<ARTICLE>                           5
       
                                 
<PERIOD-TYPE>                       3-MOS
<FISCAL-YEAR-END>                   MAR-31-1997
<PERIOD-END>                        MAR-31-1997
<CASH>                              904,222
<SECURITIES>                        987,818      <F1>
<RECEIVABLES>                       136,835
<ALLOWANCES>                        0
<INVENTORY>                         0
<CURRENT-ASSETS>                    0
<PP&E>                              19,734,036   <F2>
<DEPRECIATION>                      4,972,304
<TOTAL-ASSETS>                      16,841,777
<CURRENT-LIABILITIES>               236,435
<BONDS>                             11,614,041   <F3>
<PREFERRED-MANDATORY>               0
<PREFERRED>                         0
<COMMON>                            4,367,710    <F4>
<OTHER-SE>                          0
<TOTAL-LIABILITY-AND-EQUITY>        16,841,777   
<SALES>                             0
<TOTAL-REVENUES>                    537,547     <F5>
<CGS>                               0
<TOTAL-COSTS>                       326,131     <F6>
<OTHER-EXPENSES>                    (52,042)    <F7>
<LOSS-PROVISION>                    0
<INTEREST-EXPENSE>                  240,599
<INCOME-PRETAX>                     0
<INCOME-TAX>                        0
<INCOME-CONTINUING>                 0
<DISCONTINUED>                      0
<EXTRAORDINARY>                     0
<CHANGES>                           0
<NET-INCOME>                        22,859
<EPS-PRIMARY>                       0
<EPS-DILUTED>                       0

<FN>
<F1>   "SECURITIES" REPRESENTS INVESTMENT IN JOINT VENTURE
<F2>   "PP&E" REPRESENTS INVESTMENT IN REAL ESTATE [LAND AND
BUILDING]
<F3>   "BONDS" REPRESENTS MORTGAGES PAYABLE
<F4>   "COMMON" REPRESENTS TOTAL PARTNERS' CAPITAL
<F5>   "TOTAL REVENUES" REPRESENTS RENTAL, INTEREST, AND OTHER
INCOME
<F6>   "TOTAL COSTS" REPRESENTS TOTAL EXPENSES LESS INTEREST
EXPENSE
<F7>   "OTHER EXPENSES" REPRESENTS EQUITY AND MINORITY INTEREST
IN JOINT VENTURES' NET INCOME/LOSS
</FN>