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

                             
[PERIOD-TYPE]                   12-MOS
[FISCAL-YEAR-END]                          DEC-31-1994
[PERIOD-END]                               DEC-31-1994
[CASH]                                       1,130,737
[SECURITIES]                                         0
[RECEIVABLES]                                  144,533
[ALLOWANCES]                                         0
[INVENTORY]                                          0
[CURRENT-ASSETS]                               410,975
[PP&E]                                      28,232,075<F1>
[DEPRECIATION]                            (11,581,337)<F2>
[TOTAL-ASSETS]                              18,336,983
[CURRENT-LIABILITIES]                          762,988
[BONDS]                                     12,912,152<F3>
[COMMON]                                     4,661,843<F4>
[PREFERRED-MANDATORY]                                0
[PREFERRED]                                          0
[OTHER-SE]                                           0
[TOTAL-LIABILITY-AND-EQUITY]                18,336,983
[SALES]                                      4,286,787
[TOTAL-REVENUES]                             4,286,787
[CGS]                                                0
[TOTAL-COSTS]                                        0
[OTHER-EXPENSES]                             3,466,002<F5>
[LOSS-PROVISION]                                     0
[INTEREST-EXPENSE]                           1,230,723
[INCOME-PRETAX]                              (409,938)
[INCOME-TAX]                                         0
[INCOME-CONTINUING]                          (409,938)
[DISCONTINUED]                                       0
[EXTRAORDINARY]                                      0
[CHANGES]                                            0
[NET-INCOME]                                 (409,938)
[EPS-PRIMARY]                                        0<F6>
[EPS-DILUTED]                                        0<F6>
<FN>
<F1>Includes apartment complexes of $18,330,162, retail center of $9,621,232 &
deferred expenses of $280,681.
<F2>Includes depreciation of $11,561,799 & amortization of deferred expenses of
$19,538.
<F3>Represents mortgage notes payable
<F4>Represents total equity of general partners and limited partners of ($223,936)
& $4,885,779, respectively.
<F5>Includes operating expenses of $1,767,300, real estate tax expense $404,887 &
depreciation & amortization $1,293,815.
<F6>Net loss allocated ($4,099) to G.P.'s & ($405,839) to L.P.'s for the year
ended 12/31/94.  Average net income per unit of L.P. interest is ($14.93)
on 27,184 units outstanding.
</FN>