<ARTICLE> 5
<LEGEND>
THE SCHEDULE CONTAINS SUMMARY FINANCIAL INFORMATION EXTRACTED FROM THE FINANCIAL
STATEMENTS OF NATIONAL PROPERTIES INVESTMENT TRUST AND IS QUALIFIED IN ITS
ENTIRETY BY REFERENCE TO SUCH FINANCIAL STATEMENTS.
</LEGEND>
       
                             
<PERIOD-TYPE>                   9-MOS     
<FISCAL-YEAR-END>                          DEC-31-1996
<PERIOD-START>                             JAN-01-1996
<PERIOD-END>                               SEP-30-1996
<CASH>                                          75,054
<SECURITIES>                                         0
<RECEIVABLES>                                   23,196
<ALLOWANCES>                                         0
<INVENTORY>                                          0
<CURRENT-ASSETS>                               136,811
<PP&E>                                       1,565,305
<DEPRECIATION>                                 648,260
<TOTAL-ASSETS>                               1,053,856
<CURRENT-LIABILITIES>                           46,771
<BONDS>                                        579,186
<PREFERRED-MANDATORY>                                0
<PREFERRED>                                          0
<COMMON>                                             0
<OTHER-SE>                                  11,735,447
<TOTAL-LIABILITY-AND-EQUITY>                 1,053,856
<SALES>                                              0
<TOTAL-REVENUES>                               260,265
<CGS>                                                0
<TOTAL-COSTS>                                  184,054
<OTHER-EXPENSES>                                73,933
<LOSS-PROVISION>                                     0
<INTEREST-EXPENSE>                              46,618
<INCOME-PRETAX>                                  3,620
<INCOME-TAX>                                         0
<INCOME-CONTINUING>                              3,620
<DISCONTINUED>                                       0
<EXTRAORDINARY>                                      0
<CHANGES>                                            0
<NET-INCOME>                                     3,620
<EPS-PRIMARY>                                     0.01
<EPS-DILUTED>                                     0.01