<TABLE> <S> <C>

<ARTICLE>                    5
<LEGEND>
THIS SCHEDULE CONTAINS SUMMARY FINANCIAL  INFORMATION EXTRACTED FROM THE BALANCE
SHEET AS OF MARCH 31,  1998 AND THE  STATEMENT  OF INCOME  FOR THE THREE  MONTHS
ENDED MARCH 31, 1998 AND IS  QUALIFIED  IN ITS  ENTIRETY  BY  REFERENCE  TO SUCH
FINANCIAL STATEMENTS.
</LEGEND>
<CIK>                        820806
<NAME>                       PARTICIPATING INCOME PROPERTIES II, L.P.
<MULTIPLIER>                 1
<CURRENCY>                   U.S. DOLLARS
       
<S>                                   <C>
<PERIOD-TYPE>                         3-MOS
<FISCAL-YEAR-END>                                                                           DEC-31-1998
<PERIOD-START>                                                                              JAN-01-1998
<PERIOD-END>                                                                                MAR-31-1998
<EXCHANGE-RATE>                                                                                       1
<CASH>                                                                                        3,974,080
<SECURITIES>                                                                                          0
<RECEIVABLES>                                                                                   187,300
<ALLOWANCES>                                                                                          0
<INVENTORY>                                                                                           0
<CURRENT-ASSETS>                                                                                      0
<PP&E>                                                                                       69,547,068
<DEPRECIATION>                                                                               21,428,178
<TOTAL-ASSETS>                                                                               52,280,270
<CURRENT-LIABILITIES>                                                                                 0
<BONDS>                                                                                               0
<PREFERRED-MANDATORY>                                                                                 0
<PREFERRED>                                                                                           0
<COMMON>                                                                                              0
<OTHER-SE>                                                                                   49,570,395
<TOTAL-LIABILITY-AND-EQUITY>                                                                 52,280,270
<SALES>                                                                                               0
<TOTAL-REVENUES>                                                                              2,476,341
<CGS>                                                                                                 0
<TOTAL-COSTS>                                                                                   887,214
<OTHER-EXPENSES>                                                                                      0
<LOSS-PROVISION>                                                                                      0
<INTEREST-EXPENSE>                                                                                    0
<INCOME-PRETAX>                                                                               1,589,127
<INCOME-TAX>                                                                                          0
<INCOME-CONTINUING>                                                                           1,589,127
<DISCONTINUED>                                                                                        0
<EXTRAORDINARY>                                                                                       0
<CHANGES>                                                                                             0
<NET-INCOME>                                                                                  1,589,127
<EPS-PRIMARY>                                                                                     18.99
<EPS-DILUTED>                                                                                         0
        

</TABLE>