<ARTICLE> 5 <PERIOD-TYPE> 9-MOS <FISCAL-YEAR-END> DEC-31-1995 <PERIOD-END> SEP-30-1995 <CASH> 8,333,296 <SECURITIES> 8,908,526 <RECEIVABLES> 343,323<F1> <ALLOWANCES> 0 <INVENTORY> 0 <CURRENT-ASSETS> 101,180 <PP&E> 80,830,066<F2> <DEPRECIATION> (16,100,528) <TOTAL-ASSETS> 82,415,863 <CURRENT-LIABILITIES> 852,090 <BONDS> 0 <COMMON> 81,563,773<F3> <PREFERRED-MANDATORY> 0 <PREFERRED> 0 <OTHER-SE> 0 <TOTAL-LIABILITY-AND-EQUITY> 82,415,863 <SALES> 0 <TOTAL-REVENUES> 6,330,968<F4> <CGS> 0 <TOTAL-COSTS> 0 <OTHER-EXPENSES> 3,649,879<F5> <LOSS-PROVISION> 0 <INTEREST-EXPENSE> 0 <INCOME-PRETAX> 0 <INCOME-TAX> 0 <INCOME-CONTINUING> 0 <DISCONTINUED> 0 <EXTRAORDINARY> 0 <CHANGES> 0 <NET-INCOME> 2,681,089 <EPS-PRIMARY> 0<F6> <EPS-DILUTED> 0<F6> <FN> <F1>Includes all recievables of the Partnership included in "Other Assets" on the balance sheet. <F2>Includes multi-family complex of $10,230,260, retail centers of $49,861,809 and investment in J.V. of $20,737,997. <F3>Equity of General Partners ($332,704), Limited Partners of $81,896,477. <F4>Includes all revenue of the Partnership. <F5>Includes all expenses of the Partnership. <F6>Net income allocated $53,622 to the General Partners and $2,627,467 to the Limited Partners. Average net income is $.35 on 7,499,818 units outstanding. </FN>