FORM 10-KSB--ANNUAL OR TRANSITIONAL REPORT UNDER
                               SECTION 13 OR 15(d)
                   (As last amended by 34-31905, eff. 4/26/93)

                                   FORM 10-KSB

[X]   ANNUAL REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF
      1934 [Fee Required]

                   For the fiscal year ended December 31, 1995
                                       or
[ ]   TRANSITION REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT
      OF 1934 [No Fee Required]

                  For the transition period.........to.........

                         Commission file number 0-14099
 
                       CONSOLIDATED CAPITAL PROPERTIES VI
                 (Name of small business issuer in its charter)

         California                                            94-2940204
(State or other jurisdiction of                             (I.R.S. Employer
incorporation or organization)                              Identification No.)

One Insignia Financial Plaza, P.O. Box 1089
    Greenville, South Carolina                                    29602
(Address of principal executive offices)                        (Zip Code)

                    Issuer's telephone number (864) 239-1000

         Securities registered under Section 12(b) of the Exchange Act:

                                      None

         Securities registered under Section 12(g) of the Exchange Act:

                      Units of Limited Partnership Interest
                                (Title of class)

Check whether the issuer (1) filed all reports required to be filed by Section
13 or 15(d) of the Exchange Act during the past 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    

Check if there is no disclosure of delinquent filers in response to Item 405 of
Regulation S-B contained in this form, and no disclosure will be contained, to
the best of registrant's knowledge, in definitive proxy or information
statements incorporated by reference in Part III of this Form 10-KSB or any
amendment to this Form 10-KSB. [X]

State issuer's revenues for its most recent fiscal year.  $3,289,000.

State the aggregate market value of the voting partnership interests held by
non-affiliates computed by reference to the price at which the partnership
interests were sold, or the average bid and asked prices of such partnership
interests, as of December 31, 1995.  Market value information for the
Registrant's partnership interests is not available.  Should a trading market
develop for these interests, it is management's belief that such trading would
not exceed $25,000,000.
                                                                
                                     PART I

Item 1.  Description of Business

Consolidated Capital Properties VI (the "Partnership") was organized on May 23,
1984, as a limited partnership under the California Uniform Limited Partnership
Act.  On December 7, 1984, the Partnership registered with the Securities and
Exchange Commission ("SEC") under the Securities Act of 1933 (File No. 2-93900)
and commenced a public offering for sale of $50 million of Units.  The Units
represent equity interests in the Partnership and entitle the holders thereof to
participate in certain allocations and distributions of the Partnership.  The
Partnership subsequently filed a Form 8-A Registration Statement with the SEC
and registered under the Securities Exchange Act of 1934 (File No. 0-14099) on
December 23, 1985.  The sale of Units closed on December 6, 1985, with 181,808
Units sold at $250 each, or gross proceeds of approximately $45.5 million to the
Partnership.

By the end of fiscal 1987, approximately 51% of the monies raised was invested
in seven properties and a 75% interest in a joint venture with an affiliated
partnership which acquired one property.  Of the remaining 49%, 11% was required
for organizational and offering expenses, sales commissions and acquisition
fees, and 38% was retained in Partnership reserves for project improvements and
working capital as required by the Partnership Agreement (herein so called).

The General Partner of the Partnership is ConCap Equities, Inc., a Delaware
corporation (the "General Partner" or "CEI").  The principal place of business
for the Partnership and for the General Partner is One Insignia Financial Plaza,
Greenville, South Carolina  29602.  

The Partnership's primary business and only industry segment is real estate
related operations.  The Partnership was formed to acquire, own, operate and
ultimately dispose of income-producing real properties for the benefit of its
partners.  At December 31, 1995, the Partnership owns two properties as
described in "Item 2 - Description of Property."  Previously, the Partnership
disposed of six properties.  As of December 31, 1995, the Partnership's working
capital reserves are less than the 5% of Net Invested Capital, as required by
its Partnership Agreement.   

Reserves, consisting of cash and cash equivalents and securities available for
sale totalling $1,796,000 are less than the reserve requirements of $2,266,000
at December 31, 1995.  The Partnership intends to replenish the working capital
reserve from cash flow from operations.  The working capital requirement must be
met prior to any consideration for distributions to the partners.  See "Item 6 -
Management's Discussion and Analysis or Plan of Operations" for discussion of
Partnership liquidity and capital resources.  

The real estate business is highly competitive.  The Registrant's real property
investments are subject to competition from similar types of properties in the
vicinities in which they are located and the Partnership is not a significant
factor in its industry.  In addition, various limited partnerships have been
formed by related parties to engage in business which may be competitive with
the Registrant.

The Registrant has no employees.  Management and administrative services are
performed by affiliates of Insignia Financial Group, Inc. ("Insignia"), an
affiliate of the General Partner.  The property manager is responsible for the
day-to-day operations of each property.  The General Partner has also selected
an affiliate of Insignia to provide real estate advisory and asset management
services to the Partnership.  As advisor, such affiliate provides all
partnership accounting and administrative services, investment management, and
supervisory services over property management and leasing.  For a further
discussion of property and partnership management, see Item 12. 

Upon the Partnership's formation in 1984, Consolidated Capital Equities
Corporation ("CCEC"), a Colorado corporation, was the corporate general partner
and Consolidated Capital Group II ("CCG"), a California general partnership, was
the non-corporate general partner.  In 1988, through a series of transactions,
Southmark Corporation ("Southmark") acquired controlling interest in CCEC.  In
December 1988, CCEC filed for reorganization under Chapter 11 of the United
States Bankruptcy Code.  In 1990, as part of CCEC's reorganization plan, CEI
acquired CCEC's general partner interests in the Partnership and in 15 other
affiliated public limited partnerships (the "Affiliated Partnerships") and CEI
replaced CCEC as managing general partner in all 16 partnerships.  The selection
of CEI as the sole managing general partner was approved by a majority of the
limited partners in the Partnership and in each of the Affiliated Partnerships
pursuant to a solicitation of the Limited Partnerships dated August 10, 1990. 
As part of this solicitation, the Limited Partners also approved an amendment to
the Partnership Agreement to limited changes of control of the Partnership and
approved conversion of the general partner interest of the non-corporate general
partner, CCG, to that of a special limited partner ("Special Limited Partner")
without voting and other rights of a limited partner except for the economic
interest previously held as a general partner.  Pursuant to an amendment to the
Partnership Agreement, the non-corporate general partner interest of CCG was
converted to that of a Special Limited Partner and CEI became the sole general
partner of the Partnership on December 31, 1991.  

All of CEI's outstanding stock is owned by GII Realty, Inc.  In December 1994,
the parent of GII Realty, Inc., entered into a transaction (the "Insignia
Transaction") in which, among other things, MAE-ICC, Inc., a wholly owned
subsidiary of Metropolitan Asset Enhancement, L.P., ("MAE") and an affiliate of
Insignia, acquired an option (exercisable in whole or in part from time to time)
to purchase all of the stock of GII Realty, Inc. and, pursuant to a partial
exercise of such option, acquired 50.5% of that stock.  As a part of the
Insignia Transaction, MAE-ICC, Inc. also acquired all of the outstanding stock
of Partnership Services, Inc., an asset management entity, and Insignia acquired
all of the outstanding stock of Coventry Properties, Inc., a property management
entity.  In addition, confidentiality, non-competition, and standstill
arrangements were entered into between certain of the parties.  Those
arrangements, among other things, prohibit GII Realty's former sole shareholder
from purchasing Partnership Units for a period of three years.  On October 24,
1995, MAE-ICC, Inc. exercised the remaining portion of its option to purchase
all of the remaining outstanding capital stock of GII Realty, Inc. 

Item 2.  Description of Property

The Partnership originally acquired seven properties of which two were sold, two
were conveyed to lenders, two of three phases in a property were conveyed to the
lender and the remaining phase was sold, and one property was foreclosed on, in
fiscal years prior to 1994.  The Partnership also originally acquired a 75%
interest in a real estate joint venture.  In April 1994, the Partnership
purchased the remaining 25% interest in the real estate joint venture.  As of
December 31, 1995, the Partnership owns two  properties as noted below:  

<TABLE>
<CAPTION>

                                  Date of                    
Property                          Purchase       Type of Ownership           Use  
<S>                              <C>            <C>                      <C>
Celina Plaza Apartments           08/07/85       Fee ownership subject    Apartment
   El Paso, Texas                                to first, second and     289 units
                                                 third mortgages.
                                                                                  
Colony of Springdale Apartments   02/20/87       Fee ownership subject    Apartment
   Springdale, Ohio                              to first mortgage.       261 units

</TABLE>

Schedule of Properties:
<TABLE>
<CAPTION>



                            Carrying     Accumulated                             Federal
 Property                     Value     Depreciation        Rate      Method    Tax Basis
 (dollar amounts in thousands)                                                           
<S>                         <C>            <C>          <C>            <C>      <C>                                
 Celina Plaza Apartments     $ 6,823        $3,460       5-19 years     S/L      $3,082
                                                                            
 Colony of Springdale          9,483         2,992       5-30 years     S/L       5,774
    Apartments                                                            

      Totals                 $16,306        $6,452                               $8,856

</TABLE>

See Note A of the Financial Statements included in Item 7 for a description of
the Partnership's depreciation policy.

