<PAGE> 1
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-Q
Quarterly Report Under Section 13 or 15(d) of the Securities Exchange Act of
1934
FOR QUARTER ENDED MARCH 31, 1995
COMMISSION FILE NUMBER 2-82090
REAL ESTATE ASSOCIATES LIMITED VI AND SUBSIDIARIES
A CALIFORNIA LIMITED PARTNERSHIP
I.R.S. EMPLOYER IDENTIFICATION NO. 95-3778627
9090 Wilshire Blvd., Suite 201,
Beverly Hills, CA. 90211
Registrant's Telephone Number,
Including Area Code (310) 278-2191
Securities Registered Pursuant to
Section 12(b) or 12(g) of the Act
NONE
Indicate by check mark whether the registrant (1) has filed all reports
required to be filed with the Commission by Section 13 or 15(d) of the
Securities Exchange Act of 1934 during the preceding twelve months (or for such
shorter period that the registrant was required to file such reports), and (2)
has been subject to such filing requirements for the past 90 days.
Yes X No
---
<PAGE> 2
REAL ESTATE ASSOCIATES LIMITED VI AND SUBSIDIARIES
(A CALIFORNIA LIMITED PARTNERSHIP)
INDEX TO FORM 10-Q
FOR THE QUARTER ENDED MARCH 31, 1995
PART I. FINANCIAL INFORMATION
Item 1. Financial Statements
<TABLE>
<S> <C>
Consolidated Balance Sheets,
March 31, 1995 and December 31, 1994 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Consolidated Statements of Operations,
Three Months Ended, March 31, 1995 and 1994 . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
Consolidated Statement of Partners' Deficiency
Three Months Ended March 31, 1995 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Consolidated Statements of Cash Flows
Three Months Ended March 31, 1995 and 1994 . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
Notes to Consolidated Financial Statements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
Item 2. Management's Analysis and Discussion of Financial
Condition and Results of Operation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
PART II. OTHER INFORMATION
Item 1. Legal Proceedings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
Item 6. Exhibits and Reports on Form 8-K . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
Signatures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
</TABLE>
<PAGE> 3
REAL ESTATE ASSOCIATES LIMITED VI AND SUBSIDIARIES
(A CALIFORNIA LIMITED PARTNERSHIP)
CONSOLIDATED BALANCE SHEETS
MARCH 31, 1995 AND DECEMBER 31, 1994
ASSETS
<TABLE>
<CAPTION>
1995 1994
(Unaudited) (Audited)
----------- -----------
<S> <C> <C>
INVESTMENTS IN AND ADVANCES TO
LIMITED PARTNERSHIPS $ 5,145,924 $ 5,213,864
RENTAL PROPERTY, NET 7,540,901 7,638,829
CASH AND CASH EQUIVALENTS 5,076,526 5,072,944
CASH, RESTRICTED 84,900 84,900
SHORT-TERM INVESTMENTS 125,000 125,000
RECEIVABLES FROM LIMITED PARTNERSHIPS 271,750 257,250
OTHER ASSETS 332,894 332,894
----------- -----------
TOTAL ASSETS $18,577,895 $18,725,681
=========== ===========
LIABILITIES AND PARTNERS' DEFICIENCY
MORTGAGE NOTES PAYABLE $ 9,993,001 $ 9,993,001
NOTES PAYABLE 5,795,000 5,795,000
ACCRUED INTEREST PAYABLE 4,947,190 4,834,545
ACCOUNTS PAYABLE 129,255 106,495
OTHER LIABILITIES 133,119 133,119
----------- -----------
20,997,565 20,862,160
PARTNERS' DEFICIENCY (2,419,670) (2,136,479)
----------- -----------
TOTAL LIABILITIES AND PARTNERS' DEFICIENCY $18,577,895 $18,725,681
=========== ===========
</TABLE>
The accompanying notes are an integral part of these financial statements.
