONTE SPRINGS 636, INC. 65-0642321
KIMCO ANAHEIM, INC. 93-1222235
KIMCO AUGUSTA 635, INC. 58-2214762
KIMCO BLACKWOOD 644, INC. 23-3469041
KIMCO BT CORP. 11-2465201
KIMCO BUCKS 651, INC. 23-2862081
KIMCO BUSTLETON 612, INC. 13-3867963
KIMCO CAMBRIDGE 242, INC. 31-1497725
KIMCO CANTON 182, INC. 34-1744056
KIMCO CENTEREACH 605, INC. 11-3182994
KIMCO CHARLESTON 631, INC. 57-1030009
KIMCO CHARLOTTE 192, INC. 56-1831137
KIMCO CINNAMINSON 645, INC. 22-3469045
KIMCO CLAWSON 143, INC. 38-3115543
KIMCO COLUMBUS, INC. 13-6206133
KIMCO CORAL SPRINGS 623, INC. 65-0535840
KIMCO COTTMAN 294, INC. 23-2862072
KIMCO CROSS CREEK 607, INC. 38-3141738
KIMCO DEV OF WOOSTER, INC. 11-2959598
KIMCO DEV. OF 31 SOUTH, INC. 11-2845541
KIMCO DEV. OF AIKEN, INC. 11-2978740
KIMCO DEV. OF BRADDOCK HILLS, INC. 11-2776505
KIMCO DEV. OF GASTONIA, INC. 11-2962621
KIMCO DEV. OF GIANTS, INC. 11-2792369
KIMCO DEV. OF GREENWOOD OP, INC. 11-2981360
KIMCO DEV. OF HAMPTON BAYS, INC. 11-2983330
KIMCO DEV. OF KETTERING, INC. 11-2670996
KIMCO DEV. OF MCINTOSH SARASOTA 11-2981378

KIMCO REALTY CORPORATION AND SUBSIDIARIES 13-2744380

PERIOD ENDED DECEMBER 31, 1996

KIMCO DEV. OF MENTOR, INC. 11-3009184
KIMCO DEV. OF MUSKEGON, INC. 11-2757467
KIMCO DEV. OF NEW KENSINGTON, INC. 11-2776507
KIMCO DEV. OF SEMINOLE SANFORD, INC. 11-2847353
KIMCO DEV. OF TROY, INC. 11-2845542
KIMCO DEV. OF TYVOLA, INC. 11-2805703
KIMCO DEV. OF WATERLOO AKRON, INC. 11-2981359
KIMCO DURHAM 639, INC. 56-1968284
KIMCO EAGLEDALE, INC. 13-2587857
KIMCO ELEVEN MTG. CORP 11-2993846
KIMCO ENFIELD 611, INC. 06-1386487
KIMCO FARMINGTON 146, INC. 38-3115548
KIMCO FT. PIERCE 147, INC. 59-3272388
KIMCO GALLERY 660, INC. 23-2862071
KIMCO GARLAND 642, INC. 75-2650811
KIMCO GATES 149, INC. 13-3717461
KIMCO GREAT BARRINGTON 609, INC. 04-3239597
KIMCO GREEN ORCHARD 606, INC. 11-3182994
KIMCO HAYDEN PLAZA 604, INC. 85-0821811
KIMCO KENT 637, INC. 13-3850824
KIMCO KISSIMMEE 613, INC. 65-0655663
KIMCO KML, INC. 23-2862080
KIMCO LAFAYETTE 671, INC. 35-2001919
KIMCO LARGO 139, INC 65-0406401
KIMCO LARGO 196, INC. 65-0419586
KIMCO LAUREL, INC. 13-2731273
KIMCO LEXINGTON 140, INC. 11-2845537
KIMCO LIVONIA, INC. 13-2587856
KIMCO MELBOURNE 616, INC. 65-0471154
KIMCO MGT OF NEW JERSEY 11-3046314
KIMCO MGT. OF MARYLAND, INC. 52-1844127
KIMCO MORRISVILLE 648, INC. 23-2862079
KIMCO NO. BRUNSWICK 617, INC. 11-3204466
KIMCO OF CHERRY HILL, INC. 11-2641098
KIMCO OF GEORGIA, INC. 13-2697308
KIMCO OF HERMITAGE, INC. 11-2513375
KIMCO OF HICKORY HOLLOW, INC. 11-2464914
KIMCO OF HUNTINGTON, INC. 11-2516647
KIMCO OF ILLINOIS, INC. 13-2731271
KIMCO OF LAKE WORTH, INC. 11-2854691
KIMCO OF MILLERODE, INC. 11-2845539
KIMCO OF MISSOURI, INC. 13-2736629
KIMCO OF NANUET, INC. 11-2669924
KIMCO OF NEW ENGLAND, INC. 13-2731276
KIMCO OF NEW YORK, INC. 11-2845540
KIMCO OF NORTH CAROLINA, INC. 13-2660757

