<ARTICLE>                     5
       
                           
<PERIOD-TYPE>                 3-MOS
<FISCAL-YEAR-END>             DEC-31-1997
<PERIOD-END>                  MAR-31-1997
<CASH>                        562,500 
<SECURITIES>                  569,618   <F1>
<RECEIVABLES>                 84,274  
<ALLOWANCES>                  0
<INVENTORY>                   0
<CURRENT-ASSETS>              0
<PP&E>                        12,149,804  <F2>
<DEPRECIATION>                2,816,420 
<TOTAL-ASSETS>                10,818,735
<CURRENT-LIABILITIES>         82,841
<BONDS>                       6,389,254   <F3>
<PREFERRED-MANDATORY>         0
<PREFERRED>                   0
<COMMON>                      3,307,005    <F4>
<OTHER-SE>                    0
<TOTAL-LIABILITY-AND-EQUITY>  10,818,735  
<SALES>                       0
<TOTAL-REVENUES>              453,751  <F5>
<CGS>                         0
<TOTAL-COSTS>                 212,370   <F6>
<OTHER-EXPENSES>              52,042   <F7>
<LOSS-PROVISION>              0           
<INTEREST-EXPENSE>            141,550 
<INCOME-PRETAX>               0
<INCOME-TAX>                  0
<INCOME-CONTINUING>           0
<DISCONTINUED>                0
<EXTRAORDINARY>               0       
<CHANGES>                     0
<NET-INCOME>                  47,789
<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 INTEREST IN JOINT VENTURES'
NET INCOME/LOSS
</FN>