SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549
                                   FORM 10-QSB

(Mark One)

 X   QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
---  ACT OF 1934

For the quarter period ended         May 31, 2000

                                       OR

___ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
    ACT OF 1934

For the transition period from _____________________ To ______________________

                         Commission file number 0-11023

                    MAXUS REAL PROPERTY INVESTORS-FOUR, L.P.
        (Exact name of small business issuer as specified in its charter)

          Missouri                                     43-1250566
(State or other jurisdiction of             (I.R.S. Employer Identification No.)
incorporation or organization)

104 Armour Road, North Kansas City, Missouri             64116
(Address of principal executive offices)               (Zip Code)

Registrant's telephone number, including area code  (816) 303-4500

Indicate by check mark whether the Registrant (1) has filed all reports required
to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during
the  preceding 12 months (or for such  shorter  period that the  Registrant  was
required  to file  such  reports),  and  (2) has  been  subject  to such  filing
requirements for the past 90 days.
Yes    X     No
      ---       ---

                                       1
<PAGE>

                                      INDEX


                                                                            Page
PART I - FINANCIAL INFORMATION

ITEM 1.  FINANCIAL STATEMENTS:
         Balance Sheet                                                        3
         Statements of Operations                                             4
         Statements of Cash Flows                                             5

ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS OF RESULTS
            OF OPERATIONS                                                     8

PART II - OTHER INFORMATION                                                  11

ITEM 1.  LEGAL PROCEEDINGS                                                   11
ITEM 2.  CHANGES IN SECURITIES                                               11
ITEM 3.  DEFAULTS UPON SENIOR SECURITIES                                     11
ITEM 4.  SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS                 11
ITEM 5.  OTHER INFORMATION                                                   11
ITEM 6.  EXHIBITS AND REPORTS ON FORM 8-K                                    11


SIGNATURES                                                                   12
EXHIBIT INDEX                                                                13


                                       -2-

<PAGE>

PART 1 - FINANCIAL INFORMATION

ITEM 1.  FINANCIAL STATEMENTS

                   MAXUS REAL PROPERTY INVESTORS - FOUR, L.P.
                             (A LIMITED PARTNERSHIP)
                                  BALANCE SHEET
                                   (UNAUDITED)

                                                                     May 31,
                                                                      2000

ASSETS:
Investment property
   Land                                                     $       1,014,000
   Buildings and improvements                                      15,257,000
                                                                   ----------

                                                                   16,271,000

   Less accumulated depreciation                                    8,956,000
                                                                  -----------
       Total investment property                                    7,315,000

Cash                                                                  509,000
Accounts receivable, less allowance for doubtful accounts              31,000
Prepaid expenses                                                        4,000
Deferred expenses, less accumulated amortization                       50,000
                                                                  -----------

       Total Assets                                         $       7,909,000
                                                                  ===========

LIABILITIES AND PARTNER'S DEFICIT:

Liabilities:
   Mortgage notes payable                                   $       9,193,000
   Accounts payable and accrued expenses                              245,000
   Refundable tenant deposits                                          86,000
                                                                  -----------

       Total liabilities                                            9,524,000
Partners' deficit                                                  (1,615,000)

       Total liabilities and partners' deficit              $       7,909,000
                                                                  ===========

