<TABLE> <S> <C>

<ARTICLE>                  5
       
<S>                                                  <C>
<PERIOD-TYPE>                                        12-MOS
<FISCAL-YEAR-END>                                    MAR-31-1997
<PERIOD-END>                                         MAR-31-1997
<CASH>                                               379,614
<SECURITIES>                                         331,319
<RECEIVABLES>                                        193,276<F1>
<ALLOWANCES>                                         000
<INVENTORY>                                          000
<CURRENT-ASSETS>                                     000
<PP&E>                                               17,884,234
<DEPRECIATION>                                       000
<TOTAL-ASSETS>                                       43,791,590<F2>
<CURRENT-LIABILITIES>                                000
<BONDS>                                              000
<PREFERRED-MANDATORY>                                000
<PREFERRED>                                          000
<COMMON>                                             000
<OTHER-SE>                                           27,344,493
<TOTAL-LIABILITY-AND-EQUITY>                         43,791,590<F4>
<SALES>                                              000
<TOTAL-REVENUES>                                     2,119,597<F5>
<CGS>                                                000
<TOTAL-COSTS>                                        000
<OTHER-EXPENSES>                                     5,146,620<F6>
<LOSS-PROVISION>                                     000
<INTEREST-EXPENSE>                                   532,518
<INCOME-PRETAX>                                      000
<INCOME-TAX>                                         000
<INCOME-CONTINUING>                                  000
<DISCONTINUED>                                       000
<EXTRAORDINARY>                                      (51,595)
<CHANGES>                                            000
<NET-INCOME>                                         (7,208,441)<F7>
<EPS-PRIMARY>                                        $(71.36)
<EPS-DILUTED>                                        000
<FN>
<F1>Included in receivables: Accounts receivable $175,669, Interest receivable 
$17,607
<F2>Included in total assets: Prepaid expenses $40,019, Tenant security deposits
$66,439,  Other  assets  $130,130,  Investments  in Local  Limited  Partnerships
$23,983,675,  Replacement reserves $210,045,  Deferred escrow $337,500, Deferred
expenses,  net $235,339  <F4>Included in Total Liabilities and equity:  Accounts
payable  to  affiliates  $1,193,182,   Accounts  payable  and  accrued  expenses
$611,515,  Interest payable $377,295, Note payable- affiliate $514,968, Security
deposits payable $82,054,  Due to affiliate $323,046,  Deferred acquisition fees
payable  $337,500,  General Partner  Advances  $200,000,  Mortgage notes payable
$11,754,415,   Minority  interest  in  Local  Limited  Partnerships  $1,053,122.
<F5>Included in Total revenue:  Rental  $1,764,258,  Investment  $82,660,  Other
$272,679.  <F6>Included  in Other  Expenses:  Asset  Management  fees  $450,678,
General  and  Administrative   $611,810,  Bad  debt  expense  $8,665,   Property
Management  fees  $150,304,   Rental   operations,   exclusive  of  depreciation
$1,387,909,  Depreciation  $605,671,  Amortization  $182,875 and  provision  for
valuation of real estate $1,748,708.  <F7>Included in Net loss: equity in losses
of Local Limited  Partnerships  $3,624,984,  minority  interest in loss of Local
Limited Partnerships $27,679. 
</FN>
         

</TABLE>