ANNEX B:  OPINION OF THE VALUATIONS GROUP









November 17th, 1995



Decade Companies, General Partner
Decade's Monthly Income and Appreciation Partnership
Brookfield Lakes Corporate Center
250 Patrick Blvd, Suite 140
Brookfield, WI  53045

Gentlemen:

You have requested our opinion as to the fairness to the holders
of limited partnership interests in the Decade Monthly Income and
Appreciation Partnership (the "Partnership") of an Offer to
Repurchase at a price of $800 per Interest up to 4,751.16
currently outstanding Interests in the Partnership, being made by
the Partnership.

The Valuations Group primary business is to provide independent
opinions of value for interests in general and limited
partnerships.  The firm and its principals have significant
experience and knowledge of the factors which effect the
valuation and pricing of partnership interests.  Prior to being
engaged to provide this opinion of fairness, in the normal course
of its business The Valuations Group has prepared an independent
opinion of value for a client unrelated to this transaction. 
This opinion indicated a fair market value of $415 per Interest
and was based on information available as of August 15th, 1995.

Other than the services rendered in connection with this opinion,
The Valuations Group has not provided professional services to
any party to this transaction nor is the fee payable for this
opinion related to the proposed transaction's success or failure.

In the course of rendering its opinion, The Valuations Group has:

i)   Reviewed a draft of the Offer to Purchase.

ii)  Reviewed the original Partnership prospectus and limited
     partnership agreement.

iii) Reviewed and analyzed financial statements and related notes
     contained in the Partnership's 1993 and 1994 annual reports
     and included in the Partnership's Form 10-Q for the quarters
     ended June 30, 1994, September 30, 1994, March 31, 1995, and
     June 30, 1995.

iv)  Reviewed and analyzed a preliminary draft of financial
     statements and related notes to be included in the
     Partnership's September 30, 1995 Form 10-Q filing. 

v)   Reviewed an independent appraisal of the Partnership's sole
     property dated November 18, 1994.

vi)  Reviewed and analyzed published data on capitalization rates
     for properties deemed to be similar to the Property owned by
     the Partnership.

vii) Reviewed Partnership correspondence dated October 18, 1994,
     regarding the possible repurchase of partnership interests.

viii)     Reviewed published data regarding transactions of
          limited partnership interests in the informal
          partnership secondary market and recent tender offers
          for interests in other limited partnerships.

ix)  Discussed the repurchase proposal and the partnership's
     history and future outlook with the Partnership's senior
     management.

In the course of its review, The Valuations Group did not
physically inspect the Partnership's property.  The Valuations
Group has relied upon the accuracy and completeness of the
financial, appraisal, and other information which was provided to
it by the General Partner and other third parties.  The
Valuations Group has not made an effort to independently verify
the accuracy and completeness of any such information.  In
connection with its opinion, The Valuations Group assumes that
there will be no material change in property operations or the
property's appraised value prior to the closing of the repurchase
offer transaction.

The Valuations Group has not been requested to, nor has it
specifically expressed or implied an opinion as to the i)
alternatives to the repurchase offer; ii) partnership's
capacity to enter into proposed transaction; iii) income tax
considerations to any party involved with the transaction; nor
the iv) effect the proposed transaction may have, if
any, on limited partners electing not to tender their Interests.

Based upon, and subject to the foregoing, and other matters which
we deem to be relevant, it is our opinion that as of the date
hereof the offer of $800 per Interest is fair from a financial
point of view.

Respectfully Submitted,


    /s/ Bryson S. Randolph


THE VALUATIONS GROUP, INC.
BY:  Bryson S. Randolph, Chairman