KIMCO REALTY CORPORATION AND SUBSIDIARIES 13-2744380
PERIOD ENDED DECEMBER 31, 1996

KIMCO OF NORTH MIAMI, INC. 11-2761316

KIMCO OF OAKVIEW, INC. 11-2727695
KIMCO OF OHIO, INC. 13-2587859
KIMCO OF PENNSYLVANIA, INC. 13-2731277
KIMCO OF RACINE, INC. 11-2928818
KIMCO OF SPRINGBORO PIKE, INC. 11-2733483
KIMCO OF SPRINGFIELD, INC. 11-2612681
KIMCO OF SPRINGFIELD 625, INC. 43-1698931
KIMCO OF STUART 619, INC. 11-3205441
KIMCO OF SYOSSET, INC. 13-2660758
KIMCO OF TAMPA, INC. 11-2513372
KIMCO OF TENNESSEE, INC. 62-0813485
KIMCO OF UTAH, INC. 13-2659226
KIMCO OPPORTUNITY, INC. 11-3353009
KIMCO ORLANDO 638, INC. 65-0667618
KIMCO PALMER PARK 654, INC. 23-2862077
KIMCO PEPPERTREE, INC. 65-0433600
KIMCO PHILMED, INC. 52-2016394
KIMCO PROPERTIES, INC. 13-2731270
KIMCO PROPS. NASHVILLE, INC. 11-2464762
KIMCO PURCHASING AGENCY CORPORATION 11-2966000
KIMCO RALEIGH 177, INC. 56-1828155
KIMCO RALPH'S CORNER 659, INC. 23-2862075
KIMCO RICHMOND 800, INC. 52-1925248
KIMCO RIDGEWOOD 615, INC. 11-3183902
KIMCO SAND LAKE 618, INC. 65-0471136
KIMCO SARASOTA 378, INC. 65-0531169
KIMCO SAVANNAH 185, INC. 58-2055982
KIMCO SOUTH MIAMI 634, INC. 65-0559378
KIMCO SOUTHINGTON 610, INC. 11-3193467
KIMCO TOWSON 621, INC. 22-3333299
KIMCO WARRINGTON 652, INC. 23-2862076
KIMCO WATERBURY 608, INC. 06-1382854
KIMCO WEST PALM BEACH 633, INC. 65-0642317
KIMCO WESTERVILLE 178, INC 34-1744144
KIMCO WESTMONT 614, INC. 38-3141736
KIMCO WHITE LAKE 667, INC. 38-3316919
KIMCO WM148, INC. 23-2725735
KIMCO YONKERS 801, INC. 13-3851642
KIMCOAST OF WARREN, INC. 13-2683717
KIMSWORTH, INC. 51-0368319
KIMSWORTH OF ALABAMA, INC. 51-0368373
KIMSWORTH OF ARIZONA, INC. 51-368375
KIMSWORTH OF ARKANSAS, INC. 51-0368374
KIMSWORTH OF COLORADO, INC. 51-0368377
KIMSWORTH OF FLORIDA, INC. 51-0368378

