<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>