Nine Months Ended September 30, 1997
                                    ------------------------------------------------------------
                                                                                     Pro Forma
                                    Statement of       Current        Previous      Statement of
                                     Income and       Pro Forma       Pro Forma      Income and
                                      Expenses       Adjustments     Adjustments      Expenses
                                    ------------     -----------    ------------    ------------
Income:
  Rental                             $3,948,800      $(1,268,000)   $  (948,800)      $1,732,000
  Interest                              514,200             (300)        (6,000)         507,900
  Gain on sale of Property              378,100                        (378,100)               0
                                     ----------       -----------   ------------      ----------
                                      4,841,100       (1,268,300)    (1,332,900)       2,239,900
                                     ----------       -----------   ------------      ----------
Expenses:
  Depreciation and amortization         821,100         (244,300)      (217,900)         358,900
  Property operating:
    Affiliates                          206,800          (66,300)       (56,600)          83,900
    Nonaffiliates                       667,100         (253,600)      (136,000)         277,500
  Real estate taxes                     357,900         (140,100)      (107,600)         110,200
  Insurance - Affiliate                  40,700           (7,700)       (15,700)          17,300
  Repairs and maintenance               422,600         (186,600)       (71,000)         165,000
  General and administrative:
    Affiliates                           26,300                                           26,300
    Nonaffiliates                       173,100                                          173,100
                                     ----------       -----------   ------------      ----------
                                      2,715,600         (898,600)      (604,800)       1,212,200
                                     ----------       -----------   ------------      ----------
Income before income from
 participation in joint venture       2,125,500         (369,700)      (728,100)       1,027,700


Income from participation in
 joint venture                          280,500                                          280,500
                                     ----------       -----------   ------------      ----------
Net income                           $2,406,000       $ (369,700)   $  (728,100)      $1,308,200
                                     ==========       ===========   ============      ==========
Net income allocated to
 General Partner                     $  329,400       $   (9,700)   $  (131,300)      $  188,400
                                     ==========       ===========   ============      ==========
Net income allocated to
 Limited Partners                    $2,076,600       $ (360,000)   $  (596,800)      $1,119,800
                                     ==========       ===========   ============      ==========
Net income allocated to Limited
 Partners per Unit (84,886 Units
 outstanding)                        $    24.46       $    (4.24)   $     (7.03)      $    13.19
                                     ==========       ===========   ============      ==========

The accompanying notes are an integral part of the pro forma financial statements