1
<PAGE> 4
REAL ESTATE ASSOCIATES LIMITED VI AND SUBSIDIARIES
(A CALIFORNIA LIMITED PARTNERSHIP)
CONSOLIDATED STATEMENTS OF OPERATIONS
THREE MONTHS ENDED MARCH 31, 1995 AND 1994
(Unaudited)
<TABLE>
<CAPTION>
Three months Three months
ended ended
March 31, 1995 March 31, 1994
-------------- --------------
<S> <C> <C>
RENTAL OPERATIONS
Revenues $ 678,959 $ 706,021
---------- ----------
Expenses:
Operating expenses 387,124 368,454
Depreciation and amortization 97,928 94,744
Interest expense 254,370 255,026
---------- ----------
739,422 718,224
---------- ----------
Loss From Rental Operations (60,463) (12,203)
---------- ----------
PARTNERSHIP OPERATIONS
Interest income 31,186 99,884
Equity in income of limited partnerships and
amortization of acquisition costs 93,000 29,000
Distributions recognized as income - 334,819
---------- ----------
124,186 463,703
---------- ----------
Management fees 133,873 156,030
Interest expense 129,913 129,913
General and administrative 83,128 80,245
---------- ----------
346,914 366,188
---------- ----------
(Loss) income from Partnership Operations (222,728) 97,515
---------- ----------
NET (LOSS) INCOME $ (283,191) $ 85,312
========== ==========
</TABLE>
The accompanying notes are an integral part of these financial statements.
2
<PAGE> 5
REAL ESTATE ASSOCIATES LIMITED VI AND SUBSIDIARIES
(A CALIFORNIA LIMITED PARTNERSHIP)
CONSOLIDATED STATEMENT OF PARTNERS' DEFICIENCY
THREE MONTHS ENDED MARCH 31, 1995
(Unaudited)
<TABLE>
<CAPTION>
General Limited
Partners Partners Total
------------ ------------ ------------
<S> <C> <C> <C>
PARTNERS' DEFICIENCY
at January 1, 1995 $(372,554) $(1,763,925) $(2,136,479)
Net loss for the three months
ended March 31, 1995 (2,832) (280,359) (283,191)
--------- ----------- -----------
PARTNERS' DEFICIENCY
at March 31, 1995 $(375,386) $(2,044,284) $(2,419,670)
========= =========== ===========
</TABLE>
The accompanying notes are an integral part of these financial statements.
3
<PAGE> 6
REAL ESTATE ASSOCIATES LIMITED VI AND SUBSIDIARIES
(A CALIFORNIA LIMITED PARTNERSHIP)
CONSOLIDATED STATEMENTS OF CASH FLOWS
THREE MONTHS ENDED MARCH 31, 1995 AND 1994
(Unaudited)
<TABLE>
<CAPTION>
1995 1994
------------ ------------
<S> <C> <C>
CASH FLOWS FROM OPERATING ACTIVITIES:
Net (loss) income $ (283,191) $ 85,312
Adjustments to reconcile net loss to net cash
provided by (used in) operating activities:
Equity in (income) loss of limited partnerships (93,000) (29,000)
Depreciation and amortization 97,928 94,744
Increase in receivables from limited partnerships (14,500) -
Decrease in other assets - 87,500
Increase (decrease) in:
Accrued interest payable 112,645 54,554
Accounts payable 22,760 16,499
---------- ----------
Net cash (used in) provided by operating activities (157,358) 309,609
---------- ----------
CASH FLOWS PROVIDED BY (USED IN) INVESTING ACTIVITIES:
Distributions from limited partnerships
recognized as a return of capital 160,940 158,122
---------- ----------
NET INCREASE IN CASH AND CASH EQUIVALENTS 3,582 467,731
CASH AND CASH EQUIVALENTS, beginning of period 5,072,944 5,010,767
---------- ----------
CASH AND CASH EQUIVALENTS, end of period $5,076,526 $5,478,498
========== ==========
</TABLE>
The accompanying notes are an integral part of these financial statements.
4
<PAGE> 7
REAL ESTATE ASSOCIATES LIMITED VI AND SUBSIDIARIES
(A CALIFORNIA LIMITED PARTNERSHIP)
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
MARCH 31, 1995
NOTE 1 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
GENERAL
The information as of December 31, 1994 and the following notes to the
financial statements are condensed from that which would appear in the
audited annual financial statements; accordingly, the financial
statements included herein should be reviewed in conjunction with the
financial statements and related notes thereto contained in the Annual
Report for the year ended December 31, 1994 prepared by Real Estate
Associates Limited VI and Subsidiaries (the "Partnership"). National
Partnership Investments Corp. ("NAPICO") is the corporate general
partner of the Partnership. Accounting measurements at interim dates
inherently involve greater reliance on estimates than at year end.
