<TABLE> <S> <C>

<ARTICLE>                  5
       
<S>                                                  <C>
<PERIOD-TYPE>                                        12-MOS
<FISCAL-YEAR-END>                                    MAR-31-1998
<PERIOD-END>                                         MAR-31-1998
<CASH>                                               311,867
<SECURITIES>                                         275,387
<RECEIVABLES>                                        103,765<F1>
<ALLOWANCES>                                         000
<INVENTORY>                                          000
<CURRENT-ASSETS>                                     000
<PP&E>                                               15,451,119
<DEPRECIATION>                                       000
<TOTAL-ASSETS>                                       37,131,787<F2>
<CURRENT-LIABILITIES>                                000
<BONDS>                                              000
<COMMON>                                             000
<PREFERRED-MANDATORY>                                000
<PREFERRED>                                          000
<OTHER-SE>                                           23,749,369
<TOTAL-LIABILITY-AND-EQUITY>                         37,131,787<F4>
<SALES>                                              000
<TOTAL-REVENUES>                                     2,733,282<F5>
<CGS>                                                000
<TOTAL-COSTS>                                        000
<OTHER-EXPENSES>                                     4,161,995<F6>
<LOSS-PROVISION>                                     000
<INTEREST-EXPENSE>                                   884,758
<INCOME-PRETAX>                                      000
<INCOME-TAX>                                         000
<INCOME-CONTINUING>                                  000
<DISCONTINUED>                                       000
<EXTRAORDINARY>                                      1,868,051
<CHANGES>                                            000
<NET-INCOME>                                         (3,597,835)<F7>
<EPS-PRIMARY>                                        (35.62)
<EPS-DILUTED>                                        000
<FN>
<F1>Included in receivables: Accounts receivable $90,467, Interest receivable 
$13,298. 
<F2>Included in total assets: Prepaid expenses $25,247, Tenant security deposits
$68,292,  Other  assets  $131,127,  Investments  in Local  Limited  Partnerships
$20,136,185,  Replacement reserves $194,671,  Deferred escrow $225,000, Deferred
expenses,  net $209,127  
<F4>Included in Total Liabilities and equity:  Accounts payable  to  affiliates 
$1,702,519,   Accounts  payable  and  accrued  expenses $484,817,  Interest 
payable $312,091, Note payable- affiliate $514,968, Security deposits payable 
$70,630,  Due to affiliate $323,046,  Deferred acquisition fees payable  
$225,000,  General Partner  Advances  $200,000,  Mortgage notes payable
$8,641,832,   Minority   interest  in  Local   Limited   Partnerships   $907,515
<F5>Included in Total revenue:  Rental  $2,470,887,  Investment  $40,340,  Other
$222,055  
<F6>Included in Other Expenses: Asset Management fees $423,223, General
and Administrative $493,519, Bad debt expense $394,319, Property Management fees
$179,980, Rental operations, exclusive of depreciation $1,725,621,  Depreciation
$767,716,  Amortization  $177,617  
<F7>Included in Net loss: equity in losses of Local  Limited  Partnerships  
$3,287,444,  minority  interest  in loss of  Local Limited  Partnerships  
$153,280  and loss on  liquidation  of interests in Local
Limited Partnerships $18,251 
</FN>
         

</TABLE>