<TABLE> <S> <C>

<ARTICLE>                                                                     5
<LEGEND>
                    THIS SCHEDULE CONTAINS SUMMARY FINANCIAL INFORMATION
                    EXTRACTED FROM THE BALANCE SHEET AS OF DECEMBER 31, 1996 AND
                    THE STATEMENT OF INCOME FOR THE YEAR ENDED
                    DECEMBER 31, 1996 AND IS QUALIFIED IN ITS ENTIRETY BY
                    REFERENCE TO SUCH FINANCIAL STATEMENTS.
</LEGEND>
<CIK>               0000797977
<NAME>              PARTICIPATING INCOME PROPERTIES 1986, L.P.
<MULTIPLIER>        1
<CURRENCY>          U.S. DOLLARS
       
<S>                                                                  <C>
<PERIOD-TYPE>                                                               YEAR
<FISCAL-YEAR-END>                                                    DEC-31-1996
<PERIOD-END>                                                         DEC-31-1996
<EXCHANGE-RATE>                                                                1
<CASH>                                                                 2,346,371
<SECURITIES>                                                                   0
<RECEIVABLES>                                                            281,126
<ALLOWANCES>                                                                   0
<INVENTORY>                                                                    0
<CURRENT-ASSETS>                                                               0
<PP&E>                                                                37,069,375
<DEPRECIATION>                                                        10,937,860
<TOTAL-ASSETS>                                                        28,759,012
<CURRENT-LIABILITIES>                                                          0
<BONDS>                                                                        0
<PREFERRED-MANDATORY>                                                          0
<PREFERRED>                                                                    0
<COMMON>                                                                       0
<OTHER-SE>                                                            27,278,101
<TOTAL-LIABILITY-AND-EQUITY>                                          28,759,012
<SALES>                                                                        0
<TOTAL-REVENUES>                                                       6,289,831
<CGS>                                                                          0
<TOTAL-COSTS>                                                          2,271,611
<OTHER-EXPENSES>                                                               0
<LOSS-PROVISION>                                                               0
<INTEREST-EXPENSE>                                                             0
<INCOME-PRETAX>                                                        4,013,518
<INCOME-TAX>                                                                   0
<INCOME-CONTINUING>                                                    4,013,518
<DISCONTINUED>                                                                 0
<EXTRAORDINARY>                                                                0
<CHANGES>                                                                      0
<NET-INCOME>                                                           4,013,518
<EPS-PRIMARY>                                                              76.87
<EPS-DILUTED>                                                                  0
        

</TABLE>