The results of operations for the interim periods presented are not
necessarily indicative of the results for the entire year.
In the opinion of the Partnership, the accompanying unaudited
financial statements contain all adjustments (consisting primarily of
normal recurring accruals) necessary to present fairly the financial
position of the Partnership at March 31, 1995 and the results of
operations and changes in cash flows for the three months then ended.
PRINCIPLES OF CONSOLIDATION
The consolidated financial statements include the accounts of Real
Estate Associates Limited VI and its majority-owned general
partnerships. All significant intercompany accounts and transactions
have been eliminated in consolidation.
METHOD OF ACCOUNTING FOR INVESTMENT IN THE UNCONSOLIDATED LIMITED
PARTNERSHIPS
The investments in unconsolidated limited partnerships are accounted
for on the equity method. Acquisition, selection and other costs
related to the acquisition of the projects are capitalized as part of
the investment account.
CASH AND CASH EQUIVALENTS
Cash and cash equivalents consist of unrestricted cash and bank
certificates of deposit with maturities of three months or less.
Restricted cash consist of tenants' security and escrow deposits and
mortgage impounds.
INCOME TAXES
No provision has been made for income taxes in the accompanying
financial statements since such taxes, if any, are the liability of
the individual partners.
5
<PAGE> 8
REAL ESTATE ASSOCIATES LIMITED VI AND SUBSIDIARIES
(A CALIFORNIA LIMITED PARTNERSHIP)
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
MARCH 31, 1995
NOTE 1 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (CONTINUED)
RENTAL PROPERTY AND DEPRECIATION
Rental property is stated at cost. Depreciation is provided on the
straight-line and accelerated methods over the estimated useful lives
of the buildings and equipment. Pursuant to a purchase agreement in
which the Partnership acquired its interest from withdrawing general
partners, certain rental property was revalued to reflect the purchase
price.
Substantially all of the apartment units are leased on a
month-to-month basis.
NOTE 2 - INVESTMENTS IN LIMITED PARTNERSHIPS
The Partnership holds limited partnership interests in 29 limited
partnerships as of March 31, 1995, and general partner interests in an
additional two general partnerships. In addition, REAL VI holds a
general partner interest in Real Estate Associates III ("REA III"), a
California general partnership. NAPICO is also a general partner in
REA III. REA III, in turn, holds a general partner interest in one
local general partnership and limited partner interests in seven local
limited partnerships. In total, therefore, the Partnership holds
interests, either directly or indirectly with REA III, in 36 local
partnerships which own residential rental projects consisting of 3,063
apartment units. The mortgage loans of these projects are insured by
various governmental agencies.
The Partnership, as a limited partner, is entitled to between 90
percent and 99 percent of the profits and losses of the limited
partnerships it has invested in directly. The Partnership is also
entitled to 99.9 percent of the profits and losses of REA III. REA
III holds a 99 percent interest in each of the limited partnerships in
which it has invested.
As of March 31, 1995, the Partnership is obligated, if certain
conditions are met, to invest an additional $90,500 in its investee
partnerships at various times in the future. This amount has not been
recorded as a liability in the accompanying financial statements.
In 1993, a limited partnership (Lincoln Mariner's Associates Limited)
entered into a Loan Agreement with the City of San Diego to issue of
new Mortgage Revenue Funding Bonds to refinance the mortgage and
refund the bonds. The Partnership and N.C. Lincoln Company (an
affiliate of the general partner of Lincoln Mariner's Associates
Limited) each loaned Lincoln Mariner's Associates Limited $382,500, to
pay the costs and expenses in connection with the refunding and
refinancing. These loans bear interest at 12 percent per annum and
will be fully amortized and paid by September 1, 1995.
6
<PAGE> 9
REAL ESTATE ASSOCIATES LIMITED VI AND SUBSIDIARIES
(A CALIFORNIA LIMITED PARTNERSHIP)
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
MARCH 31, 1995
NOTE 2 - INVESTMENTS IN LIMITED PARTNERSHIP (CONTINUED)
Equity in losses of unconsolidated limited partnerships is recognized
in the financial statements until the limited partnership investment
account is reduced to a zero balance or to a negative amount equal to
further capital contributions required. Losses incurred after the
limited partnership investment account is reduced to zero are not
recognized.
