FORM 10-Q
                      SECURITIES AND EXCHANGE COMMISSION
                           Washington, D.C.  20549

(Mark One)
[x]  QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE
SECURITIES EXCHANGE ACT OF 1934
     For the quarterly period ended  June 30, 2000
                                     ------------------
                                              or
[ ]  TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE
SECURITIES EXCHANGE ACT OF 1934
     For the transition period from           to
                                    ---------    ---------

Commission file number    0-17696


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         AMERICAN AFFORDABLE HOUSING II LIMITED PARTNERSHIP
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------
       (Exact name of registrant as specified in its charter)

       Massachusetts
04-2992309
--------------------------------
-----------------------
 (State or other jurisdiction of                       (I.R.S.
Employer
incorporation or organization)
Identification No.)

One Boston, Place, Suite 2100, Boston Massachusetts
02108-4406
---------------------------------------------------
----------------
   (Address of principal executive offices)               (Zip
Code)

Registrant's telephone number, including area code   (617)
624-8900

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------
(Former name, former address and former fiscal year, if changed
since last
report)

     Indicate by check mark whether the registrant (1) has filed
all
reports required to be filed by Section 13 or 15(d) of the
Securities
Exchange Act of 1934 during the preceding 12 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
                                ------           ------

          AMERICAN AFFORDABLE HOUSING II LIMITED PARTNERSHIP
          --------------------------------------------------
                      QUARTERLY REPORT ON FORM 10-Q
                FOR THE QUARTER ENDED JUNE 30, 2000
               ------------------------------------------


                              TABLE OF CONTENTS
                              -----------------



 PART I - FINANCIAL INFORMATION

   Item 1.  Financial Statements

            Balance Sheets
            Statements of Operations
            Statement of Changes in Partners' Capital
            Statements of Cash Flows
            Notes to Financial Statements

   Item 2.  Management's Discussion and Analysis of
            Financial Condition and Results
            of Operations



 PART II - OTHER INFORMATION

   Item 6.  Exhibits and Reports on Form 8-K

            Signatures

           American Affordable Housing II Limited Partnership

                                BALANCE SHEETS

                                    ASSETS

                                             June 30,    March
31,                                                      2000
2000
                                             (Unaudited)
(Audited)
                                             -----------
----------

INVESTMENTS IN OPERATING
   PARTNERSHIPS (note D)                     $2,097,975
$2,169,618

OTHER ASSETS
   Cash and cash equivalents                     20,197
12,021
   Notes receivable                              40,000
40,000
   Other assets                                   8,849
8,849
                                              ---------        --
-------

                                             $2,167,021
$2,230,488
                                              =========
=========     .

                                 LIABILITIES

Accounts payable affiliates                  $5,063,033
$4,949,165
Accounts payable                                      -
-
                                              ---------        -
--------
                                              5,063,033
4,949,165
                                              ---------        -
--------

PARTNERS' CAPITAL
   Limited Partners
     Units of limited partnership
     interest, $1,000 stated value per
     unit; issued and outstanding,
     26,501 units (note A)                   (2,637,146)
(2,461,584)

   General Partners                            (258,866)
(257,093)
                                              ---------        --
-------
                                             (2,896,012)
(2,718,677)
                                              ---------        --
-------

                                             $2,167,021
$2,230,488
                                              =========
=========



     The accompanying notes are an integral part of these
statements.

                                       1

              American Affordable Housing II Limited Partnership

                           STATEMENTS OF OPERATIONS

                         Three Months Ended June 30,

                                 (Unaudited)

                                                  2000
1999
Income                                            ----
----
  Interest income                             $      62     $
51
  Other income                                    4,079
3,846
                                                 ------
------

                                                  4,141
3,897
                                                 ------
------

Share of loss from Operating
  Partnerships (note D)                         (70,363)
(62,067)
                                                 ------
------

Expenses
  Professional fees                              10,578
-
  General and administrative expenses             5,785
7,396
  Asset management fees (note C)                 94,750
98,178
                                                -------
-------

                                                111,113
105,574
                                                -------
-------

  NET LOSS                                    $(177,335)
$(163,744)
                                               ========
========

Net loss allocated to general partners        $( 1,773)   $
(1,637)
                                               ========
========

Net loss allocated to limited partners        $(175,562)
$(162,107)
                                               ========
========

Net loss per unit of limited
  partnership interest                        $     (7)   $
(6)
                                               ========
========





       The accompanying notes are an integral part of these
statements.


