<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>