                                       -3-

<PAGE>

                   MAXUS REAL PROPERTY INVESTORS - FOUR, L.P.
                             (A LIMITED PARTNERSHIP)
                            STATEMENTS OF OPERATIONS
                                   (UNAUDITED)
<TABLE>
<CAPTION>
<S>                                                                      <C>                <C>         <C>            <C>
                                                                             Three Months Ended            Six Months Ended
                                                                            May 31,        May 31,       May 31,        May 31,
                                                                             2000           1999          2000           1999
Revenues:
   Rental                                                                $   794,000        704,000     1,478,000      1,409,000
   Other                                                                      69,000        135,000       184,000        237,000
                                                                         -----------    -----------   -----------    -----------
       Total revenues                                                        863,000        839,000     1,662,000      1,646,000
                                                                         -----------    -----------   -----------    -----------
Expenses:
   Depreciation and amortization                                             188,000         13,000       352,000         26,000
   Repairs and maintenance, including common
      area maintenance                                                        93,000        133,000       175,000        251,000
   Real estate taxes                                                          70,000         88,000       160,000        181,000
   Interest, net                                                             288,000        262,000       605,000        536,000
   Professional fees                                                          18,000         53,000        59,000        129,000
   General and administrative                                                 54,000         61,000        96,000        117,000
   Utilities                                                                  51,000         44,000       102,000         76,000
   Property management fees - related parties                                 44,000         44,000        81,000         84,000
   Other                                                                      78,000         91,000       141,000        161,000
                                                                         -----------    -----------   -----------    -----------
       Total expenses                                                        884,000        789,000     1,771,000      1,561,000
                                                                         -----------    -----------   -----------    -----------
       Income (loss) before adjustment to liquidation
          basis and gain on sale                                             (21,000)        50,000      (109,000)        85,000
Adjustment to liquidation basis                                                 --          517,000          --          586,000
Gain on sale of Cobblestone Court                                          1,541,000           --       1,541,000           --
                                                                         -----------    -----------   -----------    -----------
       Net Income                                                        $ 1,520,000        567,000     1,432,000        671,000
                                                                         ===========    ===========   ===========    ===========
Net income allocation:
   General partners                                                      $    26,000         10,000        25,000         12,000
   Limited partners                                                        1,494,000        557,000     1,407,000        659,000
                                                                         -----------    -----------   -----------    -----------
                                                                         $ 1,520,000        567,000     1,432,000        671,000
                                                                         ===========    ===========   ===========    ===========
Limited partners' data:
   Net income (loss) per unit:
      Income (loss) before adjustment to liquidation
         basis and gain on sale                                          $     (1.46)          3.61         (7.89)          6.19
      Adjustment to liquidation basis                                           --            37.56          --            42.52
      Gain on sale of Cobblestone Court                                       111.89           --          111.89           --
                                                                         -----------    -----------   -----------    -----------
       Total                                                             $    110.43          41.17        104.00          48.71
                                                                         ===========    ===========   ===========    ===========
   Weighted average limited partnership units outstanding                     13,529         13,529        13,529         13,529
                                                                         ===========    ===========   ===========    ===========
</TABLE>

                                       -4-

<PAGE>

                    MAXUS REAL PROPERTY INVESTORS-FOUR, L.P.
                             (A LIMITED PARTNERSHIP)
                            STATEMENTS OF CASH FLOWS
                                   (UNAUDITED)

<TABLE>
<CAPTION>
<S>                                                                 <C>                <C>
                                                                          Six Months Ended
                                                                       May 31          May 31
                                                                        2000            1999

Cash flows from operating activities:
   Net income                                                       $ 1,432,000        671,000
   Adjustments to reconcile net income to net
     cash provided by (used in) operating activities:
       Adjustment to liquidation basis                                     --         (586,000)
       Gain on sale of Cobblestone Court                             (1,541,000)          --
       Depreciation and amortization                                    352,000         26,000
       Changes in accounts affecting operations:
           Accounts receivable                                          158,000        (34,000)
           Prepaid expenses                                              15,000        (48,000)
           Deferred expense                                                --           69,000
           Accounts payable and accrued expenses                       (221,000)       (22,000)
           Refundable tenant deposits                                    17,000          1,000
                                                                    -----------    -----------

                  Net cash provided by operating activities             212,000         77,000
                                                                    -----------    -----------

Cash flows from investing activities:
   Capital expenditures                                                 (32,000)      (391,000)
   Proceeds from sale of Cobblestone Court, net of
        related expenses                                              4,941,000           --
                                                                    -----------    -----------
                  Net cash provided (used) by investing activities    4,909,000       (391,000)
                                                                    -----------    -----------

Cash flows from financing activities:
   Principal payments on mortgage notes payable                      (4,633,000)       (95,000)
   Proceeds from mortgage note payable                                     --          342,000
                                                                    -----------    -----------

                  Net cash provided (used) by financing activities   (4,633,000)       247,000
                                                                    -----------    -----------

                  Net increase (decrease) in cash                       488,000        (67,000)

Cash, beginning of period                                                21,000        227,000
                                                                    -----------    -----------

Cash, end of period                                                 $   509,000        160,000
                                                                    ===========    ===========