                                       2
           American Affordable Housing II Limited Partnership

                  STATEMENT OF CHANGES IN PARTNERS' CAPITAL

                       Three Months Ended June 30, 2000

                                 (Unaudited)



                                Limited        General
                                Partners       Partners
Total
                                --------       --------
-----


Partners' capital (deficit),
    April 1, 2000            $(2,461,584)    $(257,093)
$(2,718,677)


Net loss                        (175,562)       (1,773)
(177,335)
                               ---------      --------    -------
---


Partners' capital (deficit),
June 30, 2000                $(2,637,146)    $(258,866)
$(2,896,012)
                               =========       =======
=========



















       The accompanying notes are an integral part of these
statements.

                                        3

              American Affordable Housing II Limited Partnership

                           STATEMENTS OF CASH FLOWS

                   Three Months Ended June 30,

                                 (Unaudited)

                                               2000         1999
                                               ----         ----
Cash flows from operating activities:
    Net loss                               $(177,335)
$(163,744)
    Adjustments
       Cash flow from Operating
         Partnerships                          1,280        1,280
       Share of loss of Operating
         Partnerships                         70,363       62,067
    Changes in assets and liabilities
       Decrease (Increase) in other
         assets                                    -           -
       Increase in accounts payable
         and accrued expenses                113,868      108,769
                                             -------     -------

         Net cash provided by (used in)
           operating activities                8,176        8,372
                                             -------     -------


         INCREASE (DECREASE) IN CASH           8,176        8,372

Cash and cash equivalents, beginning          12,021        9,857
                                             -------     -------

Cash and cash equivalents, ending           $ 20,197    $  18,229
                                              ======      =======





       The accompanying notes are an integral part of these
statements.

                                        4
                American Affordable Housing II Limited
Partnership

                        NOTES TO FINANCIAL STATEMENTS
                           June 30, 2000
                              (Unaudited)

NOTE A - ORGANIZATION
       American Affordable Housing II Limited Partnership
("Partnership") was formed under the laws of The Commonwealth of
Massachusetts on May 13, 1987, for the purpose of acquiring,
holding, and
disposing of limited partnership interests in operating
partnerships
which were to acquire, develop, rehabilitate, operate and own
newly
constructed, existing or rehabilitated low-income apartment
complexes.
The general partners of the Partnership are Boston Capital
Associates
Limited Partnership and C&M Associates d/b/a Boston Capital
Associates.

       Pursuant to the Securities Act of 1933, the Partnership
filed a
Form S-11 Registration Statement with the Securities and Exchange
Commission, effective September 21, 1987, which covered the
offering (the
"Public Offering") of the Partnership's units of limited partner
interest, as well as the units of limited partner interest
offered by
American Affordable Housing I, III, IV, and V Limited
Partnerships
(together with the Partnership, the "Partnerships").  The
Partnerships
registered 50,000 units of limited partner interest at $1,000
each unit
for sale to the public.  The Partnership sold 26,501 units of
limited
partner interest, representing $26,501,000 of capital
contributions.

NOTE B - ACCOUNTING AND FINANCIAL REPORTING POLICIES

       The condensed financial statements included herein as of
June 30, 2000 and for the three months then ended have been
prepared by the
Registrant, without audit, pursuant to the rules and regulations
of the
Securities and Exchange Commission.  The Registrant's accounting
and financial reporting policies are in conformity with generally
accepted accounting principles and include adjustments in interim
periods considered necessary for a fair presentation of the
results of operations.  All such adjustments are of a normal
recurring nature.  Certain information and footnote disclosures
normally included in financial statements prepared in accordance
with generally accepted accounting principles have been condensed
or omitted pursuant to such rules and regulations.  It is
suggested that these condensed financial statements be read in
conjunction with the financial statements and the notes thereto
included in the Registrant's Annual Report Statement on Form
10-K.

       The accompanying financial statements reflect the
Partnership's
results of operations for an interim period and are not
necessarily
indicative of the results of operations for the fiscal year
ending
March 31, 2001.

                                       5
             American Affordable Housing II Limited Partnership
                 NOTES TO FINANCIAL STATEMENTS - CONTINUED
                              June 30, 2000
                                 (Unaudited)

NOTE C - RELATED PARTY TRANSACTIONS

       An annual asset management fee based on 0.5 percent of the
aggregate
cost of all apartment complexes owned by the Operating
Partnerships, has been
accrued as payable to Boston Capital Asset Management Limited
Partnership.  The annual asset management fee accrued for the
quarters ended June 30, 2000 and 1999 was $105,568 for both
years.

