<ARTICLE> 5
       
                             
<PERIOD-TYPE>                   3-MOS
<FISCAL-YEAR-END>                          DEC-31-1996
<PERIOD-END>                               MAR-31-1996
<CASH>                                            4660
<SECURITIES>                                   3253250
<RECEIVABLES>                                  1640465
<ALLOWANCES>                                    525000
<INVENTORY>                                          0
<CURRENT-ASSETS>                                522940
<PP&E>                                         3803364
<DEPRECIATION>                                 2339899
<TOTAL-ASSETS>                                 5840981
<CURRENT-LIABILITIES>                           730802
<BONDS>                                        1469912
<COMMON>                                             0
<PREFERRED-MANDATORY>                                0
<PREFERRED>                                          0
<OTHER-SE>                                     3640267
<TOTAL-LIABILITY-AND-EQUITY>                   5840981
<SALES>                                              0
<TOTAL-REVENUES>                                268190
<CGS>                                                0
<TOTAL-COSTS>                                   201962
<OTHER-EXPENSES>                                     0
<LOSS-PROVISION>                                     0
<INTEREST-EXPENSE>                               34861
<INCOME-PRETAX>                                 (2539)
<INCOME-TAX>                                         0
<INCOME-CONTINUING>                             (2539)
<DISCONTINUED>                                       0
<EXTRAORDINARY>                                      0
<CHANGES>                                            0
<NET-INCOME>                                    (2539)
<EPS-PRIMARY>                                    (.06)
<EPS-DILUTED>                                        0