<TABLE> <S> <C>

<ARTICLE>                  5

<S>                                                  <C>
<PERIOD-TYPE>                                        12-MOS
<FISCAL-YEAR-END>                                    MAR-31-1999
<PERIOD-END>                                         MAR-31-1999
<CASH>                                               450,450
<SECURITIES>                                         2,666,281
<RECEIVABLES>                                        000
<ALLOWANCES>                                         000
<INVENTORY>                                          000
<CURRENT-ASSETS>                                     000
<PP&E>                                               000
<DEPRECIATION>                                       000
<TOTAL-ASSETS>                                       25,653,434<F1>
<CURRENT-LIABILITIES>                                000
<BONDS>                                              000
<COMMON>                                             000
<PREFERRED-MANDATORY>                                000
<PREFERRED>                                          000
<OTHER-SE>                                           24,401,673
<TOTAL-LIABILITY-AND-EQUITY>                         25,653,434<F2>
<SALES>                                              000
<TOTAL-REVENUES>                                     400,484<F3>
<CGS>                                                000
<TOTAL-COSTS>                                        000
<OTHER-EXPENSES>                                     788,343<F4>
<LOSS-PROVISION>                                     000
<INTEREST-EXPENSE>                                   73,899
<INCOME-PRETAX>                                      000
<INCOME-TAX>                                         000
<INCOME-CONTINUING>                                  000
<DISCONTINUED>                                       000
<EXTRAORDINARY>                                      000
<CHANGES>                                            000
<NET-INCOME>                                         (3,383,033)<F5>
<EPS-BASIC>                                        (48.59)
<EPS-DILUTED>                                        000
<FN>
<F1>Included in Total assets is Accounts receivable from affiliates of $173,739,
Tenant  security  deposit  escrow  of  $3,758,   Investments  in  Local  Limited
Partnerships of $21,538,791,  Rental property of $778,843,  Replacement  reserve
escrow of  $7,425,  Other  assets  of  $32,658  and  Prepaid  assets of  $1,489.
<F2>Included in Total  liabilities  and equity is Deferred  revenue of $146,818,
Accounts  payable to  affiliates  of  $143,443,  Accounts  payable  and  accrued
expenses  of  $133,838,  Mortgage  note  payable of  $706,873,  Tenant  security
deposits payable of $3,803 and minority interest in Local Limited Partnership of
$116,986.  <F3>Total revenue includes Investment of $159,094, Rental of $117,971
and Other revenue of $123,419.  <F4>Included  in Other  expenses are General and
administrative of $453,057, Asset management fees of $243,169, Rental operations
of $73,899,  Depreciation of $27,043 and  Amortization of $24,813.  <F5>Net Loss
includes Minority  interest in losses of Local Limited  Partnership of $(17) and
Equity in losses of Local Limited  Partnerships of $(2,944,720).
</FN>


</TABLE>