       Affiliates of the General Partner have advanced $230,584
to the
Partnership to pay certain operating expenses of the Partnership,
and make advances and/or loans to Operating Partnerships.  This
and any additional advances will be paid, without interest, from
available cash flow or the proceeds of sales or refinancing of
the Partnership's interests in Operating Partnerships.

      The Partnership has also accrued certain affiliate
administrative expenses, including but not limited to travel,
printing, salaries, postage, and overhead allocations, totaling
$15,230.


NOTE D - INVESTMENTS IN OPERATING PARTNERSHIPS

       At June 30, 2000 and 1999, the Partnership had limited
partnership equity interests in forty nine and fifty Operating
Partnerships, respectively, each of which owned an apartment
complex.

       Under the terms of the Partnership's investment in each
Operating
Partnership, the Partnership was required to make capital
contributions to
such Operating Partnerships.  These contributions were payable in
installments upon each Operating Partnership achieving specified
levels of construction and/or operations.  At June 30, 2000 and
1999, all such capital contributions had been paid to the
Operating Partnerships.

       The Partnership's fiscal year ends March 31st of each
year, while all
the Operating Partnerships' fiscal years are the calendar year.
Pursuant to
the provisions of each Operating Partnership Agreement, financial
results for
each of the Operating Partnerships are provided to the
Partnership within 45
days after the close of each Operating Partnership's quarterly
period.
Accordingly, the current financial results available for the
Operating
Partnerships are for the three months ended March 31, 2000.

                                        6

              American Affordable Housing II Limited Partnership
                  NOTES TO FINANCIAL STATEMENTS - CONTINUED
                              June 30, 2000
                                 (Unaudited)

                COMBINED SUMMARIZED STATEMENTS OF OPERATIONS

NOTE D - INVESTMENTS IN OPERATING PARTNERSHIPS-Continued

        The unaudited combined summarized statements of
operations of the
Operating Partnerships for the three months ended March 31, 2000
and 1999
are as follows:

                                          2000             1999
 Revenues                                 ----             ----
  Rental income                      $ 2,399,802      $ 2,462,301
  Interest and other                     151,365           69,923
                                      ----------       ----------
                                       2,551,167        2,532,224
                                      ----------       ----------
Expenses
  Interest expense                       712,601          730,172
  Depreciation and amortization          707,302          705,929
  Operating expenses                   1,788,249        1,612,969
                                      ----------       ----------
                                       3,208,152        3,049,070
                                      ----------       ----------

          NET LOSS                   $  (656,985)     $
(516,846)
                                      ==========       ==========
Net loss allocated to American
  Affordable Housing II Limited
  Partnership                        $   (70,363)     $
(62,067)
                                      ==========       ==========
Net loss allocated to other partners $    (6,570)     $   (
5,168)
                                      ==========       ==========
Net loss suspended                   $  (580,052)     $
(449,609)
                                      ==========       ==========

    The Partnership accounts for its investments using the equity
method of
accounting.  Under the equity method of accounting, the
partnership adjusts
its investment cost for its share of each Operating Partnership's
results of
operations and for any distributions received or accrued.
However, the
Partnership recognizes individual operating losses only to the
extent of
capital contributions.  Excess losses are suspended for use in
future years to offset excess income.

                                       7

              American Affordable Housing II Limited Partnership

                  NOTES TO FINANCIAL STATEMENTS - CONTINUED

                              June 30, 2000

                                 (Unaudited)

NOTE E - TAXABLE LOSS

     The Partnership's taxable loss for the year ended December
31,
2000 is expected to differ from its loss for financial reporting
purposes for the year ended March 31, 2001.  This is primarily
due to accounting differences in depreciation incurred by the
Operating Partnerships and also differences between the equity
method of accounting and IRS accounting methods.  No provision or
benefit for income taxes has been included in these financial
statements since taxable income or loss passes through to, and is
reportable by, the partners individually.
































                                       8
Item 2.  Management's Discussion and Analysis of Financial
         Condition and Results of Operations

Liquidity
---------


     The Partnership's primary source of funds was the proceeds
of its
Public Offering.  Other sources of liquidity have included (i)
interest
earned on working capital reserves, and (ii) cash distributions
from
operations of the Operating Partnerships in which the Partnership
has
invested.  Both of these sources of liquidity are available to
meet the
obligations of the Partnership.


