[ARTICLE] 5
[LEGEND]
THIS SCHEDULE CONTAINS SUMMARY FINANCIAL INFORMATION EXTRACTED FROM THE
FINANCIAL STATEMENTS FOR THE YEAR ENDED DECEMBER 31, 1994 AND IS QUALIFIED IN
ITS ENTIREY BY REFERENCE TO SUCH FINANCIAL STATEMENTS
[/LEGEND]

                             
[PERIOD-TYPE]                   12-MOS
[FISCAL-YEAR-END]                          DEC-31-1994
[PERIOD-END]                               DEC-31-1994
[CASH]                                       1,114,770
[SECURITIES]                                         0
[RECEIVABLES]                                   23,405
[ALLOWANCES]                                         0
[INVENTORY]                                          0
[CURRENT-ASSETS]                             2,464,214
[PP&E]                                      74,371,223<F1>
[DEPRECIATION]                            (35,369,432)<F2>
[TOTAL-ASSETS]                              42,604,180
[CURRENT-LIABILITIES]                        4,751,341
[BONDS]                                     47,390,488<F3>
[COMMON]                                   (9,537,649)<F4>
[PREFERRED-MANDATORY]                                0
[PREFERRED]                                          0
[OTHER-SE]                                           0
[TOTAL-LIABILITY-AND-EQUITY]                42,604,180
[SALES]                                     13,652,413
[TOTAL-REVENUES]                                     0
[CGS]                                                0
[TOTAL-COSTS]                                        0
[OTHER-EXPENSES]                            11,124,938<F5>
[LOSS-PROVISION]                                     0
[INTEREST-EXPENSE]                           3,977,689
[INCOME-PRETAX]                            (1,450,214)
[INCOME-TAX]                                         0
[INCOME-CONTINUING]                        (1,450,214)
[DISCONTINUED]                                       0
[EXTRAORDINARY]                                      0
[CHANGES]                                            0
[NET-INCOME]                               (1,450,214)
[EPS-PRIMARY]                                        0<F6>
[EPS-DILUTED]                                        0<F6>
<FN>
<F1>Includes apartment complexes of $73,325,592 & deferred expenses of $1,045,631.
<F2>Includes depreciation of 34,905,809 & amortization of $463,623.
<F4>Represents total deficit of general partners and limited partner of $(399,400)
and $(4,138,249), respectively.
<F3>Represents mortgage notes payable.
<F5>Includes operating expenses $5,601,775, real estate tax expense $2,101,222, &
depreciation and amortization of $ 3,421,941.
<F6>Net loss allocated $(14,502) to the G.P.'s and $(1,435,712) to the L.P.'s for
the 12 months ended 12/31/94.  Average net income per unit of L.P. interest is
$(40.79) on 35,200 units outstanding.
</FN>