KIMCO REALTY CORPORATION AND SUBSIDIARIES 13-2744380
PERIOD ENDED DECEMBER 31, 1996

KIMSWORTH OF GEORGIA, INC. 51-0368380
KIMSWORTH OF ILLINOIS, INC. 51-0368382
KIMSWORTH OF INDIANA, INC. 51-0368383
KIMSWORTH OF IOWA, INC. 51-0368381

KIMSWORTH OF KANSAS, INC. 51-03668385
KIMSWORTH OF LOUISIANA, INC 51-03683286
KIMSWORTH OF MARYLAND, INC. 51-0368387
KIMSWORTH OF MICHIGAN, INC. 51-0368388
KIMSWORTH OF MINNESOTA, INC. 51-0368389
KIMSWORTH OF MISSISSIPPI, INC. 51-0368392
KIMSWORTH OF MISSOURI, INC. 51-0368391
KIMSWORTH OF MONTANA, INC. 51-0368393
KIMSWORTH OF NEBRASKA, INC. 51-0368394
KIMSWORTH OF NEW JERSEY, INC. 51-0368398
KIMSWORTH OF NEW MEXICO, INC. 51-0368399
KIMSWORTH OF OHIO, INC. 51-0368400
KIMSWORTH OF PENNSYLVANIA, INC. 51-0368401
KIMSWORTH OF SOUTH CAROLINA, INC. 51-0368402
KIMSWORTH OF TEXAS, INC. 51-0368403
KIMSWORTH OF VIRGINIA, INC. 51-0368405
KIMVEN CORPORATION 75-2630665
KIMVEN II CORPORATION 75-2633956
KIMZADD, INC. 11-3050459
KIMZAY BENTON HARBOR, INC. 11-2964477
KIMZAY BLOOMINGTON, INC. 13-2663111
KIMZAY CORPORATION 13-2587863
KIMZAY GEORGIA, INC. 13-2603693
KIMZAY GREENWOOD, INC. 13-2663112
KIMZAY MISSOURI, INC. 13-2636710
KIMZAY OF CHARLOTTE, INC. 13-2603692
KIMZAY OF FLORIDA, INC. 13-2587853
KIMZAY OF ILLINOIS, INC. 13-2587858
KIMZAY WINSTON-SALEM, INC. 13-2663113
KIMZFERN, INC. 11-3035885
KIMZGATE, INC. 11-3035881
KIMZLAR, INC 11-3050459
KIMZWOOD, INC. 11-3035886
KRC ACQUISITION CORP. 11-2993846
LAUREL 173, INC. 52-1948299
MANETTO HILLS ASSOCIATES, INC. 13-2604645
MILMAR REALTY CORPORATION 13-2671681
NORBER CORP. 11-2691272
PASSIVE INVESTORS, INC. 11-2723241
PERMELYNN CORPORATION 13-2660042
PERMELYNN OF BRIDGEHAMPTON, INC. 13-2690180
PERMELYNN OF GEORGIA, INC. 13-2731264

KIMCO REALTY CORPORATION AND SUBSIDIARIES 13-2744380
PERIOD ENDED DECEMBER 31, 1996

PERMELYNN OF WESTCHESTER, INC. 13-2702562
REDEL CONSTRUCTION CORP. 13-3793428
RICH HILL, INC. 13-2731275
ROCKINGHAM 620, INC. 02-0471000
SANNDREL INC. 13-2670120
SANNDREL OF HARRISBURG, INC. 13-2684422
SANNDREL OF PENNSYLVANIA, INC. 13-2700618

SANNDREL OF VIRGINIA, INC. 13-2700298
ST. ANDREWS SHOPPING CENTER CORP. OF CHARLESTON 11-2464767
THE KIMCO CORPORATION 13-6115192
WOODSO CORP 11-2964256