Schedule of Mortgages:
                                                                      
                                  Principal                            Principal
                                 Balance At                            Balance
                                 December 31,   Interest   Maturity     Due At
 Property                            1995         Rate      Date       Maturity 
(dollar amounts in thousands)                                                   
                                                                          
Celina Plaza Apartments                                                         
   1st mortgage                    $ 1,835        8.75%      07/97       $1,587
   2nd mortgage                         56        8.75%      07/97           49
   3rd mortgage                      4,025         (1)       07/97        4,025
                                                                     
Colony of Springdale                                           
  Apartments                                                   
   1st mortgage                      4,523        9.50%      05/01        4,152
                                    10,439                               $9,813 
 Mortgage discount                    (307)                                   
                                                                             
                                   $10,132                                   

(1)  The net wrap-around mortgage loan collateralized by Celina Plaza Apartments
     requires quarterly contingent interest payments based on 50% of Celina
     Plaza's cash flow as defined in the Promissory Note.  Contingent interest
     payments of $42,000 were required in 1995, and $138,000 were required in
     1994.  This loan is evidenced by an all-inclusive note which wraps around
     the 1st and 2nd mortgages but is presented above as net of these loans. 



Schedule of Rental Rates and Occupancy:

                                   Average Annual                  Average 
                                    Rental Rates                  Occupancy

 Property                        1995          1994           1995          1994
                              (per unit)    (per unit)   
                                                               
 Celina Plaza Apartments        $6,294        $6,187          90%           94%
                                                               
 Colony of Springdale                                           
    Apartments                  $6,124        $5,908          88%           96%

As noted under "Item 1. Description of Business," the real estate industry is
highly competitive.  All of the properties of the Partnership are subject to
competition from other residential apartment complexes in the area.  The General
Partner believes that all of the properties are adequately insured.  The
properties' lease terms are for one year or less and no tenant leases 10% or 
more of the available rental space.

The decrease in occupancy at the Celina Plaza Apartments is due to a decline in
the El Paso market resulting from military spending cuts.  In December of 1994,
the managing agent evaluated the tenant base at the Colony of Springdale
Apartments and identified several tenants with large delinquent balances.  In an
effort to improve the tenant base, the tenants who did not pay their outstanding
balances were evicted, thereby decreasing the property's occupancy level.  This
occupancy decrease is expected to be short term as capital improvements were 
madein the fourth quarter of 1995 which are expected to increase the curb appeal
of the property thereby enhancing the property's  ability to attract higher 
quality tenants.  Ongoing property improvements at both locations, resulting in
improved consumer appeal, are expected to positively impact rental rates and 
occupancy.

Schedule of Real Estate Taxes and Rates:

Real estate taxes and rates in 1995 for each property were:

                                                   1995          1995
                                                  Taxes          Rate
                                              (in thousands)
                                                         
            Celina Plaza Apartments                $157          2.8%
            Colony of Springdale Apartments         108          4.2%
                                                    

Item 3.  Legal Proceedings

In November 1994, Robert L. Lewis filed a class action in the Northern District
of California against ConCap Equities, Inc., LP 6 Acceptance Corporation 
("LP 6") and one other party, seeking injunctive and declaratory relief, but 
not monetary damages, alleging, among other things, that a tender offer by LP 6
for limited partnership units of the Partnership violated federal securities 
laws and the partnership agreement and breached the general partner's fiduciary
duties.  That tender offer closed and LP 6 purchased the tendered units without
Lewis having brought a motion of preliminary injunctive relief.  Insignia 
thereafter acquired LP 6 together with all of the tendered units purchased by 
it.  Plaintiff Lewis filed a Stipulation for Dismissal of Case Without
Prejudice in June of 1995 which requested the Court to dismiss the above action
without prejudice and without costs to any party.  The Court approved the
stipulation on July 21, 1995. 

In November 1994, Mr. C.E. Patterson and his wife, Berniece Patterson, each of
whom is a limited partner in two other affiliated partnerships (Consolidated
Capital Properties III ("CCP III") and Consolidated Capital Properties IV ("CCP
IV")), filed actions in the United States District Court for the Northern
District of California seeking declaratory and injunctive relief, but not
monetary damages, alleging, among other things, that a tender offer by LP 4
Acceptance Corporation for limited partnership units of CCP III and a tender
offer by LP 5 Acceptance Corporation for limited partnership units of CCP IV
violated the federal securities laws and the partnership agreements and breached
the general partner's fiduciary duties.  The complaints named ConCap Equities,
Inc., the general partner of the Partnership and the affiliated partnerships, 
and others as defendants.  These actions were filed by the Pattersons as
individuals and are not class actions.  In December 1994, the complaints in
these actions were amended to include Insignia, MAE and MAE-ICC, Inc. and 
others as defendants in connection with a tender offer commenced in December 
1994 by Insignia CCP III Acquisition, L.L.C. for limited partnership units of 
CCP III and a tender offer commenced in December 1994 by Insignia CCP IV 
Acquisition, L.L.C. for limited partnership units of CCP IV.  On January 20, 
1995, the District Court denied Plaintiffs' motion for a preliminary injunction
to enjoin each of the tender offers.  The tender offers closed on January 20, 
1995, and the offeror  purchased the tendered units.  

On March 31, 1995, the parties to the above referenced actions entered into a
settlement agreement and a standstill agreement for all actions pursuant to 
which (i) Plaintiffs filed a notice of dismissal with respect to the first 
amended complaints in the actions; (ii) Plaintiffs and defendants released each
other from all claims which were or could have been asserted in connection with
the first amended complaints in the actions; (iii) Plaintiffs and MacKenzie
Patterson, Inc. ("MacKenzie") will refrain from certain activities relating to
the acquisition of limited partnership interests in any partnership of which
Insignia or any of its affiliates is a general partner; (iv) Plaintiffs and 
their affiliates granted to a subsidiary of Insignia a right of first refusal 
in connection with the sale of limited partnership interests in the Partnership
by the Plaintiffs; and (v) Plaintiffs and their affiliates will assign to a
subsidiary of Insignia irrevocable proxies to vote any limited partnership
interests in the Partnership acquired by MacKenzie as a result of the tender
offer by MacKenzie and affiliates to acquire limited partnership interests in 
the Partnership or thereafter.  

On December 2, 1994, an unsolicited tender offer for up to 20,000 units of the
Partnership was filed with the Securities Exchange Commission ("SEC") by
MacKenzie and other affiliates of MacKenzie.  The offer was subsequently amended
four times in January and February 1995.

On January 31, 1995, the General Partner, acting on behalf of the Partnership,
commenced an action against MacKenzie in the United States District Court for 
the Southern District of New York.  The complaint alleged that false and 
misleading statements in and omissions from the amended MacKenzie Offer
Materials violated federal securities laws.  In response to the complaint, 
MacKenzie filed amendments 3 and 4 with the SEC.  The General Partner, acting 
on behalf of the Partnership, amended its complaint, alleging that the
supplemental offer material contained new misstatements and did not cure the 
false and misleading statements in and the omissions from the amended MacKenzie
Offer Materials.  The Partnership sought relief from MacKenzie's actions in the
form of an injunction against the amended MacKenzie offer, and a judgement 
declaring that the untrue statements in and the omissions from the Amended 
MacKenzie Offer constituted violations of federal securities laws.  On March 
31, 1995, the parties to the above-referenced action entered into the
settlement agreement noted above settling the action.   

The Partnership is not a party to, nor is any of the Partnership's property the
subject of, any material pending legal proceedings, other than ordinary
litigation routine to the Partnership's business as of December 31, 1995.


Item 4. Submission of Matters to a Vote of Security Holders

During the fourth quarter of the year ended December 31, 1995, no matters were
submitted to a vote of the Unitholders through the solicitation of proxies or
otherwise.
                                         

                                     PART II


Item 5. Market for the Registrant's Common Equity and Related Security Holder
        Matters

(A)     No established public trading market for the Partnership's Units exists
        nor is one expected to develop.

(B)     Title of Class                    Number of Unit Holders of Record

        Limited Partnership Units         3,770 as of December 31, 1995

(C)     On November 3, 1994, an affiliate of the General Partner, LP6 Acceptance
        Corporation, distributed an offer to purchase up to 81,585 Limited
        Partner units (the "Tender Offer") for a cash price of $17.00 per Unit 
        to Limited Partners of record as of October 1, 1994.  The Tender Offer
        expired on December 2, 1994.  Approximately 1,216 Limited Partners
        holding 41,228 Units (22.74% of total Units) accepted the Tender Offer
        and sold their Units to LP6 Acceptance Corporation for an aggregate 
        sales price of approximately $701,000.  As a part of the Insignia 
        Transaction, Insignia acquired all of the outstanding capital stock of
        LP6 Acceptance Corporation which had then recently consummated the 
        Tender Offer.

(D)     In March 1995, the General Partner declared and paid distributions,
        attributable to cash flow from operations, totalling approximately
        $275,000 to the partners.  There were no cash distributions to the
        Limited Partners during the year ended December 31, 1994.  See "Item 6 -
        Management's Discussion and Analysis or Plan of Operations."


Item 6.  Management's Discussion and Analysis or Plan of Operations

Results of Operations

The Partnership realized a net loss from operations of $750,000 for the year
ended December 31, 1995, compared to a net loss from operations of $295,000 for
the year ended December 31, 1994.

