<TABLE> <S> <C>

<ARTICLE>                  5

<S>                                                  <C>
<PERIOD-TYPE>                                        12-MOS
<FISCAL-YEAR-END>                                    MAR-31-1999
<PERIOD-END>                                         MAR-31-1999
<CASH>                                               440,365
<SECURITIES>                                         721,788
<RECEIVABLES>                                        111,379<F1>
<ALLOWANCES>                                         000
<INVENTORY>                                          000
<CURRENT-ASSETS>                                     000
<PP&E>                                               13,216,007
<DEPRECIATION>                                       000
<TOTAL-ASSETS>                                       31,239,750<F2>
<CURRENT-LIABILITIES>                                000
<BONDS>                                              000
<COMMON>                                             000
<PREFERRED-MANDATORY>                                000
<PREFERRED>                                          000
<OTHER-SE>                                           18,638,911
<TOTAL-LIABILITY-AND-EQUITY>                         31,239,750<F4>
<SALES>                                              000
<TOTAL-REVENUES>                                     2,977,888<F5>
<CGS>                                                000
<TOTAL-COSTS>                                        000
<OTHER-EXPENSES>                                     4,902,512<F6>
<LOSS-PROVISION>                                     000
<INTEREST-EXPENSE>                                   760,130
<INCOME-PRETAX>                                      000
<INCOME-TAX>                                         000
<INCOME-CONTINUING>                                  000
<DISCONTINUED>                                       000
<EXTRAORDINARY>                                      000
<CHANGES>                                            000
<NET-INCOME>                                         (5,109,931)<F7>
<EPS-BASIC>                                        (50.59)
<EPS-DILUTED>                                        000
<FN>
<F1>Included in Receivables: Accounts receivable of $102,755 and Interest
 receivable of $8,624.
<F2>Included  in Total  Assets:  Prepaid  expenses of $21,095,  Tenant  security
deposits of $95,105,  Other assets of  $210,395,  Investments  in Local  Limited
Partnerships of $15,789,285, Replacement reserves of $261,127, Operating reserve
of $41,285,  Deferred escrow of $112,500 and Deferred expenses, net of $219,416.
<F4>Included in Total Liabilities and Equity:  Accounts payable to affiliates of
$2,079,127,  Accounts payable and accrued expenses of $574,773, Interest payable
of $312,719, Note payable,  affiliate of $514,968,  Security deposits payable of
$87,898, Deferred acquisition fees payable of $112,500, General Partner advances
of $200,000, Mortgage notes payable of $7,832,127 and Minority interest in Local
Limited  Partnerships  of $886,727.  <F5>Included  in Total  Revenue:  Rental of
$2,435,094,  Investment of $49,563, Recovery of bad debt of $30,148 and Other of
$463,083.  <F6>Included  in Other Expenses:  Asset  management fees of $385,702,
General and  Administrative of $361,002,  Bad debt expense of $12,933,  Property
management  fees of $138,452,  Rental  operations,  exclusive of depreciation of
$1,478,455,  Provision for valuation of real estate of $1,693,514,  Depreciation
of $653,671 and  Amortization of $178,783.  <F7>Included in Net Loss:  Equity in
losses of Local Limited Partnerships of $3,090,983,  Minority interest in losses
of Local  Limited  Partnerships  of  $20,788,  and Gain on transfer of assets of
$645,018.
</FN>


</TABLE>