Distributions from the unconsolidated limited partnerships are
accounted for as a return of capital until the investment balance is
reduced to zero. Subsequent distributions received are recognized as
income.
The following is a summary of the investment in unconsolidated limited
partnerships as of March 31, 1995:
<TABLE>
<S> <C>
Balance, beginning of period $5,213,864
Equity in income of limited partnerships 93,000
Cash distributions recognized as a return of capital (160,940)
----------
Balance, end of period $5,145,924
==========
</TABLE>
Selected unaudited operating information of the unconsolidated limited
partnerships in which the Partnership has invested has been estimated
as follows:
<TABLE>
<CAPTION>
Three months Three months
ended ended
March 31, 1995 March 31, 1994
-------------- --------------
<S> <C> <C>
Income:
Rental and other $5,165,000 $5,091,000
---------- ----------
Expenses:
Depreciation 880,000 892,000
Interest 1,488,000 1,718,000
Operating expenses 3,206,000 2,967,000
---------- ----------
Total expenses 5,574,000 5,577,000
---------- ----------
Net loss $ (409,000) $ (486,000)
========== ==========
</TABLE>
7
<PAGE> 10
REAL ESTATE ASSOCIATES LIMITED VI AND SUBSIDIARIES
(A CALIFORNIA LIMITED PARTNERSHIP)
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
MARCH 31, 1995
NOTE 3 - NOTES PAYABLE
Certain of the Partnership's investments involved purchases of
partnership interests from partners who subsequently withdrew from the
operating partnership. The purchase of these interests provides for
additional cash payments of approximately $325,000 based upon
specified events as outlined in the purchase agreements. Such amounts
have been recorded as liabilities. In addition, the Partnership is
obligated on non-recourse notes payable of $5,470,000 which bear
interest at 9.5 percent and have principal maturities ranging from
December 1996 to December 2012. The notes and related interest are
payable from cash flow generated from operations of the related rented
properties as defined in the notes. These obligations are
collateralized by the Partnership's investments in the limited
partnerships. Unpaid interest is due at maturity of the notes.
NOTE 4 - MORTGAGE NOTES PAYABLE
The mortgage notes have rates of 9.5 percent per annum with principal
and interest payments due monthly. The notes have maturity dates
ranging from September 1996 to January 1997.
These notes are collateralized by the underlying rental properties.
NOTE 5 - MANAGEMENT FEES AND EXPENSES DUE TO GENERAL PARTNER
Under the terms of the Restated Certificate and Agreement of Limited
Partnership, the Partnership is obligated to the corporate general
partner for an annual management fee of approximately .5 percent of
the original invested assets of the limited partnerships. Invested
assets are defined as the costs of acquiring project interests,
including the proportionate amount of the mortgage loans related to
the Partnership's interests in the capital accounts of the respective
partnerships. This fee was approximately $134,000 and $156,000 for
the three months ended March 31, 1995 and 1994, respectively.
The Partnership reimburses NAPICO for certain expenses. In 1995, the
reimbursement to NAPICO of $10,933 has been paid and included in the
Partnership's operating expenses.
NOTE 6 - CONTINGENCIES
The corporate general partner of the Partnership is a plaintiff in
various lawsuits and has also been a defendant in other lawsuits
arising from transactions in the ordinary course of business. In the
opinion of management and the corporate general partner, the claims
will not result in any material liability to the Partnership.
8
<PAGE> 11
REAL ESTATE ASSOCIATES LIMITED VI AND SUBSIDIARIES
(A CALIFORNIA LIMITED PARTNERSHIP)
MARCH 31, 1995
ITEM 2. MANAGEMENT'S ANALYSIS AND DISCUSSION OF FINANCIAL
CONDITION AND RESULTS OF OPERATIONS
LIQUIDITY AND CAPITAL RESOURCES
The Partnership's primary source of funds include interest income on
short term investments and distributions from limited partnerships in
which the Partnership has invested. It is not expected that any of
the local limited partnerships in which the Partnership has invested
will generate cash flow sufficient to provide for distributions to
limited partners in any material amount.