Supplemental disclosure of cash flow information -
   cash paid during the six months for interest                     $   605,000        536,000
                                                                    ===========    ===========
</TABLE>

                                       -5-

<PAGE>
                    MAXUS REAL PROPERTY INVESTORS-FOUR, L.P.
                             (A LIMITED PARTNERSHIP)
                     NOTES TO UNAUDITED FINANCIAL STATEMENTS
                THREE MONTHS ENDED MAY 31, 2000 AND MAY 31, 1999

(1) Summary of Significant Accounting Policies

Refer to the financial statements of Maxus Real Property Investors - Four, L.P.,
formerly   known  as  Nooney  Real   Property   Investors  -  Four,   L.P.  (the
"Partnership"), for the year ended November 30, 1999, which are contained in the
Partnership's  Annual Report on Form 10-K,  for a description  of the accounting
policies which have been continued  without change except as noted below.  Also,
refer to the  footnotes  to  those  statements  for  additional  details  of the
Partnership's  financial condition.  The details in those notes have not changed
except as a result of normal  transactions  in the interim or as noted below. In
the opinion of the general partner,  all adjustments  (which include only normal
recurring  adjustments)  necessary  to present  fairly the  financial  position,
results of operations and changes in financial  position at May 31, 2000 and for
all periods  presented  have been made. The results for the three- and six-month
periods ended May 31, 2000 are not  necessarily  indicative of the results which
may be expected for the entire year.

(a) Description of Business

The Partnership is a limited  partnership  organized under the laws of the State
of Missouri  on  February 9, 1982.  On  December  21,  1999,  the  Partnership's
Certificate  of  Limited  Partnership  was  amended  to  change  the name of the
Partnership  from  Nooney  Real  Property  Investors-Four,  L.P.  to Maxus  Real
Property Investors-Four,  L.P. The Partnership was organized to invest primarily
in income-producing  real properties such as shopping centers,  office buildings
and other commercial  properties,  apartment  buildings,  warehouses,  and light
industrial properties.  The Partnership's portfolio is comprised of an apartment
building  located in West St. Louis  County,  Missouri  (Woodhollow  Apartments)
which  generated 81% of total revenues for the quarter ended May 31, 2000, and a
retail shopping center (Cobblestone Court) located in Burnsville,  Minnesota,  a
suburb of  Minneapolis,  which generated the remaining 19% of total revenues for
the quarter ended May 31, 2000. On May 24, 2000,  Cobblestone Court was sold for
a price of $5,100,000.

(b) Basis of Accounting

On January 21,  1999,  a plan to sell the  Partnership's  Woodhollow  Apartments
property  and  Cobblestone  Court  property  was  approved  by a majority of the
limited partners by proxy. The Partnership  entered into sales contracts on both
properties with American  Spectrum Realty,  Inc., an affiliate of Nooney Capital
Corporation, corporate general partner of the Partnership at that time.

As a result of the partners'  approval to sell the  properties and liquidate the
Partnership,  the Partnership's financial statements as of November 30, 1998 and
for the year then ended  were  prepared  on a  liquidation  basis.  Accordingly,
assets were valued at estimated net realizable  value and  liabilities  included
estimated costs associated with carrying out the plan of liquidation.

In 1999, certain  contingencies of the sale contracts were not fulfilled and the
sale contracts were rendered null and void. As a result of the  cancellation  of
the planned  liquidation and the partners' intent to continue  operations of the
Woodhollow Apartments property, the financial statements are no longer presented
on the  liquidation  basis of  accounting.  The cost of  liquidation  and  other
accruals made in 1998 when adopting the liquidation basis were reversed in 1999.
$586,000 of the 1999 reversals were made during the first six months of 1999, of
which $517,000 were made during the second quarter of 1999.

                                       -6-
<PAGE>

On January 28, 2000, a new sales agreement was signed on the  Cobblestone  Court
property  that  provided  for a net  sales  price  of  $5,100,000.  The sale was
completed  May 24,  2000.  Proceeds  from the sale were used to reduce  mortgage
notes payable.

