<ARTICLE>           5
       
                 
<PERIOD-TYPE>       9-MOS
<FISCAL-YEAR-END>   DEC-31-1995
<PERIOD-END>        SEP-30-1995
<CASH>    533,546
<SECURITIES>    990,961    <F1>
<RECEIVABLES>    145,076
<ALLOWANCES>    0
<INVENTORY>    0
<CURRENT-ASSETS>    0
<PP&E>    20,247,412    <F2>
<DEPRECIATION>    4,866,016
<TOTAL-ASSETS>    17,332,143
<CURRENT-LIABILITIES>    0
<BONDS>    12,031,441    <F3>
<PREFERRED-MANDATORY>    0
<PREFERRED>    0
<COMMON>    4,390,818    <F4>
<OTHER-SE>    0
<TOTAL-LIABILITY-AND-EQUITY>    17,332,143
<SALES>    0
<TOTAL-REVENUES>    1,634,688    <F5>
<CGS>    0
<TOTAL-COSTS>    1,699,849    <F6>
<OTHER-EXPENSES>    119,155    <F7>
<LOSS-PROVISION>    0
<INTEREST-EXPENSE>    818,198
<INCOME-PRETAX>    0
<INCOME-TAX>    0
<INCOME-CONTINUING>    0
<DISCONTINUED>    0
<EXTRAORDINARY>    0
<CHANGES>    0
<NET-INCOME>    53,994
<EPS-PRIMARY>    0
<EPS-DILUTED>    0

<FN>
<F1>   "SECURITIES" REPRESENTS INVESTMENT IN JOINT VENTURE
<F2>   "PP&E" REPRESENTS INVESTMENT IN REAL ESTATE [LAND AND
BUILDING]
<F3>   "BONDS" REPRESENTS MORTGAGES PAYABLE
<F4>   "COMMON" REPRESENTS TOTAL PARTNERS' CAPITAL
<F5>   "TOTAL REVENUES" REPRESENTS RENTAL, INTEREST, AND OTHER
INCOME
<F6>   "TOTAL COSTS" REPRESENTS TOTAL EXPENSES
<F7>   "OTHER EXPENSES" REPRESENTS EQUITY AND MINORITY INTEREST
IN JOINT VENTURES' NET INCOME/LOSS
</FN>