     The Partnership is currently accruing the annual asset
management fee.
Asset management fees accrued during the quarter ended June 30,
2000 were $105,568 and total asset management fees accrued as of
June 30, 2000 were $4,817,218. Pursuant to the Partnership
Agreement, such liabilities will be deferred until the
Partnership receives sales or refinancing proceeds from Operating
Partnerships, which will be used to satisfy such liabilities.


     The Partnership has recognized other income as of June 30,
2000 in the amount of $4,079.  The total represents distributions
from Operating Partnerships which the Partnership normally would
record as a decrease in the Investment in Operating Partnerships.
Due to the equity method of accounting, the Partnership has
recorded these distributions as other income.


     The Partnership has recorded $5,063,033 as payable to
affiliates.  This represents advances to pay certain third party
operating expenses of the Partnership, advances and/or loans to
Operating Partnerships, accrued partnership management fees, and
accrued overhead allocations.  These and any future advances or
accruals will be paid, without interest, from available cash
flow, reporting fees, or the proceeds of sales or refinancing of
the Partnership's interest in Operating Partnerships.


     Cash flow and reporting fees will be added to the
Partnership's working capital and will be available to meet
future third party obligations of the Partnership.  The
Partnership is currently pursuing, and will continue to
aggressively pursue, available cash flow and reporting fees and
anticipates that the amount collected will be sufficient to cover
future third party operating expenses.







                              9

Capital Resources
-----------------

    The Partnership received $26,501,000 in subscriptions for
Units (at
$1,000 per Unit) during the period February 2, 1988 to September
21, 1988
pursuant to the Public Offering, resulting in net proceeds
available for
investment in Operating Partnerships (after payment of
acquisition fees
and expenses and funding of a reserve) of $18,550,700.  The
Partnership had committed to investments requiring cash payments
of $18,613,764, all of which
had been paid at June 30, 2000. At June 30, 2000 the Partnership
held working capital of $20,197.

Results of Operations
---------------------

     As of June 30, 2000 and 1999 the Partnership held limited
partnership interests in 49 amd 50 Operating Partnerships,
respectively. In each instance the Apartment Complex owned by the
applicable Operating Partnership is eligible for the Federal
Housing Tax Credit.  Occupancy of a unit in each Apartment
Complex which initially complied with the Minimum Set-Aside Test
(i.e., occupancy by tenants with incomes equal to no more than a
certain percentage of area median income) and the Rent
Restriction Test (i.e., gross rent charged tenants does not
exceed 30% of the applicable income standards) is referred to
hereinafter as "Qualified Occupancy."  Each of the Operating
Partnerships and each of the respective Apartment Complexes are
described more fully in the Prospectus or applicable report on
Form 8-K.  The General Partner believes that there is adequate
casualty insurance on the properties.

     As of June 30, 2000 and 1999 the Qualified Occupancy of the
Operating Partnership's was 99.8% and 99.8%, respectively.  The
Partnership had a total of 49 properties at June 30, 2000 of
which 46 were at 100% Qualified Occupancy.

     The Partnership had invested in a total of 49 and 50
Operating Partnerships as of June 30, 2000 and 1999,
respectively.  During the quarters ended June 30, 2000 and 1999,
the Partnership received $5,389 and $5,126, respectively, in
distributions of cash flow and $10,818 and $7,390, respectively,
of reporting fees from the Operating Partnerships. Of the total
cash flow received in the quarters ended  June 30, 2000 and 1999,
$4,079 and $4,394, respectively, was recorded as miscellaneous
income instead of as a decrease in Investments in Operating
Limited Partnerships, due to the equity method of accounting.  No
other significant sources of income are anticipated.







                              10

     The Partnership incurred an annual asset management fee to
Boston
Capital Asset Management Limited Partnership in an amount equal
to 0.5% of the aggregate cost of the apartment complexes owned by
the Operating Partnerships, less the amount of certain
partnership management and reporting fees paid by the Operating
Partnerships.  The annual asset management fee incurred, net of
reporting fees received, during the quarters ended June 30, 2000
and 1999 was $108,465 and $98,178, respectively.

     Historically, the financial statements of Rouse Stokes Rowe
Housing Associates, L.P. have been prepared assuming that the
Operating Partnership will continue as a going concern.  Despite
high occupancy, the property suffers from cash flow deficits
related to excessive operating expenses.  As a result, both of
the Operating Partnership's mortgages are in technical default
for non-payment and as such the entire balance has been
classified as a current liability.  (The first permanent loan is
payable to the stockholder of Southwark Realty, an affiliate of
the Operating General Partner). To date, efforts to reduce
operating expenses have not been successful. Due to its small
size, the property has been unable to take advantage of
efficiencies of scale, which might lower expenses and improve
operations. At this time, the Investment General Partner is
drafting an action plan which incorporates   items identified and
suggestions made in the most recent site visit report. This
action plan will be reviewed with the Operating General Partner
upon completion and is intended to improve the partnership's
compliance with Section 42.

