<ARTICLE> 5
<LEGEND>
THIS SCHEDULE CONTAINS SUMMARY FINANCIAL INFORMATION EXTRACTED FROM THE
FINANCIAL STATEMENTS FOR THE QUARTER ENDED SEPTEMBER 30, 1994 AND IS QUALIFIED
IN ITS ENTIRETY BY REFERENCE TO SUCH FINANCIAL STATEMENTS.
</LEGEND>
       
                                       
<PERIOD-TYPE>                              9-MOS
<FISCAL-YEAR-END>                          DEC-31-1994
<PERIOD-END>                               SEP-30-1994
<CASH>                                       1,197,943
<SECURITIES>                                         0
<RECEIVABLES>                                   72,935
<ALLOWANCES>                                         0
<INVENTORY>                                          0
<CURRENT-ASSETS>                             2,452,228
<PP&E>                                      73,446,110<F1>
<DEPRECIATION>                            (34,483,633)<F2>
<TOTAL-ASSETS>                              42,685,583
<CURRENT-LIABILITIES>                        4,490,229
<BONDS>                                     47,530,366<F3>
<COMMON>                                   (9,335,012)<F4>
<PREFERRED-MANDATORY>                                0
<PREFERRED>                                          0
<OTHER-SE>                                           0
<TOTAL-LIABILITY-AND-EQUITY>                42,685,583
<SALES>                                     10,166,212
<TOTAL-REVENUES>                                     0
<CGS>                                                0
<TOTAL-COSTS>                                        0
<OTHER-EXPENSES>                             8,422,543<F5>
<LOSS-PROVISION>                                     0
<INTEREST-EXPENSE>                           2,991,246
<INCOME-PRETAX>                            (1,249,577)
<INCOME-TAX>                                         0
<INCOME-CONTINUING>                        (1,247,577)
<DISCONTINUED>                                       0
<EXTRAORDINARY>                                      0
<CHANGES>                                            0
<NET-INCOME>                               (1,247,577)
<EPS-PRIMARY>                                        0<F6>
<EPS-DILUTED>                                        0<F6>
<FN>
<F1>Includes apartment complexes of $72,400,479 & deferred expenses of $1,045,631.
<F2>Includes depreciation of 434,041,323 & amortization of $442,310.
<F3>Represents mortgage notes payable.
<F4>Represents total equity of general partners and limited partner of $(397,374)
and $(8,937,638), respectively.
<F5>Includes operating expenses $4,330,439, real estate tax expense $1,555,962, &
depreciation and amortization of $2,536,142.
<F6>Net loss allocated $(12,476) to the G.P.'s and $(1,245,101) to the L.P.'s for
the 9 months ended 9/30/94.  Average net income per unit of L.P. interest is
$(35.09) on 35,200 units outstanding.
</FN>