Rental income, property operations expense, interest expense and depreciation
expense increased for the year ended December 31, 1995, primarily due to the
purchase of the remaining 25% of the Colony of Springdale Apartments in April of
1994 (See Note C in the Notes to Consolidated Financial Statements in Item 7). 
Property operations expense also increased due to advertising and rental costs
incurred in efforts to increase occupancy.  Interest expense for the year ended
December 31, 1995, was also increased by the refinancing of the debt on the
Colony of Springdale Apartments in April of 1994 with an interest rate of 9.5%
compared to the 8.5% rate that was in effect in the first quarter of 1994.  This
increase in interest expense for the year ended December 31, 1995, was partially
offset by a decrease in interest paid on the debt at the Celina Plaza Apartments
for the year ended December 31, 1995.  Under the terms of the Celina Plaza loan,
the Partnership is obligated to remit a portion of the property's cash flow to
the lien-holder as additional interest.  Due to the property's need for capital
improvements, additional interest expense of $42,000 was paid for the year ended
December 31, 1995, as opposed to additional interest of $138,000 paid for the
year ended December 31, 1994.  Administrative expenses increased due to
approximately $193,000 in legal costs, net of insurance, associated with the
Partnership's required responses to various tender offers and other litigation
(See Item 3.  Legal Proceedings).  The administrative expense increase was also
affected by the special management fee of approximately $24,000 paid in
conjunction with the distribution made to the Limited Partners in March of 1995
(See Note G in the Notes to Consolidated Financial Statements in Item 7) and
increased expense reimbursements related to the combined efforts of the Dallas
and Greenville partnership administration staffs during the management 
transition period in the first and second quarters of 1995.  The reimbursements
for the Dallas office amounted to $53,000 for the year ended December 31, 1995.

The increased costs related to the transition efforts were incurred to minimize
any disruption in the year-end reporting function including the financial
reporting and K-1 preparation and distribution. The General Partner expects
recurring administrative expenses to be reduced now that the management
transition is completed.

The Partnership's proportionate income in the affiliated joint venture was
eliminated due to the purchase of the Colony of Springdale Apartments in April 
of 1994.  (See Note C in the Notes to Consolidated Financial Statements in 
Item 7).  

As part of the ongoing business plan of the Partnership, the General Partner
monitors the rental market environment of each of its investment properties to
assess the feasibility of increasing rents, maintaining or increasing occupancy
levels and protecting the Partnership from increases in expenses.  As part of
this plan, the General Partner attempts to protect the Partnership from the
burden of inflation-related increases in expenses by increasing rents and
maintaining a high overall occupancy level.  However, due to changing market
conditions, which can result in the use of rental concessions and rental
reductions to offset softening market conditions, there is no guarantee that the
General Partner will be able to sustain such a plan.

Liquidity and Capital Resources

As of December 31, 1995, the Partnership had unrestricted cash of $1,311,000 as
compared to $414,000 at December 31, 1994.  Net cash provided by operating
activities decreased primarily due to an increase in restricted cash and
increased property operating costs.  Net cash provided by investing activities
increased primarily due to the nonrecurring purchase of the remaining 25%
interest in the Colony of Springdale Apartments impacting 1994 cash flows.  The
increase in cash provided by investing activities was also affected by the
increase in proceeds from the sale of securities available for sale and the
decrease in deposits to restricted escrows, which was offset by the increase in
property improvements in 1995.  Net cash used in financing activities increased
due to increased distributions to partners and the absence of any refinancing
activity in 1995.

The Partnership is required to maintain working capital reserves for
contingencies of not less than 5% of Net Invested Capital as defined in the
Partnership Agreement.  In the event expenditures are made from these reserves,
operating revenue shall be allocated to such reserves to the extent necessary to
maintain the foregoing level.  Reserves, consisting of cash and cash 
equivalents, tenant security deposits and securities available for sale 
totalling $1,796,000 are less than the reserve requirement of $2,266,000 at 
December 31, 1995.  The Partnership intends to replenish the working capital
reserve from cash flow from operations.  The working capital requirement must 
be met prior to any consideration for distributions to the partners.

The sufficiency of existing liquid assets to meet future liquidity and capital
expenditure requirements is directly related to the level of capital 
expenditures required at the property to adequately maintain the physical 
assets and meet other operating needs of the Partnership.  Such assets are 
currently thought to be sufficient for any near-term needs of the Partnership.
The mortgage indebtedness of approximately $10.1 million, net of discounts, 
matures at various times with balloon payments due at maturity, at which time 
the properties will either be refinanced or sold.  Future cash distributions 
will depend on the levels of net cash generated from operations, capital
expenditure requirements, property sales and the availability of cash reserves.
During the year of 1995, distributions of $275,000 were declared and paid.  No 
cash distributions were made in 1994.

At January 1, 1994, the Partnership owned a 75% interest in a real estate joint
venture which held title to the Colony of Springdale Apartments, a 261-unit
apartment complex located in Springdale, Ohio.  The joint venture's note payable
of $3.1 million, which was secured by the property, was scheduled to mature in
March 1995.  Preliminary discussions with lenders indicated that a refinancing
would be difficult under the joint venture ownership structure.  In order to
facilitate the refinancing, title to the property was transferred to Colony
Associates, a limited partnership in which the Partnership owned a 75% interest,
in March 1994.

In April 1994, the Partnership acquired the remaining 25% interest in Colony
Associates, the limited partnership which holds fee title to the Colony of
Springdale Apartments, in a business combination accounted for as a purchase. 
The total cost of the acquisition, which was based on the appraised value of a
25% undivided partial interest in the joint venture, totaled $908,000.  The
acquisition price exceeded the current book value of 25% of the net assets of
Colony Associates by $74,000, which was related to land, buildings and
improvements, and is being amortized using the straight-line method over the
estimated remaining useful lives of the assets.

In 1991, the Partnership (and simultaneously other affiliated partnerships)
entered claims in Southmark's Chapter 11 bankruptcy proceeding.  These claims
related to Southmark's activities while it exercised control (directly, or
indirectly through its affiliates) over the Partnership.  The Bankruptcy Court
set the Partnership's and the other affiliated partnerships' allowed claim at 
$11 million, in the aggregate.  In March 1994, the Partnership received 901 
shares of Southmark Corporation Redeemable Series A Preferred Stock and 6,589
shares of Southmark Corporation New Common Stock with an aggregate market value
on the date of receipt of approximately $7,000 and approximately $49,000 in 
cash representing the Partnership's share of the recovery, based on its pro
rata share of the claims filed.


Item 7.  Financial Statements


CONSOLIDATED CAPITAL PROPERTIES VI

LIST OF FINANCIAL STATEMENTS

     Reports of Independent Auditors

     Consolidated Balance Sheet - December 31, 1995

     Consolidated Statements of Operations - Years ended December 31, 1995
     and 1994

     Consolidated Statement of Changes in Partners Capital (Deficit) - Years
     ended December 31, 1995 and 1994

     Consolidated Statements of Cash Flows - Years ended December 31, 1995 and
     1994

     Notes to Consolidated Financial Statements


                Report of Ernst & Young LLP, Independent Auditors



The Partners
Consolidated Capital Properties VI


We have audited the accompanying consolidated balance sheet of Consolidated
Capital Properties VI as of December 31, 1995, and the related consolidated
statements of operations, changes in partners  capital (deficit) and cash flows
for the year then ended.  These financial statements are the responsibility of
the Partnership s management.  Our responsibility is to express an opinion on
these financial statements based on our audit.

We conducted our audit in accordance with generally accepted auditing 
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement.  An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements.  An audit also includes
assessing the accounting principles used and significant estimates made by the
Partnership s management, as well as evaluating the overall financial statement
presentation.  We believe that our audit provides a reasonable basis for our
opinion.

In our opinion, the consolidated financial statements referred to above present
fairly, in all material respects, the consolidated financial position of
Consolidated Capital Properties VI as of December 31, 1995, and the consolidated
results of its operations and its cash flows for the year then ended, in
conformity with generally accepted accounting principles.




                                                   /s/ ERNST & YOUNG LLP


Greenville, South Carolina
February 5, 1996


                     REPORT OF INDEPENDENT PUBLIC ACCOUNTANTS
<TABLE>
<CAPTION>

To the Partners of
Consolidated Capital Properties VI:

<S>                                           <C>
We have audited the accompanying consolidated statements of operations, partners'
capital  (deficit)  and  cash  flows  of Consolidated  Capital  Properties  VI (a
California  limited partnership)  for the  year ended  December 31, 1994.   These
financial statements are the responsibility of the Partnership's management.  Our
responsibility is to  express an opinion  on these financial statements  based on
our audit.

We conducted our audit in accordance with generally accepted auditing  standards.
Those standards require that  we plan and perform the audit to  obtain reasonable
assurance  about   whether  the  financial   statements  are  free  of   material
misstatement.  An audit includes examining,  on a test basis, evidence supporting
the  amounts and disclosures in the financial statements.  An audit also includes
assessing  the  accounting  principles used  and  significant estimates  made  by
management, as well  as evaluating the overall financial  statement presentation.
We believe that our audit provides a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all
material respects,  the results  of  operations and  cash flows  of  Consolidated
Capital  Properties VI for the year  ended December 31, 1994,  in conformity with
generally accepted accounting principles.