     Occupancy at Lovington Housing Associates, L.P. (Southview
Place Apartments) experienced a downturn during the past four
quarters.  The local economy and tenant population were adversely
impacted by the decline of local oil production.  The management
company indicated that  occupancy improvements are contingent on
the recovery of the local economy. Western States Housing was
unsuccessful in obtaining financing for deferred maintenance,
particularly interior and exterior painting, however funds for
these items are bring  funded through the replacement reserve
account and operating cash as it becomes available, this year the
exterior of three buildings have been painted. Exterior painting
of the fourth building is expected to be completed in September
of this year.  Although the replacement reserve account is under
funded, the property remains in compliance with a workout plan to
cure the deficit. A site visit performed by a third party
consultant in November 1999 confirmed the existence of deferred
maintenance items.

     In May 1999, the General Partner of the Investment Limited
Partnership for East Ridge Associates Limited Partnership (East
Ridge Estate) received a copy of a Notice of Acceleration and
Demand for Payment, filed by the United States Department of
Agriculture (USDA). The General Partner of the Operating
Partnership filed an appeal with the National Appeals in November
1999 and the decision to accelerate the mortgage was upheld by
the USDA National Appeals Division on January 31, 2000. The
Operating General Partner has been negotiating a workout plan
with Maine Rural Development. However, no actions on the
acceleration will be made until a decision has been reached on a
motion made by Maine Rural Development to overturn the decision
to change the management company from R & K Oxford to Stanford
Mgt, LLC, an affiliated company.                       11
 A decision on the management agent is expected by the end of
August 2000.
 The partnership continues  to suffer from ongoing operating
deficits, a     delinquent mortgage, under funded reserves, and
low occupancy. The General  Partner of the Operating Partnership
is currently working with Maine Rural Development to develop a
strategy to address the current problematic areas. A third party
consultant performed a unit-by-unit site visit in June 2000 with
Maine Rural Development; the exterior of the building was in poor
condition and requires capital improvements, the unit interiors
were in excellent condition, the common areas were in fair
condition, and the landscaping needed attention. Maine Rural
Development has allowed the property to admit non-elderly tenants
that are income qualified due to a change in the demographics of
the marketplace of the Southwest Harbor. Maine Rural Development
is currently issuing waivers at East Ridge on a case-by-case
basis, which has increased the occupancy. The Operating
Partnership's average physical occupancy for 1999 was 78% and for
the first six months of 2000 was 86%. The low occupancy at the
project has been the resulted of the expiration of a rental
assistance contract with Maine State Housing Authority. The
Investment General Partner will continue to monitor the
negotiations between the Operating General Partner and Maine
Rural Development.


Year 2000 Compliance
--------------------

     As Previously stated in the Partnership's 10-K, Boston
Capital and its management have reviewed the potential computer
problems that may arise from the century date change known as the
"Year 2000" or "Y2K" problem.  We are happy to announce that we
did not experience any computer-related problems as a result of
this date change and therefore, there was no impact on our
investors.
















                              12









                       PART II - OTHER INFORMATION

Item 6.  Exhibits and Reports on Form 8-K

     (a)         Exhibits

     (2)         None

     (4)(a)      Form of Amended and Restated Certificate and
Agreement
                 of Limited Partnership and form of Subscription
                 Agreement for the Partnership

     (4)(b)(i)   Certificate and Agreement of Limited Partnership
of
                 the Partnership

     (4)(b)(ii)  Amended Certificate and Agreement of Limited
                 Partnership of the Partnership

     (4)(c)      Form of Certificate of Limited Partnership
Interest in
                 the Partnership

     (11)        None

     (15)        None

     (18)        None

     (19)        None

     (20)        None

     (23)        None

     (24)        None

     (25)        None

     (28)        None

     (b)         Reports on Form 8-K
                 -------------------
                 There were no reports on Form 8-K filed during
the period
                 covered by this report.






                                      13

                                  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 hereunto duly authorized.



                                American Affordable Housing II
                                Limited Partnership



                           By:  Boston Capital Associates Limited
                                Partnership



                           By:  C&M Associates, d/b/a
                                Boston Capital Associates,



Date: August 15, 2000    By:
                                   ---------------------------
                                   John P. Manning, Partner























                                       14