The financial statements include only those assets, liabilities,  and results of
operations  of the partners  which relate to the business of Maxus Real Property
Investors-Four, L.P. The statements do not include assets, liabilities, revenues
or expenses  attributable to the partners' individual  activities.  No provision
has been made for federal and state  income  taxes  because  these taxes are the
responsibility of the partners.



(the remainder of this page left blank intentionally)




                                       -7-

<PAGE>
ITEM 2:      MANAGEMENT'S DISCUSSION AND ANALYSIS OR RESULTS OF OPERATIONS

This  10-QSB  contains  forward-looking  information  (as defined in the Private
Securities  Litigation  Reform Act of 1995) that involves risk and  uncertainty,
including trends in the real estate  investment  market,  projected  leasing and
sales,  and future  prospects for the  Partnership.  Actual results could differ
materially from those contemplated by such statements.

Liquidity and Capital Resources

Cash as of May 31, 2000 was $509,000,  an increase of $488,000 from November 30,
1999.  Cash  provided  from  operating  activities  for the six months ended May
31,  2000  was  $212,000.   Investing  activities  provided  cash  of $4,909,000
primarily  due to the sale proceeds of Cobblestone Court.  Financing  activities
used  cash  of  $4,633,000  composed  of the  payoff  of the  Cobblestone  Court
mortgage  note payable, and regular principal payments on other  mortgage  notes
payable.

On January  28,  2000,  the  Partnership  entered  into a  contract  to sell the
Cobblestone  Court Shopping  Center,  located at 14150 Nicollet  Avenue South in
Burnsville,  Minnesota,  a suburb of  Minneapolis,  to an unrelated third party,
Farrington Properties, Inc., a Minnesota corporation. The sale closed on May 24,
2000.  The sale price was  $5,100,000.  The  transaction  resulted  in a gain of
approximately $1,541,000.

On  November  30,  1998,  the  Partnership  refinanced  the  debt on both of its
properties.  A new loan agreement with a balance of $13,500,000  secured by both
Cobblestone  Court and Woodhollow  Apartments  was obtained.  The loan agreement
includes two notes,  which are at a floating  interest rate of LIBOR + 2.75% and
call for monthly  principal  payments of $16,000.  The loan matures November 30,
2001. In 1999, additional funds of $500,000 were borrowed on these notes. On May
24,  2000,  $4,530,000  of the loan was paid off due to the sale of  Cobblestone
Court.

Results of Operations

The results of operations for the Partnership's properties for the three and six
months ended May 31, 2000 and May 31, 1999 are detailed in the schedule below.

                                 Woodhollow Apartments    Cobblestone Court
                               Three Months Six Months Three Months  Six Months
                                   Ended      Ended       Ended        Ended
                                      May 31, 2000           May 31, 2000

Revenues                        $ 698,000   1,308,000   $ 165,000      354,000
Expenses                          651,000   1,288,000     232,000      483,000
                                ---------   ---------   ---------    ---------
Net Income (Loss) before
 extraordinary item             $  47,000      20,000   $ (67,000)    (129,000)
                                =========   =========   =========    =========

                                 Woodhollow Apartments     Cobblestone Court
                               Three Months Six Months  Three Months Six Months
                                   Ended      Ended       Ended        Ended
                                      May 31, 1999           May 31, 1999

Revenues                        $ 616,000   1,224,000   $ 220,000      416,000
Expenses                          542,000   1,028,000     247,000      532,000
                                ---------   ---------   ---------    ---------
Net Income (Loss)               $  74,000     196,000   $ (27,000)    (116,000)
                                =========   =========   =========    =========

                                       -8-
<PAGE>

2000 Property Comparisons

At  Woodhollow  Apartments,  revenues  increased  $82,000  (13.3%) in the second
quarter of 2000  compared to the same period in 1999.  Under the new  management
company,  Maxus  Properties,  Inc.,  occupancy and rental rates have  increased,
contributing to the increased revenue. Expenses increased $109,000 when compared
to the second  quarter of last year.  This increase in expenses is primarily due
to an increase in  depreciation  and  amortization  of  $149,000,  and  interest
expense of $21,000. The increased expenses were partially offset by decreases in
repairs and  maintenance  and other  operating  expenses of $38,000 and $34,000,
respectively. The increase in depreciation and amortization is due to Woodhollow
being  held for sale in 1999,  while it was not  classified  as held for sale in
2000.  Woodhollow  Apartments was held for sale from the period of December 1998
through June 1999. The property's sale status was halted  effective July 1, 1999
and  liquidation  basis  accounting  was  reversed.  Commencing  in  July  1999,
adjustments were made to depreciate all new and existing assets for the previous
held for sale period. Woodhollow Apartments' assets have been depreciated in the
first and second quarter of 2000.