                                                         /s/ Arthur Andersen, LLP

Dallas, Texas
March 23, 1995

</TABLE>


                        CONSOLIDATED CAPITAL PROPERTIES VI

                            CONSOLIDATED BALANCE SHEET
                         (in thousands, except unit data)

                                December 31, 1995

                                                                      
 Assets                                                                   
   Cash and cash equivalents:                                             
      Unrestricted                                                  $1,311
      Restricted--tenant security deposits                              95
   Securities available for sale                                       390
   Prepaid and other assets                                            652
   Investment properties:                                                 
      Land                                            $ 1,652             
      Buildings and personal  property                 14,654             
                                                       16,306             
      Less accumulated depreciation                    (6,452)       9,854
                                                                         
                                                                   $12,302
 Liabilities and Partners' Capital (Deficit)                              
 Liabilities                                                              
   Accounts payable and accrued expenses                           $   485
   Mortgage notes and interest payable                              10,314
                                                                         
 Partners' Capital (Deficit)                                              
   General partners                                   $    (5)            
   Special limited partners                               (70)            
   Limited partners (181,288 units issued                                 
      and outstanding)                                  1,578        1,503
                                                                         
                                                                   $12,302
                                                                          

           See Accompanying Notes to Consolidated Financial Statements

                        CONSOLIDATED CAPITAL PROPERTIES VI

                      CONSOLIDATED STATEMENTS OF OPERATIONS
                         (in thousands, except unit data)
              
                                                                               
                                                     Years Ended December 31,
                                                          1995        1994    

 Revenues:                                                                 
    Rental income                                       $3,139       $2,719
    Interest and other income                              150          180
    Proportionate income in                                                
       affiliated joint venture                             --           21
       Total revenues                                    3,289        2,920
                                                                          
 Expenses:                                                                 
    Property operations                                  2,029        1,632
    Depreciation                                           676          539
    Interest                                               874          835
    Administrative                                         460          209
       Total expenses                                    4,039        3,215
                                                                           
    Net loss                                            $ (750)      $ (295)
                                                                           
 Net loss allocated to general partners  (0.2%)         $   (2)      $   (1)
 Net loss allocated to limited partners (99.8%)           (748)      $ (294)
                                                                           
                                                        $ (750)      $ (295)
                                                                
 Net loss per limited partnership unit                  $(4.13)      $(1.62)  

           See Accompanying Notes to Consolidated Financial Statements

                        CONSOLIDATED CAPITAL PROPERTIES VI

         CONSOLIDATED STATEMENT OF CHANGES IN PARTNERS' CAPITAL (DEFICIT)

                         (in thousands, except unit data)
                                                                            

<TABLE>
<CAPTION>                                                                
                                                                            
                                  Limited                   Special        
                                Partnership    General      Limited    Limited 
                                   Units       Partner      Partner   Partners     Total 
                                                                                              
<S>                              <C>         <C>          <C>        <C>        <C>
Original capital contributions    181,808     $     1      $    --    $45,452    $45,453
                                                                                               
Partners' capital (deficit)                                                             
  at December 31, 1993            181,340          (1)         (77)     2,901      2,823
                                                                                                
Abandonment of limited
  partnership units                   (40)         --           --         --         --
                                                                                                
Net loss for the year ended                                                             
  December 31, 1994                    --          (1)          --       (294)      (295)
                                                                                                
Amortization of timing                                                                  
  difference                           --          --            9         (9)        --
                                                                                             
Partners' capital (deficit)                                                             
  at December 31, 1994            181,300     $    (2)     $   (68)   $ 2,598    $ 2,528
                                                                                                
Abandonment of limited                                                                  
  partnership units                   (12)         --           --         --         --
                                                                                             
Net loss for the year ended                                                             
  December 31, 1995                    --          (2)          --       (748)      (750)
                                                                                                
Amortization of timing                                                                  
  difference                           --          --            9         (9)        --
                                                                                                
Distributions paid                     --          (1)         (11)      (263)      (275)
                                                                                                
Partners' capital (deficit)                                                             
  at December 31, 1995            181,288    $     (5)    $    (70)   $ 1,578    $ 1,503

<FN>
           See Accompanying Notes to Consolidated Financial Statements

</TABLE>

                        CONSOLIDATED CAPITAL PROPERTIES VI

                       CONSOLIDATED STATEMENTS OF CASH FLOWS       
                         (in thousands, except unit data)

<TABLE>
<CAPTION>               
                                                                              
                                                          Years Ended December 31,
                                                             1995           1994    
<S>                                                       <C>            <C>
 Cash flows from operating activities:                                            
    Net loss                                               $  (750)       $   (295)
    Adjustments to reconcile net loss to net                                      
       cash provided by operating activities:                                     
       Depreciation and amortization of                                           
        discounts and loan costs                               904             753
       Proportionate income in affiliated                                         
        joint venture                                           --             (21)
       Change in accounts:                                                        
        Tenant security deposits                               (95)             --
        Prepaid and other assets                               (26)           (160)
        Accounts payable and accrued expenses                   53             172
        Interest payable                                        33              28
                                                                                
            Net cash provided by operating activities          119             477
                                                                                  
 Cash flows from investing activities:                                            
    Property improvements and replacements                    (483)           (226)
    Purchase of securities available for sale               (5,713)         (1,656)
    Proceeds from sale of securities available                                    
       for sale                                              7,519             889
    Distribution from investment in affiliated                                    
       joint venture                                            --              60
    Deposits to restricted escrows                             (80)           (152)
    Purchase of remaining interest in joint venture             --            (908)
    Cash received in purchase of interest in                                      
       affiliated joint venture                                 --              92
                                                                                 
            Net cash provided by (used in)                                        
                investing activities                         1,243          (1,901)

 Cash flows from financing activities:                                            
    Payments on mortgage notes payable                        (190)           (163)
    Partners distributions                                    (275)             --
    Proceeds from refinancing                                   --           4,600
    Repayment of note payable                                   --          (3,073)
    Direct financing costs                                      --            (114)
                                                                                 
       Net cash (used in) provided by financing                                   
        activities                                            (465)          1,250
                                                                                  
 Net increase (decrease) in cash                               897            (174)
                                                                                 
 Cash at beginning of period                                   414             588
                                                                                 
 Cash at end of period                                     $ 1,311         $   414
                                                                                 
 Supplemental disclosure of cash flow information:                                
    Cash paid for interest                                 $   614         $   608

<FN>
           See Accompanying Notes to Consolidated Financial Statements

</TABLE>

                        CONSOLIDATED CAPITAL PROPERTIES VI

                    NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

                                December 31, 1995


Note A - Organization and Summary of Significant Accounting Policies
<TABLE>

Organization
<S>                                       <C>
Consolidated  Capital  Properties  VI,  a  California  limited  partnership  (the
"Partnership"), was formed on May 23, 1984, to acquire and operate commercial and
residential  properties.   As  of  December 31,  1995  the  Partnership owns  two
residential properties located in or near major urban areas in the United States.

At the  time  of  the  Partnership's  formation,  Consolidated  Capital  Equities
Corporation  ("CCEC"), a Colorado corporation, was  the corporate general partner
and Consolidated Capital Group II  ("CCG"), a California general partnership, was
the non-corporate general partner.   In 1988, through  a series of  transactions,
Southmark Corporation ("Southmark")  acquired controlling  interest in CCEC.   In
December  1988, CCEC  filed for  reorganization under  Chapter  11 of  the United
States Bankruptcy Code.   In 1990, as part  of CCEC's reorganization plan, ConCap
Equities, Inc. (the "General  Partner" or "CEI") acquired  CCEC's general partner
interests  in  the  Partnership  and   in  15  other  affiliated  public  limited
partnerships (the "Affiliated Partnerships")  and CEI  replaced CCEC as  managing
general  partner  in all  16 partnerships.    The selection  of CEI  as  the sole
managing general partner was approved  by a majority of  the Limited Partners  in
the  Partnership and  in  each  of the  Affiliated  Partnerships  pursuant  to  a
solicitation  of the Limited  Partners dated  August 10,  1990.  As part  of this
solicitation, the Limited Partners also  approved an amendment to the Partnership
Agreement to limit changes of control of the Partnership.

All of CEI's  outstanding stock is owned  by GII Realty, Inc.   In December 1994,
the  parent  of GII  Realty,  Inc., entered  into  a  transaction (the  "Insignia
Transaction")  in  which  among  other  things,  MAE-ICC,  Inc.,  a  wholly owned
subsidiary  of  Metropolitan Asset  Enhancement,  L.P., ("MAE")  an affiliate  of
Insignia Financial  Group, Inc. ("Insignia"), acquired  an option (exercisable in
whole or in part  from time to time) to purchase  all of the stock of GII Realty,
Inc. and, pursuant to  a partial exercise of such option, acquired  50.5% of that
stock.  As a part of the Insignia Transaction, MAE-ICC, Inc. also acquired all of
the outstanding stock of Partnership  Services, Inc., an asset management entity,
and  Insignia acquired all of the outstanding stock of Coventry Properties, Inc.,
a property management entity.  In addition, confidentiality, non-competition, and
standstill  arrangements were entered into between certain of the parties.  Those
arrangements, among other  things, prohibit GII Realty's former  sole shareholder
from purchasing Partnership  Units for a period  of three years.  On  October 24,
1995, MAE-ICC, Inc. exercised the remaining portion of its option to purchase all
of the remaining outstanding capital stock of GII Realty, Inc.

On  December 31,  1991, the  non-corporate general  partner interest  of  CCG was
converted to that of a  Special Limited Partner, as more fully described  in Note
E. 


Note A - Organization and Summary of Significant Accounting Policies (continued)

Consolidation

As of January 1,  1994, the  Partnership owned a  75% interest in  a real  estate
joint venture which held title to the  Colony of Springdale Apartments.  On March
8,  1994,  title  to  the  property  was  transferred  to  Colony  of  Springdale
Associates,  Ltd.  ("Colony Associates"),  a  limited  partnership  in  which the
Partnership owned a 75%  interest.  On April 22, 1994, the  Partnership purchased
the remaining 25% interest in Colony Associates, (See Note C).

The Partnership's financial statements include the accounts of Colony Associates,
which holds fee title to the Colony of Springdale Apartments.  The results of its
operations are included  in the Partnership's financial statements from  the date
of  acquisition of  the remaining  25% interest.   All  intercompany transactions
between the Partnership and Colony Associates have been eliminated.