The Partnership has committed as of March 31, 1995 to investments
requiring additional capital contributions of $90,500. The
Partnership normally makes its capital contributions to the local
limited partnerships in stages, over a period of two to five years,
with each contribution due on a specified date, provided that certain
conditions regarding construction or operation of the project have
been fulfilled. The Partnership has no significant commitments once
the capital contributions have been made. The Partnership has no
commitments regarding additional capital expenditures to the general
partnerships which have been consolidated.
There are no expectations that the Partnership will require the use of
outside financing to finance any of its current or long term
obligations.
RESULTS OF OPERATIONS
The Partnership was formed to provide various benefits to its partners
as discussed in Item 1 in the annual 10-K report. It is anticipated
that the local partnerships in which REAL VI has invested could
produce tax losses for as long as 20 years. The Partnership will seek
to defer limited partner income taxes from capital gains by not
selling any projects or project interests within 10 years, except to
qualified tenant cooperatives, or when proceeds of the sale would
supply sufficient cash to distribute to limited partners to enable the
partners to pay applicable taxes.
Tax benefits will decline over time as the advantages of accelerated
depreciation are greatest in the earlier years, as deductions for
interest expense decrease as mortgage principal is amortized, and as
the Tax Reform Act of 1986 limits the deductions available.
Rental revenues and expenses incurred to operate the rental properties
are consistent with the prior year.
The Partnership accounts for its investments in the local limited
partnerships on the equity method, thereby adjusting its investment
balance by its proportionate share of the income or loss of the local
limited partnerships.
9
<PAGE> 12
REAL ESTATE ASSOCIATES LIMITED VI AND SUBSIDIARIES
(A CALIFORNIA LIMITED PARTNERSHIP)
MARCH 31, 1995
ITEM 2. MANAGEMENT'S ANALYSIS AND DISCUSSION OF FINANCIAL
CONDITION AND RESULTS OF OPERATIONS
RESULTS OF OPERATIONS (CONTINUED)
Distributions received from limited partnerships are recognized as
return of capital until the investment balance has been reduced to
zero or to a negative amount equal to future capital contributions
required. Subsequent distributions received are recognized as income.
The difference between showing a loss for the first quarter, 1995 and
showing income for same period in 1994 is because no cash distribution
was received in 1995 but a cash distribution received and recognized
as income in 1994 from a limited partnership who had positive cash
flow in 1993 due to refinancing its mortgage.
Except for certificates of deposit and money market funds, the
Partnership's investments are entirely from interests in other limited
and general partnerships owning government assisted projects. Funds
temporarily not required for such investments in projects are invested
providing interest income as reflected in the statement of operations.
These funds can be converted to cash to meet obligations as they
arise. The Partnership intends to continue investing available funds
in this manner.
The annual management fee, a recurring partnership expense, is payable
to the corporate general partner of the Partnership and is calculated
as a percentage of the Partnership's invested assets. The fee is
payable beginning with the month following the Partnership's initial
investment in a local partnership.
Partnership operating expenses exclusive of management fees consist
substantially of professional fees for services rendered to the
Partnership and recurring general and administrative expenses. Such
expenses are consistent with the prior year.
10
<PAGE> 13
REAL ESTATE ASSOCIATES LIMITED VI AND SUBSIDIARIES
(A CALIFORNIA LIMITED PARTNERSHIP)
MARCH 31, 1995
ITEM 2. MANAGEMENT'S ANALYSIS AND DISCUSSION OF FINANCIAL
CONDITION AND RESULTS OF OPERATIONS
RESULTS OF OPERATIONS (CONTINUED)
The Partnership, as a limited or general partner in the local
partnerships in which it has invested, is subject to the risks
incident to the construction, management, and ownership of improved
real estate. The Partnership investments are also subject to adverse
general economic conditions and accordingly, the status of the
national economy, including substantial unemployment and concurrent
inflation, could increase vacancy levels, rental payment defaults, and
operating expenses, which in turn, could substantially increase the
risk of operating losses for the projects.
