<ARTICLE> 5
<LEGEND>
THIS SCHEDULE CONTAINS SUMMARY FINANCIAL INFORMATION EXTRACTED FROM THE
FINANCIAL STATEMENTS FOR THE QUARTER ENDED SEPTEMBER 30, 1994 AND IS QUALIFITED
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>                                         924,832
<SECURITIES>                                         0
<RECEIVABLES>                                  158,541
<ALLOWANCES>                                         0
<INVENTORY>                                          0
<CURRENT-ASSETS>                               415,020
<PP&E>                                      28,077,355<F1>
<DEPRECIATION>                            (11,258,313)<F2>
<TOTAL-ASSETS>                              18,317,435
<CURRENT-LIABILITIES>                          756,185
<BONDS>                                     12,852,205<F3>
<COMMON>                                     4,709,045<F4>
<PREFERRED-MANDATORY>                                0
<PREFERRED>                                          0
<OTHER-SE>                                           0
<TOTAL-LIABILITY-AND-EQUITY>                18,317,435
<SALES>                                      3,206,858
<TOTAL-REVENUES>                             3,206,858
<CGS>                                                0
<TOTAL-COSTS>                                        0
<OTHER-EXPENSES>                             2,622,462<F5>
<LOSS-PROVISION>                                     0
<INTEREST-EXPENSE>                             947,132
<INCOME-PRETAX>                              (362,736)
<INCOME-TAX>                                         0
<INCOME-CONTINUING>                          (362,736)
<DISCONTINUED>                                       0
<EXTRAORDINARY>                                      0
<CHANGES>                                            0
<NET-INCOME>                                 (362,736)
<EPS-PRIMARY>                                        0<F6>
<EPS-DILUTED>                                        0<F6>
<FN>
<F1>Includes apartment complexes of $18,263,232, retail centre of $9,605,400 &
deferred expenses of $208,723.
<F2>Includes depreciation of $11,248,013 & amoritization of deferred expenses
$10,300.
<F3>Represents mortgage note payable.
<F4>Represents to the equity of general partners and limited partners of $(223,464)
and $4,932,509, respectively.
<F5>Includes operating expenses $1,347,336, real estate tax expenses $304,333 &
depreciation & amortization $970,793.
<F6>Net loss allocated $(3,627) to general partners and $(359,109) to limited
partners for the 9 months ended 9/30/94.  Average net income per unit of
limited partners interest is $(13.21) on 27,184 units outstanding.
</FN>