UNITED STATES
               SECURITIES AND EXCHANGE COMMISSION
                      Washington, D.C. 20549

                            FORM 10-Q

   X      QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE
------    SECURITIES EXCHANGE ACT OF 1934

                      For the quarter ended
                         March 31, 1997
                              OR

          TRANSITION REPORT PURSUANT TO SECTION 13 OR 15 (D) OF THE
------    SECURITIES EXCHANGE ACT OF 1934

                      Commission File Number
                             0-14548
                             -------
              RAL-YIELD EQUITIES II LIMITED PARTNERSHIP
              -----------------------------------------
       (Exact name of registrant as specified in its charter)

          Wisconsin                             39-1494302
-------------------------------         ---------------------------
(State or other jurisdiction of              (I.R.S. Employer
 incorporation or organization)            Identification Number)

   20875 Crossroads Circle
         Suite 800
     Waukesha, Wisconsin                          53186
-------------------------------         ---------------------------
   (Address of principal                       (Zip Code)
     executive offices)

Registrant's telephone number, including area code (414) 798-0900
                                                   --------------
     Securities registered pursuant to Section 12(b) of the Act:
                               None
                              ------
     Securities registered pursuant to Section 12(g) of the Act:
                  LIMITED PARTNERSHIP INTERESTS
                  -----------------------------
                         (Title of Class)

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
               -------                        -------
                      RAL-YIELD EQUITIES II
                       LIMITED PARTNERSHIP
                            FORM 10-Q

                        TABLE OF CONTENTS

                                                          PAGES
PART I    FINANCIAL INFORMATION       

          Item 1.   Financial Statements                    I-1

          Item 2.   Management's Discussion and
                    Analysis of Financial Condition and
                    Results of Operations                   I-7

PART II   OTHER INFORMATION

          Item 6.   Exhibits and Reports on Form 8-K (None)

Signatures



































<TABLE>
                      RAL-YIELD EQUITIES II
                       LIMITED PARTNERSHIP
                         BALANCE SHEETS
             March 31, 1997 and December 31, 1996
<CAPTION>
                                         UNAUDITED      AUDITED  
                                          MAR 31,     DECEMBER 31,
         ASSETS                             1997          1996  
-------------------------------------   -----------    -----------
<S>                                     <C>            <C>
INVESTMENT PROPERTY, less accumulated
depreciation of $1,482,561 in 1997
and $1,546,462 in 1996                  $3,510,369     $3,538,978

PROPERTY HELD FOR SALE OR RELEASE          557,157        561,276

CASH AND CASH EQUIVALENTS                  409,928        428,615

RENT AND OTHER RECEIVABLES                   7,188         16,153

DEFERRED CHARGES (net)                       6,531          6,906

NOTE RECEIVABLE                            228,195        231,679

OTHER ASSETS                                 3,803          3,383
                                        ----------     ----------
TOTAL ASSETS                            $4,723,171     $4,786,990
                                        ==========     ==========

LIABILITIES AND PARTNERS' CAPITAL
---------------------------------

ACCOUNTS PAYABLE AND ACCRUED EXPENSES     $149,365       $154,543
TENANT SECURITY DEPOSITS                    31,153         31,153
                                        ----------     ----------
                                          $180,518       $185,696

LIMITED PARTNERS' CAPITAL                4,484,702      4,544,766
GENERAL PARTNERS' CAPITAL                   57,951         56,528
                                        ----------     ----------
PARTNERS' CAPITAL                        4,542,653      4,601,294
                                        ----------     ----------
TOTAL LIABILITIES AND PARTNERS' CAPITAL $4,723,171     $4,786,990
                                        ==========     ==========
<FN>
     The accompanying notes are an integral part of these
     statements.
</FN>
</TABLE>


                              I-1



<TABLE>
                       RAL-YIELD EQUITIES II
                        LIMITED PARTNERSHIP

                      Statement of Operations
      For the three months ended March 31, 1997 and 1996

                                   UNAUDITED
<CAPTION>

                              3 MONTHS    3 MONTHS    
                                ended       ended    
                               MAR 31,     MAR 31,   
                                1997        1996     
                              --------    --------  
<S>
REVENUE:                       <C>        <C>       
 Rental income                 $206,329   $201,293
 Restaurant sales               204,759    207,051
 Interest & other                20,362     23,229
                               --------   --------
                               $431,450   $431,573

OPERATING EXPENSES:
 Restaurant operating
  expenses                     $151,146   $156,678
 Management fees                 13,410     12,866
 Mobile home park and
   administrative exp.           82,953     51,979
 Depreciation and
   amortization                  41,686     39,877
                               --------   --------
                               $289,195   $261,400
                               --------   --------
NET INCOME (LOSS)              $142,255   $170,173
                               ========   ========



<FN>
   The accompanying notes are an integral part of these statements.
</FN>
</TABLE>








                                  I-2      
                                   

<TABLE>
                             RAL-YIELD EQUITIES II
                              LIMITED PARTNERSHIP

                   Statements of Changes in Partners' Capital
                For the three months ended March 31, 1997 and
                     for the year ended December 31, 1996

                                      UNAUDITED
<CAPTION>
                        General           Limited
                        Partners          Partners
                     (1% ownership)    (99% ownership)    Total
                    --------------    -------------- -----------
<S>                     <C>             <C>            <C>
BALANCE, Jan. 1, 1996   $50,097         $4,974,396     $5,024,493
                     ----------        -----------    -----------