Investment Properties  

Prior to  the fourth quarter of  1995, investment properties  were carried at the
lower of cost  or estimated fair value, which was  determined using the higher of
the  property's non-recourse debt  amount, when applicable, or  the net operating
income of the investment property capitalized at a rate deemed reasonable for the
type of property.  During the fourth quarter of 1995 the Partnership adopted FASB
Statement No. 121,  "Accounting for the Impairment  of Long-Lived Assets  and for
Long-Lived Assets  to Be  Disposed Of",  which requires impairment  losses to  be
recorded  on long-lived assets  used in operations when  indicators of impairment
are  present and the undiscounted cash  flows estimated to be  generated by those
assets  are less  than  the  assets' carrying  amount.   The  impairment  loss is
measured  by comparing the fair value of  the asset to its  carrying amount.  The
effect of adoption was not material.

Depreciation

Buildings and  improvements are  depreciated using the  straight-line method over
the estimated useful lives of the assets, ranging from 5 to 30 years.  

Cash and cash equivalents

     Unrestricted  -  Unrestricted cash  includes cash  on hand,  demand deposits,
money market  funds, and U.S. Treasury  Bills with  original maturities of  three
months  or less.   At certain  times the amount  of cash deposited at  a bank may
exceed the limit on insured deposits.

     Restricted  cash  -  tenant  security  deposits -  The  Partnership  requires
security  deposits from  new lessees  for the  duration of  the  lease with  such
deposits being considered restricted cash. Deposits are refunded when the  tenant
vacates,  provided the  tenant has  not damaged its space  and is  current on its
rental payments.


Note A - Organization and Summary of Significant Accounting Policies (continued)

Restricted Escrows

The Partnership maintains tax and  insurance escrows and a repair escrow with the
lenders totalling approximately $293,000 at December 31, 1995, which are included
in prepaid and other assets.

Reclassification  

Certain reclassifications  have been made to  the 1994 information  to conform to
the 1995 presentation.

Securities Available For Sale

In 1994, the Partnership adopted Statements of Financial Accounting Standards No.
115,  "Accounting  for  Certain  Investments  in  Debt  and  Equity  Securities."
Securities available  for sale ("Securities")  are stated at fair value.   As the
Securities' fair value approximate their cost, any unrealized gains or losses are
immaterial and  therefore have  not been recorded in  the accompanying  financial
statements.   The  cost  of Securities  sold  is  determined using  the  specific
identification method.  

The Securities mature as follows:
                                                                               
      Description                    Cost           Maturity
                                (in thousands)

      U.S. Treasury Bills          $   34           May 1996
                                    
      U.S. Treasury Notes              51           July 1996
                                      
      U.S. Treasury Notes             298           February 1998
                                      
      Equity Securities                 7           N/A
                                   $  390  

Fair Value

In 1995, the Partnership  implemented Statement of Financial Accounting Standards
No. 107, "Disclosure about Fair Value  of Financial Instruments," which  requires
disclosure  of fair value information about financial instruments for which it is
practicable to  estimate that  value.  The  carrying amount  of the Partnership's
cash and cash equivalents approximates fair  value due to short-term  maturities.
The  Partnership estimates  the  fair  value  of  its  fixed  rate  mortgages  by
discounted  cash  flow analysis,  based on  estimated  borrowing  rates currently
available to the Partnership.  

Note A - Organization and Summary of Significant Accounting Policies (continued)

Discounts on Notes Payable

Discounts on notes payable  are amortized using the straight-line method over the
remaining terms of the related notes. 

Rental Income

The  Partnership  leases its  residential  property  under  short-term  operating
leases.  Lease terms are generally one year or less in duration. 

Income Taxes

No provision has been  made in the financial statements for Federal  income taxes
because, under  current law, no Federal  income taxes  are paid  directly by  the
Partnership.    The  Partners  are  responsible for  their  respective  shares of
Partnership net income or loss.  

The tax basis  of the Partnership's assets and liabilities is  approximately $5.2
million greater  than the  assets and  liabilities as  reported in the  financial
statements.

Allocation of Net Income and Net Loss

The Partnership  Agreement, as  amended and  as described  more fully  in Note E,
provides  for net  income and  net losses  for both  financial and  tax reporting
purposes to be  allocated 99.8% to  the Limited Partners  and .2% to  the General
Partner.

Advertising Costs

Advertising  costs of  approximately $62,000  in 1995,  and  $36,000 in  1994 are
charged to expenses as incurred and are included in operating expenses.

Use of Estimates

The preparation  of financial statements  in conformity  with generally  accepted
accounting principles requires management to make estimates and assumptions  that
affect the amounts  reported in the financial statements and  accompanying notes.
Actual results could differ from those estimates. 

Note B - Related Party Transactions

The Partnership  has no  employees and  is dependent on the  General Partner  and
affiliates of  Insignia  for the  management and  administration  of all  of  the
Partnership activities, as provided for in the Partnership agreement.

The Partnership  has paid  the property  management fees  noted below  based upon
collected  gross  rental  revenues ("Rental  Revenues")  for property  management
services in  each of the  years ended December 31, 1995,  and 1994, respectively.
For the year ended December 31, 1994, a portion  of such property management fees
equal to  4% of  Rental Revenues  was paid  to the  property management companies
performing  day-to-day property management services  and a portion equal to 1% of
Rental Revenues  was paid  to  Partnership Services,  Inc. ("PSI")  for  advisory
services   related  to   day-to-day  operations.   Coventry   Properties,  Inc.
("Coventry") an affiliate of the General Partner provided the day-to-day property
management responsibilities for one of the Partnership's  properties during 1994.
In late  December 1994,  an  affiliate of  Insignia assumed  day-to-day  property
management responsibilities for  all of the Partnership's properties.   Fees paid
to Insignia and affiliates for the year ended December 31, 1995, and fees paid to
PSI and Coventry for the year ended December 31, 1994, have been reflected in the
following table as compensation to related parties in the applicable periods:

                                                 Years Ended December 31,  
                                                1995               1994 
                                                     (in thousands)   
      Property management fees                   $159              $ 97 

The  Limited  Partnership Agreement  ("Partnership  Agreement")  provides  for  a
special management fee equal to 9% of the total distributions made to the limited
partners  to be  paid to  the General  Partner  for executive  and administrative
management services.  The Partnership paid approximately $24,000 to affiliates of
the  General  Partner  during  1995  under  this  provision  of  the  Partnership
Agreement.  No such fees were paid or accrued in 1994.

The Partnership  Agreement also provides for reimbursement to the General Partner
and its  affiliates for costs  incurred in connection with  the administration of
Partnership  activities.  The General  Partner and its affiliates, which includes
Coventry  for the  year  ended  December  31,  1994, received  reimbursements  as
reflected in the following table:
                                                Years Ended December 31,   
                                                1995               1994 
                                                     (in thousands)   
      Reimbursement for services of affiliates   $115               $98 

In July 1995, the Partnership began insuring its properties under a master policy
through  an  agency  and insurer  unaffiliated  with  the  General  Partner.   An
affiliate  of the General  Partner acquired,  in the  acquisition of  a business,
certain financial obligations  from an insurance agency  which was later acquired
by the  agent who  placed the  current year's master policy.   The  current agent
assumed the  financial obligations to the  affiliate of the General  Partner, who
receives payment on these 

Note B - Related Party Transactions (continued)

obligations from the  agent.  The amount of the Partnership's  insurance premiums
accruing to the benefit of the affiliate of the General Partner  by virtue of the
agent's obligations is not significant.

On  November  3,  1994, an  affiliate  of  the General  Partner,  LP6  Acceptance
Corporation, distributed an offer to purchase up to 81,585 Limited  Partner units
(the  "Tender Offer") for a cash price  of $17.00 per Unit to Limited Partners of
record as of October  1, 1994.   The Tender  Offer expired on  December 2,  1994.
Approximately 1,216 Limited Partners holding 41,228 Units (22.74% of total Units)
accepted the Tender Offer and  sold their Units to LP6 Acceptance Corporation for
an aggregate sales  price of approximately $701,000.   As a part of  the Insignia
Transaction,  Insignia acquired  all  of  the outstanding  capital  stock  of LP6
Acceptance Corporation which had then recently consummated the Tender Offer.

Note C - Purchase of Remaining Interest in Affiliated Joint Venture

As of  January 1,  1994, the Partnership  owned a 75%  interest in  a real estate
joint venture which held title to the Colony of Springdale Apartments, a 261-unit
apartment complex located in Springdale, Ohio.  The joint venture's  note payable
of $3.1 million, which  was secured by the  property, was scheduled to mature  in
March  1995.  Preliminary  discussions with lenders indicated  that a refinancing
would be  difficult under  the joint  venture ownership structure.   In order  to
facilitate the  refinancing, title  to  the property  was transferred  to  Colony
Associates, a limited partnership in which the Partnership owned  a 75% interest,
in March 1994.

In April  1994, the  Partnership acquired  the remaining  25% interest  in Colony
Associates,  the limited  partnership which  holds  fee title  to  the Colony  of
Springdale Apartments,  in a  business combination accounted for  as a  purchase.
The total cost  of the acquisition, which  was based on the appraised value  of a
25% undivided  partial interest  in  the joint  venture, totaled  $908,000.   The
acquisition  price exceeded the  current book value of  25% of the  net assets of
Colony  Associates  by  $74,000,  which  was  related  to  land,  buildings   and
improvements,  and is  being amortized  using the  straight-line method  over the
estimated remaining useful lives of the assets.

