<TABLE> <S> <C>

<ARTICLE>                  5
       
<S>                                                  <C>
<PERIOD-TYPE>                                        12-MOS
<FISCAL-YEAR-END>                                    MAR-31-1997
<PERIOD-END>                                         MAR-31-1997
<CASH>                                               381,519
<SECURITIES>                                         998,695
<RECEIVABLES>                                        7,943
<ALLOWANCES>                                         000
<INVENTORY>                                          000
<CURRENT-ASSETS>                                     000
<PP&E>                                               727,397
<DEPRECIATION>                                       000
<TOTAL-ASSETS>                                       22,989,174<F1>
<CURRENT-LIABILITIES>                                000
<BONDS>                                              000
<PREFERRED-MANDATORY>                                000
<PREFERRED>                                          000
<COMMON>                                             000
<OTHER-SE>                                           21,311,040
<TOTAL-LIABILITY-AND-EQUITY>                         22,989,174<F2>
<SALES>                                              000
<TOTAL-REVENUES>                                     257,145<F3>
<CGS>                                                000
<TOTAL-COSTS>                                        000
<OTHER-EXPENSES>                                     598,221<F4>
<LOSS-PROVISION>                                     000
<INTEREST-EXPENSE>                                   34,791
<INCOME-PRETAX>                                      000
<INCOME-TAX>                                         000
<INCOME-CONTINUING>                                  000
<DISCONTINUED>                                       000
<EXTRAORDINARY>                                      000
<CHANGES>                                            000
<NET-INCOME>                                         (2,822,852)<F5>
<EPS-PRIMARY>                                        (78.15)
<EPS-DILUTED>                                        000
<FN>
<F1>Included  in  total  assets:   Investments  in  Local  Limited  Partnerships
$19,511,417,  Other investments  $1,325,714,  Mortgagee escrow deposits $13,345,
Tenant security deposits $3,639 and Other assets $19,505.  <F2>Included in Total
Liabilities  and  Equity:  Accounts  payable to  affiliates  $881,741,  Accounts
payable and accrued expenses  $51,702,  Accrued interest $1,743,  Mortgage notes
payable  $739,994,  Security  deposits  payable $3,639 and Minority  interest in
Local Limited Partnerships $(685). <F3>Total revenue includes:  Rental $120,829,
Investment  $81,379 and Other $54,937.  <F4>Included  in Other  Expenses:  Asset
Management  Fees  $179,719,   General  and  Administrative  $217,169,   Property
Management Fees $8,845,  Rental operations,  exclusive of depreciation  $80,307,
Depreciation $70,664 and Amortization $41,517. <F5>Net loss reflects:  Equity in
losses of Local Limited Partnerships of $(2,546,404),  minority interest in loss
of Local  Limited  Partnerships  $706 and Accretion of Original  Issue  Discount
$98,713.
</FN> 
         

</TABLE>