<TABLE> <S> <C>

<ARTICLE>                  5
       
<S>                                                  <C>
<PERIOD-TYPE>                                        3-MOS
<FISCAL-YEAR-END>                                    MAR-31-1999
<PERIOD-END>                                         JUN-30-1998
<CASH>                                               489,655
<SECURITIES>                                         225,512
<RECEIVABLES>                                        106,833<F1>
<ALLOWANCES>                                         000
<INVENTORY>                                          000
<CURRENT-ASSETS>                                     000
<PP&E>                                               15,330,305
<DEPRECIATION>                                       000
<TOTAL-ASSETS>                                       36,013,262<F2>
<CURRENT-LIABILITIES>                                000
<BONDS>                                              000
<COMMON>                                             000
<PREFERRED-MANDATORY>                                000
<PREFERRED>                                          000
<OTHER-SE>                                           22,559,177
<TOTAL-LIABILITY-AND-EQUITY>                         36,013,262<F3>
<SALES>                                              000
<TOTAL-REVENUES>                                     656,397<F4>
<CGS>                                                000
<TOTAL-COSTS>                                        000
<OTHER-EXPENSES>                                     787,933<F5>
<LOSS-PROVISION>                                     000
<INTEREST-EXPENSE>                                   212,791
<INCOME-PRETAX>                                      000
<INCOME-TAX>                                         000
<INCOME-CONTINUING>                                  000
<DISCONTINUED>                                       000
<EXTRAORDINARY>                                      000
<CHANGES>                                            000
<NET-INCOME>                                         (1,190,227)<F6>
<EPS-PRIMARY>                                        (11.78)
<EPS-DILUTED>                                        000
<FN>
<F1>Included in receivables: Accounts receivable of $99,930 and Interest 
receivable of $6,903. <F2>Included in total assets: Prepaid expenses of $14,769,
Tenant security  deposits of $79,562,  Other assets of $144,360,  Investments in
Local Limited  Partnerships of $18,985,202,  Replacement  reserves of $209,490,  
Deferred acquisition fees escrow of $225,000 and Deferred expenses, net of 
$202,574. <F3>Included in Total  Liabilities and Equity:  Accounts  payable to 
affiliates of $1,687,773  Accounts payable and accrued  expenses of  $574,606,  
Interest  payable of $329,824,  Notes  payable, affiliate of $514,968, Security
deposits payable of $78,762, Due to affiliate of $323,046, Deferred acquisition 
fees payable of $225,000,  General partner advances of $200,000,  Mortgage notes
payable of  $8,614,713  and  Minority  interest in Local  Limited Partnerships 
of $905,393.
<F4>Total revenue includes: Rental of $579,906, Investment of $8,606 and Other 
of $67,885. <F5>Included in Other Expenses:  Asset  management fees of $95,938, 
General and  Administrative  of $113,072,  Bad debt of ($26,881),  Property 
management fees of $50,154, Rental operations,  exclusive of depreciation of 
$345,155, Depreciation of $166,192 and Amortization of $44,303.
<F6>Net loss reflects:  Equity in losses of Local Limited  Partnerships of 
$848,022 and minority interest in losses of Local Limited Partnerships of 
$2,122.
</FN>
        

</TABLE>