EXHIBIT 23


                          INDEPENDENT AUDITORS' CONSENT

We consent to the incorporation by reference in the Registration Statement No.
333-5777 on Form S-3 and the related Prospectus, of our report dated June 18,
1996, relating to the audited historical summary of gross income and direct
operating expenses of Maryland Trade Center I and II, for the year ended
December 31, 1995, which report is included in the Trust's Current Report on
Form 8-K/A, Amendment No. 1, dated on July 25, 1996.

STOY, MALONE & COMPANY, P.C.


Bethesda, Maryland
July 25, 1996