<ARTICLE> 5
<CIK>      0000771983
<NAME>     FIRST CAPITAL INCOME PROPERTIES, LTD. - SERIES XI
       
                             
<PERIOD-TYPE>                   YEAR
<FISCAL-YEAR-END>                            DEC-31-1996
<PERIOD-START>                               JAN-01-1996
<PERIOD-END>                                 SEP-30-1996
<CASH>                                         1,383,600
<SECURITIES>                                           0
<RECEIVABLES>                                    592,100
<ALLOWANCES>                                           0
<INVENTORY>                                            0
<CURRENT-ASSETS>                               1,975,700
<PP&E>                                        57,655,100
<DEPRECIATION>                                16,674,300
<TOTAL-ASSETS>                                43,318,800
<CURRENT-LIABILITIES>                          2,089,400
<BONDS>                                       43,184,400
<COMMON>                                               0
<PREFERRED-MANDATORY>                                  0
<PREFERRED>                                            0
<OTHER-SE>                                   (2,283,400)
<TOTAL-LIABILITY-AND-EQUITY>                  43,318,400
<SALES>                                                0
<TOTAL-REVENUES>                               8,826,900
<CGS>                                                  0
<TOTAL-COSTS>                                  4,230,700
<OTHER-EXPENSES>                                 154,600
<LOSS-PROVISION>                                       0
<INTEREST-EXPENSE>                             2,987,100
<INCOME-PRETAX>                                  228,700
<INCOME-TAX>                                           0
<INCOME-CONTINUING>                              228,700
<DISCONTINUED>                                         0
<EXTRAORDINARY>                                        0
<CHANGES>                                              0
<NET-INCOME>                                     228,700
<EPS-PRIMARY>                                          0
<EPS-DILUTED>                                          0