<TABLE> <S> <C>

<ARTICLE>                  5

<S>                                                  <C>
<PERIOD-TYPE>                                        12-MOS
<FISCAL-YEAR-END>                                    MAR-31-1999
<PERIOD-END>                                         MAR-31-1999
<CASH>                                               225,822
<SECURITIES>                                         1,935,991
<RECEIVABLES>                                        000
<ALLOWANCES>                                         000
<INVENTORY>                                          000
<CURRENT-ASSETS>                                     000
<PP&E>                                               1,099,860
<DEPRECIATION>                                       000
<TOTAL-ASSETS>                                       4,913,505<F1>
<CURRENT-LIABILITIES>                                000
<BONDS>                                              1,210,000
<COMMON>                                             000
<PREFERRED-MANDATORY>                                000
<PREFERRED>                                          000
<OTHER-SE>                                           3,501,574
<TOTAL-LIABILITY-AND-EQUITY>                         4,913,505<F2>
<SALES>                                              000
<TOTAL-REVENUES>                                     465,783<F3>
<CGS>                                                000
<TOTAL-COSTS>                                        000
<OTHER-EXPENSES>                                     578,128<F4>
<LOSS-PROVISION>                                     000
<INTEREST-EXPENSE>                                   118,185
<INCOME-PRETAX>                                      000
<INCOME-TAX>                                         000
<INCOME-CONTINUING>                                  000
<DISCONTINUED>                                       000
<EXTRAORDINARY>                                      000
<CHANGES>                                            000
<NET-INCOME>                                        (542,258)<F5>
<EPS-BASIC>                                        (10.74)
<EPS-DILUTED>                                         000
<FN>
<F1>Included in Total assets is $4,040 of Tenant security  deposits,  $1,436,677
of Investments  in Local Limited  Partnerships,  $6,719 of  Replacement  reserve
escrow, $9,543 of Mortgagee escrow deposits, $122,093 in Bond trusts, $41,921 of
Deferred charges,  net, Accounts receivable,  net of $2,601 and $28,238 of Other
assets.<F2>Included  in Total  liability  and equity is  $58,321  of  Minority
interest in Local Limited Partnership,  Accounts payable and accrued expenses of
$43,860,  Accounts payable to affiliates of $25,799, Accrued interest of $68,819
and Tenant  security  deposits  payable of $5,132.  <F3>Total  revenue  includes
$129,760 of Investment revenue,  net, $224,199 of Rental revenue and $111,824 of
Other  revenue.  <F4>Included  in Other  expenses  is $32,626  of  Amortization,
$400,926 of General and  administrative  expenses,  $44,682 of Depreciation  and
$99,894 of Rental  operations.  <F5>Net loss reflects  Equity in losses of Local
Limited Partnerships of $311,996 and Minority interest of $268.
</FN>


</TABLE>