<ARTICLE> 5 <LEGEND> This schedule contains financial information extracted from the financial statements for the quarter ended March 31, 1997 and is qualified in its entirety by reference to such financial statements </LEGEND> <PERIOD-TYPE> 3-MOS <FISCAL-YEAR-END> DEC-31-1997 <PERIOD-END> MAR-31-1997 <CASH> 790,465 <SECURITIES> 0 <RECEIVABLES> 20,322 <ALLOWANCES> 0 <INVENTORY> 0 <CURRENT-ASSETS> 549,968 <PP&E> 30,423,850<F1> <DEPRECIATION> (18,920,924)<F2> <TOTAL-ASSETS> 12,863,681 <CURRENT-LIABILITIES> 681,299 <BONDS> 19,403,524<F3> <PREFERRED-MANDATORY> 0 <PREFERRED> 0 <COMMON> (722,142)<F4> <OTHER-SE> 0 <TOTAL-LIABILITY-AND-EQUITY> 12,863,681 <SALES> 1,778,011 <TOTAL-REVENUES> 1,778,011 <CGS> 0 <TOTAL-COSTS> 0 <OTHER-EXPENSES> 1,347,379<F5> <LOSS-PROVISION> 0 <INTEREST-EXPENSE> 428,668 <INCOME-PRETAX> 1,964 <INCOME-TAX> 0 <INCOME-CONTINUING> 1,964 <DISCONTINUED> 0 <EXTRAORDINARY> 0 <CHANGES> 0 <NET-INCOME> 1,964 <EPS-PRIMARY> 0<F6> <EPS-DILUTED> 0<F6> <FN> <F1>Includes apartment complexes of $29,904,266 and deferred expenses of $519,584. <F2>Includes depreciation of $18,742,370 and amortization of deferred expenses of $178,554. <F3>Represents mortgage note payable. <F4>Represents total equity of General Partners ($326,159) and Limited Partners ($6,894,983). <F5>Includes operating expesnes of $740,335, real estate taxes of $134,841 and depreciation and amortization of $472,203. <F6>Net income allocated 20 to general partners, 1944 to limited partners for three months ended 3/31/97 average net gain $.07 per unit for $25,000 units outstanding. </FN>