1

Exhibit 1

                         [Decade Companies Letterhead]


November 12, 1996

RE:      Decade Companies Income Properties
         Form 10-Q
         Offer to Purchase Limited Partnership Interests

Dear Investor:

We are enclosing with this letter the report on Form 10-Q for the quarter ended
September 30, 1996.

An Offer to Purchase Limited Partnership Interests dated October 24, 1996 was
recently mailed to you.  Please note, the Offer by the Partnership to purchase
your Limited Partnership Interests for cash will expire at 12:00 midnight,
Milwaukee, Wisconsin time on Friday, November 22, 1996 (unless otherwise
extended by the Partnership).  If you have not already accepted the Offer, and
wish to do so, you must sign and timely return the Letter of Acceptance.

Please note that our office will be open until 5:00 p.m., Milwaukee, Wisconsin
time, on Friday November 22, 1996.  Our fax machine (414-792-0808) will be
available to receive your Letter of Acceptance after office hours through 12:00
midnight, Milwaukee, Wisconsin time.

Should you have any questions, please feel free to call me.

Very truly yours,

/s/ Michael Sweet

Michael Sweet
Partnership Manager

MS/mt
Enclosure