At Cobblestone  Court, the net loss before  adjustment to liquidation  basis and
gain on sale for the  quarters  ended May 31,  2000 and May 31, 1999 was $67,000
and  $27,000,   respectively.   The  increase  in  the  net  loss  is  primarily
attributable to a decrease in CAM reimbursement of $74,000.  Expenses  decreased
$15,000 in the  second  quarter  2000  compared  to the second  quarter of 1999,
largely due to a decrease in professional  fees of $34,000 offset by an increase
in amortization of $26,000.

Pro Forma Results

The table below presents the pro-forma results of operations without Cobblestone
Court  for the  three  and six  months  ended  May 31,  2000  and May 31,  1999.
Cobblestone  Court was sold May 24, 2000. These pro forma operating  results are
not  necessarily  indicative of what the actual  results would have been had the
Cobblestone  Court  property been sold at the  beginning of the earliest  period
presented.

<TABLE>
<CAPTION>
<S>                                              <C>           <C>       <C>         <C>
                                                     Three Months Ended      Six Months Ended
                                                    May 31,      May 31,     May 31,     May 31,
                                                      2000        1999        2000        1999

Revenues                                         $ 698,000     619,000   1,308,000   1,230,000
Repairs and maintenance, including
   common area maintenance                          66,000     112,000     106,000     178,000
Interest, net                                      195,000     173,000     410,000     354,000
Depreciation                                       157,000       8,000     317,000      17,000
General and administrative                          53,000      50,000      94,000      95,000
Other                                              180,000     199,000     361,000     384,000
                                                 ---------   ---------   ---------   ---------

    Total expenses                                 651,000     542,000   1,288,000   1,028,000
                                                 ---------   ---------   ---------   ---------

Net Income before adjustments                    $  47,000      77,000      20,000     202,000
   to liquidation basis and gain on sale          =========   =========   =========   =========

Net income before adjustment to liquidation
   basis and gain on sale per limited
   partnership units:                           $    3.39        5.59        1.45       14.62
                                                 =========   =========   =========   =========

</TABLE>

                                       -9-
<PAGE>
The occupancy  levels at May 31, 2000 and May 31, 1999 are as follows:

                                            Occupancy levels as of:

                                          May 31,              May 31,
Property                                   2000                 1999

Cobblestone Court Shopping Center          N/A                   54%

Woodhollow Apartments                      95%                   91%

At Cobblestone  Court Shopping  Center,  occupancy before it was sold on May 24,
2000  decreased  to 56%,  compared to 61% at November  30,  1999.  Two  seasonal
tenants vacated which occupied 5,823 square feet. One major tenant exercised its
renewal option in March of 2000 for five additional  years. The property has two
major tenants that occupy  approximately 26% and 9% of the available space under
leases that expire January 2001 and December 2005, respectively.

At Woodhollow Apartments the occupancy increased to 95% from 87% at November 30,
1999. A rental  increase was  implemented on each floor plan during 1999.  There
were a high number of vacant one bedroom units at November 30, 1999. The rent on
these units has since been  reduced in an effort to increase  the demand for one
bedroom rental apartments.

Results of Operations - Consolidated

For the three and six  month  periods  ended  May 31,  2000,  the  Partnership's
consolidated  revenues  were  $863,000 and  $1,662,000,  respectively.  Revenues
increased  by  $24,000  (2.9%)  and  $16,000  (1.0%) for the three and six month
periods  ended May 31, 2000 as compared to the same periods  ended May 31, 1999.
The increase in revenues can be attributed to the increase in rental income from
Woodhollow, offset by a decline in revenues at Cobblestone Court.

