<ARTICLE> 5
       
                             
<PERIOD-TYPE>                   9-MOS
<FISCAL-YEAR-END>                          DEC-31-1995
<PERIOD-END>                               SEP-30-1995
<CASH>                                       2,373,608
<SECURITIES>                                   246,429
<RECEIVABLES>                                   22,824
<ALLOWANCES>                                         0
<INVENTORY>                                          0
<CURRENT-ASSETS>                               613,578
<PP&E>                                      40,051,565<F1>
<DEPRECIATION>                            (22,254,267)<F2>
<TOTAL-ASSETS>                              21,053,737
<CURRENT-LIABILITIES>                        1,007,295
<BONDS>                                     21,121,965<F3>
<COMMON>                                   (1,075,523)<F4>
<PREFERRED-MANDATORY>                                0
<PREFERRED>                                          0
<OTHER-SE>                                           0
<TOTAL-LIABILITY-AND-EQUITY>                21,053,737
<SALES>                                      5,296,292
<TOTAL-REVENUES>                             5,296,292
<CGS>                                                0
<TOTAL-COSTS>                                        0
<OTHER-EXPENSES>                             4,214,068<F5>
<LOSS-PROVISION>                                     0
<INTEREST-EXPENSE>                             986,305
<INCOME-PRETAX>                                 95,919
<INCOME-TAX>                                         0
<INCOME-CONTINUING>                             95,919
<DISCONTINUED>                                       0
<EXTRAORDINARY>                                      0
<CHANGES>                                            0
<NET-INCOME>                                    95,919
<EPS-PRIMARY>                                        0<F6>
<EPS-DILUTED>                                        0<F6>
<FN>
<F1>Includes apartment complexes of $39,652,907 and deferred expenses of
 $398,658.
<F2>Includes depreciation of $22,164,276 and amortization of deferred expneses,
$89,991.
<F3>Represents mortgage note payable.
<F4>Represents total equity of general partners ($269,302) and limited partners
($806,221).
<F5>Includes oprating expenses $2,160,952, real estate tax $483,799,
 depreciation and amortization of $1,568,300 adn minority interest of $1,017.
<F6>Net income allocated $960 to general partners and $94,959 to limited
partners for the nine months ended 9/30/95.  Net income is $3.04 per unit for
30,000 units outstanding.
</FN>