The  results of operations of  Colony Associates are included in the accompanying
statements  of  operations  from the  date  of  acquisition.    The  original 75%
investment  in Colony  Associates  was  accounted for  under the  equity  method.
Accordingly,  the  results  of  operations of  Colony  Associates  prior  to  the
acquisition  are included  in "Proportionate  income (loss)  in affiliated  joint
venture" in the accompanying statements of operations.



Note C - Purchase of Remaining Interest in Affiliated Joint Venture (continued)

The following table sets forth the assets and liabilities of Colony Associates as
of the acquisition date:

                                          As of April 22, 1994 
                                         (date of acquisition) 
                                             (in thousands)
                                                       
      Net real estate                           $ 6,406
      Cash received in purchase (a)                  92
      Other assets                                   79
                                                  6,577
      Note and interest payable                  (3,088)
      Other liabilities                            (154)
                                                      
                                                $ 3,335

     (a) Cash received  in purchase  represents cash  balances in  the property's
         bank  accounts as  of the  purchase date  and is  reflected in  the 1994
         statement of cash  flows as  "cash received in purchase  of interest  in
         affiliated joint venture."

Note D - Commitment

The  Partnership  is   required  to   maintain  working   capital  reserves   for
contingencies of not  less than  5% of  Net Invested  Capital as  defined in  the
Partnership Agreement.   In the event expenditures are made  from these reserves,
operating revenue shall be allocated to such reserves to  the extent necessary to
maintain the foregoing level.  Reserves, consisting of cash and cash equivalents,
tenant security deposits and  securities available for sale  totalling $1,796,000
are less  than the reserve requirement  of $2,266,000 at December  31, 1995.  The
Partnership intends to replenish the working capital reserve from  cash flow from
operations.    The  working  capital  requirement  must  be  met  prior  to   any
consideration for distributions to the partners.

Note E - Change in Status of Non-Corporate General Partner

In the  year ended December  31, 1991,  the Partnership Agreement  was amended to
convert the General Partner interests held by the non-corporate General  Partner,
Consolidated  Capital Group  II ("CCG"),  to that  of  a special  Limited Partner
("Special Limited  Partner").  The Special  Limited Partner does  not have a vote
and does not have any of  the other rights of a Limited Partner except the  right
to  inspect the  Partnership's books  and records;  however, the  Special Limited
Partner will retain the economic interest in the Partnership which it  previously
owned as general partner.  

Note E - Change in Status of Non-Corporate General Partner (continued)

ConCap Equities, Inc. ("CEI") became the sole general partner of  the Partnership
effective  December 31,  1991.   In connection  with CCG's conversion,  a special
allocation of  gross income was made  to the Special Limited Partner  in order to
eliminate its tax basis negative capital account.

After the  conversion, the  various owners of  interests in  the Special  Limited
Partner transferred portions of their  interests to CEI so  that CEI now holds  a
 .2%  interest in  all allocable  items  of income,  loss  and distribution.   The
difference between the Special  Limited Partner's capital accounts  for financial
statement and tax reporting purposes is  being amortized to the Limited Partners'
capital account  as the components of  the timing  differences which created  the
balance reverse.


Note F - Other Income

In  1991,  the  Partnership (and  simultaneously  other affiliated  partnerships)
entered claims  in Southmark's  Chapter 11 bankruptcy proceeding.   These  claims
related  to  Southmark's  activities while  it  exercised control  (directly,  or
indirectly  through its affiliates)  over the Partnership.   The Bankruptcy Court
set the Partnership's and the other affiliated partnerships' allowed claim at $11
million, in the aggregate.  In March 1994, the Partnership received 901 shares of
Southmark Corporation  Redeemable Series  A Preferred Stock and  6,589 shares  of
Southmark Corporation New Common Stock with an aggregate market value on the date
of receipt of approximately $7,000 and approximately $49,000 in cash representing
the Partnership's  share of  the recovery,  based on its  pro rata  share of  the
claims filed.


Note G - Distributions

In March 1995,  the Partnership declared and paid distributions,  attributable to
cash flow from operations, totalling approximately $275,000 to the partners.

Note H - Notes Payable

In April  1994, the  General Partner  obtained a  refinancing of  $3.1 million of
mortgage debt secured by the Colony of Springdale Apartments.  Under the terms of
the refinancing  agreement, the  new first-lien  mortgage  of approximately  $4.6
million  bears interest at 9.5% and matures  in May 2001.  After repayment of the
existing debt, payment of refinancing  and closing costs, and  establishment of a
capital  improvement   escrow,   the  Partnership   received  net   proceeds   of
approximately $1.2 million.                                 
</TABLE>

<TABLE>
<CAPTION>

                                     Principal      Monthly                         Principal
                                     Balance At     Payment     Stated               Balance
                                    December 31,   Including   Interest  Maturity     Due At
         Property                       1995        Interest     Rate      Date      Maturity
         (dollar amounts in thousands)                                                        
        <C>                         <C>             <C>        <C>        <C>
         Celina Plaza Apartments                                                              
           1st mortgage              $  1,835        $   26     8.75%      07/97     $  1,587
           2nd mortgage                    56             1     8.75%      07/97           49
           3rd mortgage                 4,025            --      (1)       07/97        4,025
                                                                           
         Colony of Springdale                                                
           Apartments                                                        
           1st mortgage                 4,523            40     9.50%      05/01        4,152 
                                       10,439(2)                             
         Mortgage discount               (307)                                            
                                                                          
              Totals                 $ 10,132        $   67                          $  9,813
                                                                                              
<FN> 
(1)  The net wrap-around mortgage loan  collateralized by Celina Plaza Apartments
     requires  quarterly  contingent interest  payments based  on  50%  of Celina
     Plaza's  cash flow as defined  in the Promissory  Note.  Contingent interest
     payments  of $42,000  were required in 1995,  and $138,000  were required in
     1994.  This loan is  evidenced by an all-inclusive  note which wraps  around
     the 1st and 2nd mortgages but is presented above as net of these loans.

(2)  The estimated fair values of the Partnership's aggregate debt (excluding the
     Celina Plaza 3rd mortgage) is $6,680,000.  This value represents a general  
     approximation  of possible value and  is not  necessarily indicative  of the
     amounts Partnership may pay in actual market transactions.  Due to the 
     difficulty of forecasting the future cash flows of the Celina Plaza Apartments, the    
     Partnership has determined that  it is not practicable  to estimate the fair
     value of the $4,025,000 third mortgage.
</TABLE>

Note H - Notes Payable (continued)

Scheduled maturities of principal are as follows:
                               
                                 
                     Years Ending December 31,
                           (in thousands)                      
                                                              
                                1996                    $   212
                                1997                      5,820
                                1998                         66
                                1999                         73
                                2000                         80
                             Thereafter                   4,188
                                                              
                                                        $10,439
Note I - Investment Properties and Accumulated Depreciation

                                              Initial Cost
                                              To Partnership  
                                              (in thousands)
                                                           
                                                       Buildings        Cost
                                                      and Related   Capitalized
                                                       Personal    Subsequent to
 Description              Encumbrances      Land       Property     Acquisition
                                                                                
 Celina Plaza Apartments                                                        
   El Paso, Texas            $ 5,916       $  736       $ 4,930        $1,157
                                                          
 Colony of Springdale                                      
   Apartments                                              
   Springdale, Ohio            4,523          909         8,358           216
                                                          
        Totals               $10,439       $1,645       $13,288        $1,373
                                                                               

<TABLE>
<CAPTION>

                                     Gross Amount At Which Carried                           
                                          At December 31, 1995                                 
                                              (in thousands)                                   

                                                 Buildings                                     
                                                And Related                                    
                                                 Personal                   Accumulated      Date     Depreciable
 Description                          Land       Property         Total     Depreciation   Acquired    Life-Years
<S>                              <C>             <C>           <C>            <C>         <C>            <C> 
 Celina Plaza Apartments                                                                       
   El Paso, Texas                 $   736         $ 6,087       $ 6,823        $3,460      8/07/85        5-19
                                                                                              
 Colony of Springdale                                                                          
   Springdale, Ohio                   916           8,567          9,483        2,992      2/20/87        5-30
                                                                                                                 
         Totals                    $1,652         $14,654        $16,306       $6,452                            

</TABLE>

Note I - Investment Properties and Accumulated Depreciation (continued)

Reconciliation of "Investment Properties and Accumulated Depreciation":

                                                     Years Ended December 31,   
                                                       1995            1994   
                                                          (in thousands)
 Investment Properties                                                        
 Balance at beginning of year                        $15,823         $ 6,711 
     Property improvements:                              483             226
       Consolidation of investment previously           
          reported under the equity method                --           8,886
                                                        
 Balance at End of Year                              $16,306         $15,823 
                                                       
 Accumulated Depreciation                               
 Balance at beginning of year                        $ 5,776         $ 2,831 
     Additions charged to expense                        676             539
     Consolidation of investment previously             
            reported under the equity method              --           2,406
                                                        
 Balance at end of year                              $ 6,452         $ 5,776 

<TABLE>
<S>                                              <C>
The aggregate cost of the real estate for Federal income tax purposes at December
31, 1995  and 1994 is approximately $15,469,000 and $14,987,000.  The accumulated
depreciation taken  for Federal income tax purposed at December 31, 1995 and 1994
is approximately $6,613,000 and $6,026,000, respectively.

Note J - Abandoned Limited Partnership Units

For the years ended December 31, 1995 and 1994, the number of Limited Partnership
Units decreased  by  12  and 40  units  respectively,  due  to  limited  partners
abandoning  their units.    In abandoning  Limited Partnership  Units,  a limited
partner relinquishes all right,  title and interest in the  Partnership as of the
date of abandonment.


