<TABLE> <S> <C>

<ARTICLE>                  5
       
<S>                                                  <C>
<PERIOD-TYPE>                                        9-MOS
<FISCAL-YEAR-END>                                    MAR-31-1999
<PERIOD-END>                                         DEC-31-1998
<CASH>                                               536,706
<SECURITIES>                                         2,751,525
<RECEIVABLES>                                        000
<ALLOWANCES>                                         000
<INVENTORY>                                          000
<CURRENT-ASSETS>                                     000
<PP&E>                                               775,205
<DEPRECIATION>                                       000
<TOTAL-ASSETS>                                       25,782,026<F1>
<CURRENT-LIABILITIES>                                000
<BONDS>                                              000
<COMMON>                                             000
<PREFERRED-MANDATORY>                                000
<PREFERRED>                                          000
<OTHER-SE>                                           24,660,830
<TOTAL-LIABILITY-AND-EQUITY>                         25,782,026<F2>
<SALES>                                              000
<TOTAL-REVENUES>                                     295,278<F3>
<CGS>                                                000
<TOTAL-COSTS>                                        000
<OTHER-EXPENSES>                                     603,396<F4>
<LOSS-PROVISION>                                     000
<INTEREST-EXPENSE>                                   54,794
<INCOME-PRETAX>                                      000
<INCOME-TAX>                                         000
<INCOME-CONTINUING>                                  000
<DISCONTINUED>                                       000
<EXTRAORDINARY>                                      000
<CHANGES>                                            000
<NET-INCOME>                                         (3,138,394)<F5>
<EPS-PRIMARY>                                        (45.08)
<EPS-DILUTED>                                        000
<FN>
<F1>Included  in Total assets is  Mortgagee  escrow  deposits of $3,596,  Tenant
security deposit escrow of $3,532, Net Investments in Local Limited Partnerships
of $21,668,955,  Replacement reserve escrow of $4,207,  Accounts Receivable $14,
and Other  assets of  $38,286  <F2>Included  in Total  liability  and  equity is
Accounts payable to affiliates of $69,912, Accounts payable and accrued expenses
of $55,167,  Mortgage note payable of $707,165, Tenant security deposits payable
of $3,532,  Deferred revenue of $145,125 and Minority  interest in Local Limited
Partnership  of  $140,295.   <F3>Total   revenue  includes  Rental  of  $88,203,
Investment of $118,955 and Other of $88,120.  <F4>Included  in Other expenses is
General and  administrative  of  $343,564,  Asset  management  fees of $181,668,
Rental operations, exclusive of depreciation of $28,501, Depreciation of $31,767
and Amortization of $17,896 <F5>Net loss includes Minority interest in losses of
Local  Limited  Partnership  of $259 and  Equity  in  losses  of  Local  Limited
Partnerships of $(2,775,741)
</FN>         
</TABLE>