PROMISSORY NOTE
                      ---------------

$1,000,000                                  December 1, 1994

FOR VALUE RECEIVED, the undersigned, JOHN HANCOCK PROPERTIES
LIMITED PARTNERSHIP, a Massachusetts limited partnership (the
"Partnership"), with a principal place of business at 200
Berkeley Street, 19th Floor, Boston, Massachusetts 02116,
promises to pay to the order of JOHN HANCOCK REALTY EQUITIES,
INC., a Delaware corporation (the "Managing General
Partner"), at its principal place of business at 200 Berkeley
Street, 19th Floor, Boston, Massachusetts 02116, or at such
other place as may from time to time be designated in writing
by the holder of this note, the principal sum of ONE MILLION
AND NO/100 DOLLARS ($1,000,000) with interest on the unpaid
principal balance at a rate equal to eight and one-half
percent (8.5%).  The interest which accrues during any
calendar month shall be due and payable on the first day of
the following calendar month.  The entire principal balance
and all other indebtedness then owed under this note shall be
due and payable in full, at par, on November 30, 1995;
however, borrower may prepay the outstanding principal, in
part or in whole, at any time without penalty.

All payments of principal and interest shall be made at the
principal office of the Managing General Partner in Boston,
Massachusetts, or at such other place as the holder hereof
may designate.

This Note is given for a $1,000,000.00 loan made on December
1, 1989 which was used by the Partnership to pay down the
mortgage loan on Ramsey Place, located in San Antonio Texas,
held by the National Life Insurance Company, a Vermont
Corporation.

This Note shall be deemed to have been issued under seal, and
shall be governed by the laws of the Commonwealth of
Massachusetts in all respects.

                               JOHN HANCOCK PROPERTIES
                               LIMITED PARTNERSHIP

                               BY:  JOHN HANCOCK REALTY
                                    EQUITIES, INC.
                                    Managing General Partner

                               By:  WILLIAM M. FITZGERALD
                                    ---------------------
                                    William M. Fitzgerald
                                    Title:   President