Item 8. Changes In and Disagreements With Accountants on Accounting and Financial
        Disclosure

As reported in the Partnership's Form  8-K filed May 10, 1995, as of May 3, 1995,
Arthur  Andersen L.L.P.,  the independent  accountant previously  engaged  as the
principal accountant  to audit  the financial statements of  the Partnership  was
dismissed.  As of the same date, the firm of  Ernst & Young L.L.P. was engaged to
provide that service for the Partnership.

                                     PART III

Item 9. Directors, Executive Officers, Promoters and Control Persons,  Compliance
        with Section 16(a) of the Exchange Act


The Registrant  has no officers or  directors.  The  General Partner  manages and
controls the  Registrant and  has  general responsibility  and authority  in  all
matters affecting its business.

The name  of  the directors  and  executive  officers of  ConCap  Equities,  Inc.
("CEI"),  the Partnership's General Partner,  as of December  31, 1995, their age
and the nature of  all positions with  CEI presently held  by them are set  forth
below.   There  are no  family relationships  between or  among any  officers and
directors.


Name                                Age                  Position

Carroll D. Vinson                   55                   President, Director

Robert D. Long, Jr.                 28                   Controller, Principal 
                                                         Accounting Officer

William H. Jarrard, Jr.             49                   Vice President

John K. Lines                       36                   Secretary

Kelley M. Buechler                  38                   Assistant Secretary


Carroll D. Vinson has been  President of CEI since December 1994 and President of
the Metropolitan Asset Enhancement, L.P. ("MAE") subsidiaries since August  1994.
Prior  to that, during 1993 to August 1994, Mr. Vinson was affiliated with Crisp,
Hughes & Co.  (a regional CPA firm)  and engaged in various  other investment and
consulting activities, which included portfolio acquisitions, asset dispositions,
debt restructurings  and financial reporting.  Briefly, in early 1993, Mr. Vinson
served as  President and Chief  Executive Officer of Angeles  Corporation, a real
estate investment firm.   From 1991 to 1993, Mr. Vinson was  employed by Insignia
in various capacities  including Managing  Director-President during 1991.   From
1986 to 1990, Mr. Vinson  was President and Director of U.S. Shelter Corporation,
a  real estate  services company, which  sold substantially all of  its assets to
Insignia in December 1990. 


Robert D. Long, Jr. has been Controller and Chief Accounting Officer of CEI since
December 1994 and Chief Accounting Officer and Controller of the MAE subsidiaries
since February 1994.  Prior to joining  MAE in September 1993, Mr. Long served as
a senior regional accountant with Insignia Management Group, Inc. since  December
1991.  From January  1991 until December 1991,  Mr. Long was associated with  the
accounting firm of Harshman, Lewis and Associates.  From  July 1989 until January
1991, Mr. Long was an auditor for  the State of Tennessee.   He is a graduate  of
the University of Memphis.

William H. Jarrard, Jr. has been Vice President  of CEI since December 1994, Vice
President of  the MAE  subsidiaries  since January  1992 and  Managing  Director-
Partnership Administration of Insignia since January 1991.  During the five years
prior to  joining Insignia  in 1991, he  served in  a similar  capacity for  U.S.
Shelter.   Mr. Jarrard is a  graduate of the  University of South  Carolina and a
certified public accountant.

John K.  Lines has been  Secretary of CEI  since December 1994,  Secretary of the
MAE subsidiaries since August 1994 and General Counsel  and Secretary of Insignia
since July 1994.   From May  1993 until  June 1994, Mr. Lines  was the  Assistant
General Counsel  and Vice President of  Ocwen Financial Corporation in  West Palm
Beach,  Florida.   From October  1991 until April  1993, Mr.  Lines was  a Senior
Attorney  with Banc  One Corporation  in  Columbus, Ohio.    From May  1984 until
October  1991,  Mr. Lines  was  employed as  an associate  with Squire  Sanders &
Dempsey in Columbus, Ohio.

Kelley  M. Buechler  has been  Assistant  Secretary of  CEI since  December 1994,
Assistant Secretary  of the  MAE subsidiaries since January  1992, and  Assistant
Secretary of Insignia since January 1991.  During the five years prior to joining
Insignia  in 1991,  she served  in  a similar  capacity for  U.S.  Shelter.   Ms.
Buechler is a graduate of the University of North Carolina.

CEI  is  the  general   partner  of  the  Partnership  and  13  other  Affiliated
Partnerships as of December 31, 1995.  

Item 10.  Executive Compensation

No  direct compensation  was paid or  payable by the Partnership  to directors or
officers  for the year ended December  31, 1995, nor was  any direct compensation
paid  or payable  by the  Partnership  to directors  or  officers of  the General
Partner  for the year ended  December 31, 1995.   The Partnership has no plans to
pay  any such remuneration to any directors or officers of the General Partner in
the future.

See "Item  7 - Financial Statements,"  Note B -  Related Party  Transactions, for
amounts of compensation and  reimbursement of salaries paid by the Partnership to
the  General Partner and its affiliates and the former general partner and former
affiliates.


Item 11.  Security Ownership of Certain Beneficial Owners and Management

(a)     Security Ownership of Certain Beneficial Owners

        Except as provided below,  as of February 1996, no person was known to CEI
        to own of record  or beneficially more than  five percent of the Units  of
        the Partnership.

                                                                              
                                      Number of          Percent

         Name and Address               Units            Of Total
                                           
         LP6 Acceptance Corporation     41,188            22.72%
         One Insignia Financial            
         Greenville, SC 29602              

        The Units reflected above were acquired  by LP6 Acceptance Corporation, an
        affiliate  of  the  Partnership  and CEI,  pursuant  to  its  offer  dated
        November 3,  1994, to purchase  Units for a  purchase price of  $17.00 per
        Unit (the "Tender Offer").

        LP6 Acceptance Corporation is owned 100% by Insignia.

        As of February 1996,  no other person was known to CEI to own of record or
        beneficially more than 5 percent (5%) of the Units of the Partnership.

(b)     Beneficial Owners of Management

        Neither CEI nor any of the directors or officers or associates of CEI  own
        any Units of the Partnership of record or beneficially.


(c)     Changes in Control

        Beneficial Owners of CEI

        As of February  1996, the following persons  were known to  CEI to be  the
        beneficial owners of more than 5 percent (5%) of its common stock:


                                      Number of       Percent
         Name and Address             CEI Shares     Of Total
                                           
         GII Realty, Inc.               100,000        100%
         One Insignia Financial            
         Greenville, SC 29602              

        GII Realty, Inc. is owned by MAE-ICC, Inc. (See Item 1).


Item 12.  Certain Relationships and Related Transactions

Transactions with Current Management and Others

Except  for  the transactions  described  below,  neither  CEI  nor  any  of  its
directors, officers or associates, or any associates  of any of them, has had any
interest in any other  transaction to which the Partnership  is a party.   Please
refer to  "Item 7 -  Financial Statements," Note B -  Related Party Transactions,
for  the amounts  and items  of permissible  compensation and  fees  paid to  the
General Partner  and its affiliates  and other  related parties for  the last two
years.

The  Partnership has  paid property  management fees  based upon  collected gross
rental  revenues ("Rental Revenues") for property management  services in each of
the years  ended December 31, 1995,  and 1994, respectively.  For  the year ended
December 31, 1994,  a portion  of such property  management fees  equal to  4% of
Rental Revenues was paid to the property management companies performing  day-to-
day property management services and a portion equal to 1% of Rental Revenues was
paid to Partnership Services,  Inc. ("PSI") for advisory services related to day-
to-day  operations.  Coventry  Properties, Inc. ("Coventry") an  affiliate of the
General Partner provided the day-to-day property management  responsibilities for
one  of the  Partnership's properties  during 1994.   In  late December  1994, an
affiliate  of  Insignia  Financial Group,  Inc.  ("Insignia") assumed  day-to-day
property management responsibilities for all of the Partnership's properties.

All of the above-referenced agreements with affiliates of CEI and related parties
of the Partnership are subject to the  conditions and limitations imposed by  the
Partnership Agreement.

Conversion of Non-Corporate General Partner; Special Allocation

In  the year  ended December 31,  1991, the Partnership Agreement  was amended to
convert the general  partner interest held by the non-corporate  general partner,
CCG,  to that  of a  special limited  partner ("Special  Limited Partner").   The
Special Limited Partner does not have  a vote and does not have any of the  other
rights of a Limited Partner except the  right to inspect the Partnership's  books
and  records; however,  the  Special  Limited Partner  will retain  the  economic
interest in  the Partnership which  it previously owned as general  partner.  CEI
became the sole general partner of the  Partnership effective as of December  31,
1991.  In connection with  CCG's conversion, a special allocation of gross income
was made  to the  Special Limited  Partner in  order to eliminate  its tax  basis
negative capital account.

After the  conversion, the  various owners of  interests in  the Special  Limited
Partner transferred portions of their  interests to CEI so  that CEI now holds  a
 .2%  interest in  all allocable  items  of income,  loss  and distribution.   The
difference between the Special  Limited Partners' capital accounts  for financial
statement and tax reporting purposes is  being amortized to the Limited Partners'
capital account  as the components of  the timing  differences which created  the
balance reverse.

