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

                                SCHEDULE 13G

                  Under the Securities Exchange Act of 1934
                              (Amendment No. )


                      Banyan Strategic Realty Trust
                               (Name of Issuer)


                               Common Stock
                     (Title of Class of Securities)


                                  06683M102
                               (CUSIP Number)

                                 May 22, 2002
             (Date of Event Which Requires Filing of this Statement)


Check the appropriate box to designate the rule pursuant to which
this Schedule is filed:

[ ] Rule 13d-1(b)
[X] Rule 13d-1(c)
[ ] Rule 13d-1(d)


                                Page 1 of 4



CUSIP 06683M102                                                  Page 2 of 4

Item 1. NAME OF REPORTING PERSON

                        Double Play Partners Limited Partnership
                        IRS 04-3481339

Item 2. CHECK THE APPROPRIATE BOX IF A MEMBER OF A GROUP
			N/A

Item 3. SEC USE ONLY

Item 4. CITIZENSHIP OR PLACE OF ORGANIZATION

Double Play Partners is a Massachusetts (USA) limited partnership.


NUMBER OF SHARES BENEFICIALLY OWNED BY EACH REPORTING PERSON WITH:

Item 5. SOLE VOTING POWER                                  855,800
Item 6. SHARED VOTING POWER                                    -0-
Item 7. SOLE DISPOSITIVE POWER                             855,800
Item 8. SHARED DISPOSITIVE POWER                               -0-


Item 9. AGGREGATE AMOUNT BENEFICIALLY OWNED BY EACH REPORTING PERSON

                                                            855,800

Item 10. CHECK IF THE AGGREGATE AMOUNT IN ROW 9 EXCLUDES CERTAIN SHARES

                          N/A

Item 11. PERCENT OF CLASS REPRESENTED BY AMOUNT IN ROW 9

                          5.52%

Item 12. TYPE OF REPORTING PERSON

                          PN


                                                                    Page 3 of 4

Item 1.

     (a) Name of Issuer: Banyan Strategic Realty Trust

     (b) Address of Issuer's Principal Executive Offices:

                   2625 Butterfield Road, Suite 101 N
                   Oak Brook, Illinois  60523

Item 2.

     (a) Name of Person Filing:

         Double Play Partners Limited Partnership (hereinafter, Double Play)

     (b) Address of Principal Business Office or, if none, Residence:

         Double Play is a limited partnership whose principal business
         address is 1391 Main St., Springfield, MA 01103.

     (c) Citizenship:

         Double Play is a Massachusetts (USA) limited partnership.

     (d) Title of Class of Securities:  Common

     (e) CUSIP Number: 06683M102

Item 3. If this statement is filed pursuant to 240.13d-1(b) or (c),
check whether the person filing is a:

				N/A

Item 4. Ownership

     (a) Amount Beneficially Owned:                                      855,800

     (b) Percent of Class:                                                 5.52%

     (c) Number of Shares as to which such person has:

        (i) sole power to vote or direct the vote:                       855,800
        (ii) shared power to vote or direct the vote:                        -0-
        (iii) sole power to dispose or to direct the disposition of:     855,800
        (iv) shared power to dispose or to direct the disposition of:        -0-



                                                                    Page 4 of 4

Item 5. Ownership of Five Percent or Less of a Class

     If this statement is being filed to report the fact that as of the date
hereof the reporting person has ceased to be the beneficial owner of more
than five percent of the class of securities, check the following [ ].

Item 6. Ownership of More than Five Percent on Behalf of Another Person

                                  N/A

Item 7. Identification and Classification of the Subsidiary Which Acquired the
Security Being Reported on By the Parent Holding Company

                                  N/A

Item 8. Identification and Classification of Members of the Group

                                  N/A

Item 9. Notice of Dissolution of Group

                                  N/A

Item 10. Certification

     By signing below I certify that, to the best of my knowledge and belief,
the securities referred to above were not acquired and are not held for the
purpose of or with the effect of changing or influencing the control of the
issuer of the securities and were not acquired and are not held in connection
with or as a participant in any transaction having that purpose or effect.

                                  Signature

    After reasonable inquiry and to the best of my knowledge and belief, I
certify that the information set forth in this statement is true, complete
and correct.

                                       Date: May 23, 2002

                                       Signature:

                                       /s/ M. Eleanor Murphy

                                       M. Eleanor Murphy, Managing Member
                                       Eldaro Investors, LLC, General Partner