11
<PAGE> 14
REAL ESTATE ASSOCIATES LIMITED VI AND SUBSIDIARIES
(A CALIFORNIA LIMITED PARTNERSHIP)
MARCH 31, 1995
PART II. OTHER INFORMATION
ITEM 1. LEGAL PROCEEDINGS
The corporate general partner is a plaintiff or defendant in several suits,
including the following related to REAL VI as of March 31, 1995.
Rhonda Harris v. HAPI Management Inc., The Carlton Arms Venture, Rosewood
Apartments Corporation and Real Estate Associated Limited VI, Case No.
CI90-7512, Circuit Court, 9th Judicial Circuit, Orange County, Florida. The
Plaintiff is an acquaintance of a tenant. Plaintiff alleges that on August 13,
1990, while descending the outside wooden staircase one of the steps broke
causing Plaintiff to fall down the remainder of the stairs. While the property
has been foreclosed on, however the incident occurred prior to the foreclosure
so this matter was turned over to the Partnership's insurer, Scottsdale
Insurance Company. The Plaintiff is now alleging that she is experiencing
seizures as a result of the fall. Currently no dollar amount has been demanded
by the Plaintiff and no medical report or supporting evidence validating this
claim has been submitted. Answers to Interrogatories and Production of
Documents have been submitted to the opposing counsel. In the opinion of
management, there is no material exposure to NAPICO or the Partnership.
Rosa Cunningham v. Drexel Park Apartments, Drexel Park Limited Partnership and
(NAPICO), Case No. C-94-12276 OT, Circuit Court of Maryland, Anne Arundel
County, Maryland. On May 2, 1994, the Plaintiff filed a lawsuit. Plaintiff
alleges that on December 22, 1992, while exiting her apartment building, she
slipped and fell on ice and/or snow. As a result of the fall, the Plaintiff
sustained severe personal injuries both temporary and permanent. This matter
has been sent to the Partnership's insurer and is not expected to result in any
material exposure to NAPICO or the Partnership.
ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K
(a) No exhibits are required per the provision of item 7 of
regulation S-K.
12
<PAGE> 15
REAL ESTATE ASSOCIATES LIMITED VI AND SUBSIDIARIES
(A LIMITED PARTNERSHIP)
MARCH 31, 1995
SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the
Registrant has duly caused this report to be signed on its behalf by the
undersigned thereunto duly authorized.
REAL ESTATE ASSOCIATES LIMITED VI AND
SUBSIDIARIES (a California limited partnership)
By: National Partnership Investments
Corp., General Partner
Date: 5/17/95
-----------------------------------------
By: /s/ BRUCE E. NELSON
------------------------------------------
Bruce E. Nelson
President
Date: 5/17/95
-----------------------------------------
By: /s/ SHAWN HORWITZ
------------------------------------------
Shawn Horwitz
Executive Vice President and
Chief Financial Officer
13
<TABLE> <S> <C>
<ARTICLE> 5
<LEGEND>
THIS SCHEDULE CONTAINS SUMMARY FINANCIAL INFORMATION EXTRACTED FROM THE
PARTNERSHIP'S STATEMENTS OF EARNINGS AND BALANCE SHEETS AND IS QUALIFIED IN ITS
ENTIRETY BY REFERENCE TO SUCH FINANCIAL STATEMENTS.
</LEGEND>
<S> <C>
<PERIOD-TYPE> 3-MOS
<FISCAL-YEAR-END> DEC-31-1995
<PERIOD-START> JAN-01-1995
<PERIOD-END> MAR-31-1995
<CASH> 5,076,526
<SECURITIES> 0
<RECEIVABLES> 271,750
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 5,286,426
<PP&E> 11,942,849
<DEPRECIATION> 4,500,784
<TOTAL-ASSETS> 18,577,895
<CURRENT-LIABILITIES> 129,255
<BONDS> 0
<COMMON> 0
0
0
<OTHER-SE> (2,419,670)
<TOTAL-LIABILITY-AND-EQUITY> 18,577,895
<SALES> 0
<TOTAL-REVENUES> 803,145
<CGS> 0
<TOTAL-COSTS> 0
<OTHER-EXPENSES> 702,053
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 384,283
<INCOME-PRETAX> 0
<INCOME-TAX> 0
<INCOME-CONTINUING> 0
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> (283,191)
<EPS-PRIMARY> 0
<EPS-DILUTED> 0
</TABLE>