Purchase of Remaining Interest in Affiliated Joint Venture

In  February  1987,  the   Partnership,  together  with  an  affiliated   limited
partnership,  Consolidated Capital  Properties VII  ("CCP  VII"), entered  into a
joint venture  to acquire  Colony of Springdale Apartments,  a 261-unit  complex,
located  in Springdale, Ohio.  The Partnership  owned a 75% interest in the joint
venture and CCP VII owned the  remaining 25% interest.  The total  purchase price
of the  property was  $7.9 million.   The Partnership's investment  in the  joint
venture was accounted for using the equity method,  under which the Partnership's
share of the  joint venture's earnings or losses  were included in operations and
under  which distributions  were credited  to the  investment when received.   In
March  1994,  title to  the  property  was transferred  to  Colony  of Springdale
Associates,  Ltd.  ("Colony Associates"),  a  limited  partnership  in  which the
Partnership owned  a 75% interest.   In April 1994, the  Partnership acquired the
remaining 25% interest in Colony Associates, the limited partnership which  holds
fee  title to  the  Colony of  Springdale Apartments,  in a  business combination
accounted for as a purchase.  The  total cost of the acquisition, which was based
on the appraised value of a 25% undivided partial interest in  the joint venture,
totaled $908,000.  The  acquisition price exceeded the  net book value of 25%  of
the net  assets of Colony Associates  by $74,000,  which was  allocated to  land,
buildings and  improvements, and  is being  depreciated using  the  straight-line
method over the estimated remaining useful lives of the assets.

Litigation with Former Related Parties

Please refer  to "Item  7 -  Financial Statements"  and "Note  B -  Related Party
Transactions," for the amounts and  items of compensation and fees paid to former
affiliates.

In  1991,  the  Partnership (and  simultaneously  other affiliated  partnerships)
entered claims  in Southmark's  Chapter 11 bankruptcy proceeding.   These  claims
related to  Southmark's  activities  while  it  exercised control  (directly,  or
indirectly  through its affiliates)  over the Partnership.   The Bankruptcy Court
set the Partnership's and the other affiliated partnerships' allowed claim at $11
million, in the aggregate.  In March 1994, the Partnership received 901 shares of
Southmark Corporation  Redeemable Series  A Preferred Stock and  6,589 shares  of
Southmark Corporation New Common Stock with an aggregate market value on the date
of receipt of approximately $7,000 and approximately $49,000 in cash representing
the Partnership's  share of  the recovery,  based on  its pro  rata share  of the
claims filed.



Item 13.  Exhibits, Financial Statements, Schedules and Reports on Form 8-K

        (a) Exhibits:  See Exhibit Index contained herein.

           Exhibit  27, Financial Data Schedule,  is filed as an  exhibit to this
           report.

        (b) Reports on Form 8-K filed during the fourth quarter of 1995:
        
           A Form 8-K dated October 24, 1995 was filed reporting a  change in the
           ownership of GII  Realty, Inc.,  the sole stockholder  of the  general
           partner of the Registrant.

                                    SIGNATURES


        In  accordance  with  Section  13  or  15(d)  of  the  Exchange  Act,  the
Registrant caused  this report  to be  signed on its behalf  by the  undersigned,
thereunto duly authorized.


                                       CONSOLIDATED CAPITAL PROPERTIES VI

                                       By:  CONCAP EQUITIES, INC.
                                            General Partner


                                       By:  /s/Carroll D. Vinson           
                                            Carroll D. Vinson
                                            President


                                       By:  /s/Robert D. Long, Jr.         
                                            Robert D. Long, Jr.
                                            Controller and Principal
                                            Accounting Officer

                                       Date: March 22, 1996

   In accordance with the Exchange Act, this report has been  signed below by the
following persons on  behalf of the Registrant  and in the capacities and  on the
date indicated.



/s/Carroll D. Vinson             President                   Date: March 22, 1996
Carroll D. Vinson




/s/Robert D. Long, Jr.           Controller and Principal    Date: March 22, 1996
Robert D. Long, Jr.              Accounting Officer


</TABLE>

                                INDEX OF EXHIBITS

<TABLE>
<CAPTION>

           EXHIBIT NO.    DOCUMENT DESCRIPTION

               <S>       <C>
                3         Certificates of Limited Partnership as 
                          amended to date.

                10.1      Bill of Sale and Assignment dated October 23,  1990, by
                          and   between   CCEC   and   ConCap   Services  Company
                          (Incorporated by  reference to the  Quarterly Report on
                          Form 10-Q for the quarter ended September 30, 1990).

                10.2      Assignment and Assumption Agreement  dated October  23,
                          1990, by and between CCEC and ConCap Management Limited
                          Partnership ("CCMLP") (Incorporated by reference to the
                          Quarterly  Report on  Form 10-Q  for the  quarter ended
                          September 30, 1990).

                10.3      Property Management Agreement  No. 119  dated April  9,
                          1991, by and  between Colony Springdale Associates  and
                          CCMLP.  (Incorporated by reference to the Annual Report
                          on Form 10-K for the year ended December 31, 1991).

                10.4      Assignment  and   Agreement   as   to   CertainProperty
                          Management Services dated April9, 1991, by and  between
                          CCMLP  and  ConCapCapital  Company.   (Incorporated  by
                          reference to the Annual Report on Form 10-K for the 
                          year ended December 31, 1991).

                10.5      Investor Services  Agreement dated  October23, 1990, by
                          and between  the Partnership and  CCEC (Incorporated by
                          reference  to theQuarterly Report on Form  10-Q for the
                          quarter ended September 30, 1990).

                10.6      Assignment and Assumption  Agreement (Investor Services
                          Agreement) dated  October23, 1990, by  and between CCEC
                          and ConCap Services Company. (Incorporated by reference
                          to  the Annual Report  on Form 10-K for  the year ended
                          December 31, 1990).


                10.7      Letter  of  Notice  dated   December  20,  1991,   from
                          Partnership Services,  Inc. ("PSI") to the  Partnership
                          regarding the  change in ownership  and dissolution  of
                          ConCap  Services  Company  whereby   PSI  assumed   the
                          Investor Services Agreement. (Incorporated by reference
                          to  the Annual Report  on Form 10-K for  the year ended
                          December 31, 1991).

                10.8      Financial Services Agreement dated October 23, 1990, by
                          and  between the Partnership and  CCEC (Incorporated by
                          reference to  the Quarterly Report on Form 10-Q for the
                          quarter ended September 30, 1990).

                10.9      Assignment and Assumption Agreement (Financial Services
                          Agreement) dated October 23, 1990, by and  between CCEC
                          and ConCap Capital Company  (Incorporated by  reference
                          to the Quarterly  Report on  Form 10-Q for  the quarter
                          ended September 30, 1990).

                10.10     Letter of Notice dated  December 20, 1991, from PSI  to
                          the Partnership regarding the change in   ownership and
                          dissolution  of  ConCap  Capital  Company  whereby  PSI
                          assumed the Financial Services Agreement. (Incorporated
                          by reference to the Annual Report on Form 10-K for  the
                          year ended December 31, 1991).

                10.11     Property Management  Agreement No.  421  dated May  13,
                          1993,  by  and  between the  Partnership  and  Coventry
                          Properties,  Inc.   (Incorporated by  reference  to the
                          Quarterly  Report on  Form 10-Q  for the  quarter ended
                          September 30, 1993).

                10.12     Assignment    and   Assumption    Agreement   (Property
                          Management Agreement  No. 421)  dated  May 13, 1993, by
                          and  between  Coventry  Properties, Inc.  R&B Apartment
                          Management Company, Inc. and Partnership Services, Inc.
                          (Incorporated by  reference to the  Quarterly Report on
                          Form 10- Q for the quarter ended September 30, 1993).

                10.13     Assignment  and   Agreement   as   to   CertainProperty
                          Management Services dated May 13, 1993, by  and between
                          Coventry Properties,  Inc.  and  Partnership  Services,
                          Inc. (Incorporated by reference to the Quarterly Report
                          on Form 10-Q for the quarter ended September 30, 1993).

                10.14     Property  Management Agreement  No.  515 dated  June 1,
                          1993,  by  and between  the  Partnership  and  Coventry
                          Properties, Inc.

                10.15     Assignment  and   Agreement  as   to  Certain  Property
                          Management  Services dated  November  17, 1993,  by and
                          between  Coventry  Properties,   Inc.  and  Partnership
                          Services, Inc.

                10.16     Stock and Asset  Purchase Agreement, dated  December 8,
                          1994  (the  "Gordon  Agreement"),  among  MAE-ICC, Inc.
                          ("MAE-ICC"), Gordon Realty Inc. ("Gordon"), GII Realty,
                          Inc.  ("GII   Realty"),  and  certain  other   parties.
                          (Incorporated  by reference to Form  8-K dated December
                          8, 1994)

                10.17     Exercise  of  the Option  (as  defined  in  the  Gordon
                          Agreement), dated December 8, 1994, between MAE-ICC and
                          Gordon.   (Incorporated by reference to  Form 8-K dated
                          December 8, 1994)

                11        Statement  regarding  computation  of  Net  Income  per
                          Limited Partnership Unit  (Incorporated by reference to
                          Note  1 of Item  8 - Financial Statements  of this Form
                          10-K).

                16.1      Letter, Dated  August 12,  1992, from Ernst  & Young to
                          the Securities and Exchange Commission regarding change
                          in certifying  accountant.   (Incorporated by reference
                          to Form 8-K dated August 6, 1992)

                16.2      Letter  dated May 9, 1995 from  the Registrant's former
                          independent accountant regarding  its concurrence  with
                          the  statements  made  by  the  Registrant regarding  a
                          change in the certifying accountant.   (Incorporated by
                          reference to Form 8-K dated May 3, 1995)

</TABLE>