<ARTICLE> 5
<LEGEND>
THIS SCHEDULE CONTAINS SUMMARY FINANCIAL INFORMATION EXTRACTED FROM THE
FINANCIAL STATEMENTS CONTAINED IN THE BODY OF THE ACCOMPANYING FORM 10-Q
AND IS QUALIFIED IN ITS ENTIRETY BY REFERENCE TO SUCH FINANCIAL STATEMENTS.
</LEGEND>
<MULTIPLIER> 1,000
       
                             
<PERIOD-TYPE>                   3-MOS
<FISCAL-YEAR-END>                         DEC-31-1995
<PERIOD-END>                              MAR-31-1996
<CASH>                                          1,860
<SECURITIES>                                       83
<RECEIVABLES>                                       0
<ALLOWANCES>                                        0
<INVENTORY>                                         0
<CURRENT-ASSETS>                                    0
<PP&E>                                              0
<DEPRECIATION>                                      0
<TOTAL-ASSETS>                                 25,785
<CURRENT-LIABILITIES>                               0
<BONDS>                                        27,220
<PREFERRED-MANDATORY>                             100
<PREFERRED>                                         0
<COMMON>                                            0
<OTHER-SE>                                     (2,044)
<TOTAL-LIABILITY-AND-EQUITY>                   25,785
<SALES>                                         1,347
<TOTAL-REVENUES>                                1,402
<CGS>                                           1,367
<TOTAL-COSTS>                                   1,367
<OTHER-EXPENSES>                                  322
<LOSS-PROVISION>                                    0
<INTEREST-EXPENSE>                                763
<INCOME-PRETAX>                                (1,050)
<INCOME-TAX>                                       29
<INCOME-CONTINUING>                            (1,079)
<DISCONTINUED>                                      0
<EXTRAORDINARY>                                     0
<CHANGES>                                           0
<NET-INCOME>                                   (1,079)
<EPS-PRIMARY>                                    (.11)
<EPS-DILUTED>                                    (.11)