For the three and six  month  periods  ended  May 31,  2000,  the  Partnership's
consolidated  expenses  were  $884,000 and  $1,771,000,  respectively.  Expenses
increased by $95,000  (12.0%) and  $210,000  (13.5%) for the three and six month
periods  ended May 31, 2000 as compared to the same periods  ended May 31, 1999.
The Partnership's  consolidated expenses for the three months ended May 31, 2000
and the three months ended May 31, 1999 were $884,000 and $789,000 respectively.
The increase in expenses of $95,000  (12.0%) is primarily  due to an increase in
depreciation and amortization of $175,000, increased interest expense of $26,000
(9.9%),  and  increased  utilities  expense of $7,000  (15.9%).  The increase in
expenses was partially  offset by a decrease in repairs and maintenance  expense
of  $40,000  (30.1%),  decreased  professional  fees of $35,000  (66.0%),  and a
decrease  in other  operating  expenses  of $13,000  (14.3%).  The  increase  in
depreciation and amortization expense is due to both properties being classified
as held for sale in 1999,  while  only  Cobblestone  Court  was held for sale in
2000.  The  properties'  sale  status  was  halted  effective  July 1,  1999 and
liquidation basis accounting was reversed.  Commencing in July 1999, adjustments
were made to  depreciate  all new and existing  assets for the previous held for
sale period.  Woodhollow  Apartments'  assets have been depreciated in the first
and second quarter of 2000. No depreciation was recorded in 1999 or 2000 for the
properties held for sale. The increase in interest  expense is due to additional
funds  borrowed in 1999 as described in Item 2, under the heading  Liquidity and
Capital Resources, and higher  interest rates in 2000. The increase in utilities
expense  is  partially  due to  higher  utility  expense  for  vacant  units and
corporate  suites in the first six months of 2000 compared to the same period of
1999. The decrease in repairs and maintenance, professional fees and general and
other operating expense can be attributed to the change in management  companies
in November, 1999.

                                      -10-
<PAGE>

PART II.  OTHER INFORMATION

ITEM 1:   LEGAL PROCEEDINGS

None

ITEM 2:   CHANGES IN SECURITIES

None

ITEM 3:   DEFAULTS UPON SENIOR SECURITIES

None

ITEM 4:   SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS

None

ITEM 5:   OTHER INFORMATION

None

ITEM 6: EXHIBITS AND REPORTS ON FORM 8-K

         (a) Exhibits

            See Exhibits Index on Page 14

         (b) Reports on Form 8-K

            None

                                      -11-

<PAGE>

SIGNATURES

Pursuant  to the  requirements  of the  Securities  Exchange  Act of  1934,  the
Registrant  has duly  caused  this  report  to be  signed  on its  behalf by the
undersigned thereunto duly authorized.

Dated: July 14, 2000                MAXUS REAL PROPERTY INVESTORS-FOUR, L.P.
                                    By:    MAXUS CAPITAL CORP.
                                           General Partner

                                    By: /s/John W. Alvey
                                           John W. Alvey
                                           Director, Vice President
                                           Secretary and Treasurer
                                           (Principal Financial Officer)


                                      -12-

<PAGE>



EXHIBIT INDEX

  Exhibit
   Number                          Description

   3.1      Amended  and  Restated   Agreement   and   Certificate   of  Limited
            Partnership  dated April 7, 1982, is  incorporated by reference from
            Exhibit 3.1 to the Registrant's  Form 10-K for the fiscal year ended
            November 30, 1999 (File No. 000-11023).

   3.2      Amendment of Certificate of Limited  Partnership  dated December 21,
            1999 is  incorporated  by  reference  to the Form  8-K  filed by the
            Registrant (File No. 000-11023).

  10.1      Contract  for  the  sale  of Cobblestone Court Shopping Center dated
            January 28, 2000 is incorporated by reference to the Form 8-K  filed
            by  the  Registrant  under  the Securities Act  of  1933  (File  No.
            000-11023).

  10.2      Letter agreement dated March 29, 2000 amending the Contract for  the
            Sale of Cobblestone Court Shopping Center.

  10.3      Letter agreement dated May 3,  2000  amending  the Contract for  the
            Sale of Cobblestone Court Shopping Center.

  10.4      Letter agreement dated May 19, 2000  amending  the Contract for  the
            Sale of Cobblestone Court Shopping Center.

  27        Financial Data Schedule for the period ended May 31, 2000.


                                      -13-