NET INCOME                6,431            636,702        643,133

CASH DISTRIBUTIONS            0         (1,066,332)    (1,066,332)
                     ----------        -----------    -----------

BALANCE, Dec. 31, 1996  $56,528         $4,544,766     $4,601,294

NET INCOME                1,423            140,832        142,255

CASH DISTRIBUTIONS            0           (200,896)      (200,896)

BALANCE, March 31, 1997 $57,951         $4,484,702     $4,542,653
                     ==========        ===========    ===========

<FN>
The accompanying notes are an integral part of these statements.
</FN>
</TABLE>














                                    I-3



 <TABLE>
                              RAL-YIELD EQUITIES II
                               LIMITED PARTNERSHIP

                             Statements of Cash Flows
             For the three months ended March 31, 1997 and 1996

                                              UNAUDITED
<CAPTION>
                                   MAR 31,              MAR 31,
                                    1997                 1996
                                -------------        -------------
<S>                                 <C>                  <C>
CASH FLOWS FROM
 OPERATING ACTIVITIES:
Net income (loss)                   $142,255             $170,173
Adjustments to reconcile net
 income to net cash provided
 by operating activities:
     Depreciation and
     amortization expense             41,686              39,877
     Gain on sale of equipment             0              (1,000)
Change in assets and
 liabilities:
     Rent and Receivables              8,965               (5,081)
     Other Assets                       (420)               1,830
     Accounts payable and
      accrued expenses                (5,178)             (48,253)
     Tenants' security
      deposits                             0                  159
                                  -----------          -----------
Net Cash provided by
 operating activities:              $187,308             $157,705

Cash flows from investing
 activities:
     Proceed from sale of
       equipment                           0                1,000
     Additions to investment
      properties                      (8,583)              (9,603)
     Proceeds from Note
      Receivable                       3,484                3,187
                                  -----------          -----------
Net Cash provided by
 (used in) investing
 activities                           (5,099)              (5,416)






                                     I-4



                                    
Cash flows from financing
 activities:
     Cash distributions paid        (200,896)            (456,792)
                                  -----------          -----------
Net Cash used in
 financing activities              ($200,896)           ($456,792)
                                  -----------          -----------
Net increase (decrease)
 in cash                             (18,687)            (304,503)

Cash at beginning of period          428,615              796,258

Cash at end of period               $409,928              $491,755
                                  ===========          ===========



<FN>
     See accompanying notes to financial statements.
</FN>
</TABLE>




























                                     I-5
     
                            
                        RAL YIELD EQUITIES II
                         LIMITED PARTNERSHIP

                    NOTES TO FINANCIAL STATEMENTS

Pursuant to Rule 10-01(a)(5) of Regulation S-X (17 CFR Part 210)
RAL-Yield Equities II Limited Partnership is omitting its footnote
disclosure.  The Registrant has presumed that users of the interim
financial information have read or have access to the audited
financial statements for the preceding fiscal year.  The disclosure
is being omitted since it substantially duplicates the disclosure
contained in the most recent annual report to security holders,
Form 10-K for the fiscal year ended December 31, 1996.

In the opinion of management, the unaudited interim financial
statements presented herein reflect all adjustments necessary to a
fair statement of the results for the interim periods presented.



































                                      I-6     

     MANAGEMENT'S DISCUSSIONS AND ANALYSIS OF FINANCIAL          
           CONDITION AND RESULTS OF OPERATIONS

RAL-YIELD EQUITIES II LIMITED PARTNERSHIP (the "Registrant" or
"Partnership") is a Wisconsin Limited Partnership formed on March
30, 1984, under the Wisconsin Revised Uniform Limited Partnership
Act.  The Registrant was organized to acquire real estate including
mobile home communities and other commercial properties.  The
Partnership sold $8,301,500 in Limited Partnership Interests
(8,301.5 Interests at $1,000 per unit) from March 30, 1984, through
June 30, 1985.  After deducting offering costs, the Partnership had
approximately $6,641,200 with which to make investments in income
producing residential and commercial properties, to pay legal fees
and other costs related to such investments and for working capital
reserves.  The Partnership utilized the net offering proceeds to
purchase real property investments.

Liquidity and Capital Resources:

Properties acquired by the Partnership were purchased for cash.
Therefore, liquidity is not reduced by debt service payments.

During the Properties' holding periods, the investment strategy is
to maintain (on the "triple net lease" restaurant properties) and
improve (on Spacious Acres Mobile Home Park) occupancy rates
through the application of professional property management
(including selective capital improvements).  The Partnership also
accumulates working capital reserves for normal repairs,
replacements, working capital, and contingencies.

Net cash flow provided by operating activities for the three months
ended March 31 was $187,308 in 1997 and $157,705 in 1996,
primarily from earnings and depreciation.

As of March 31, 1997, the Partnership had cash and cash equivalents
of approximately $410,000 representing undistributed cash flow,
working capital reserves, repair and improvement reserves, and
tenant security deposits.  The Partnership has the following
cash needs for repairs and improvements:  

The DNR has approved the Partnership's plan to upgrade the sewage
treatment plant at Spacious Acres Mobile Home Park.  The
approximate cost to perform this repair has been estimated at
$100,000.  This should not effect the level of cash distributions
to the limited partners due to the large amount of cash reserves on
hand.

The general partners are considering an expansion of Spacious Acres
after work on the sewage treatment plant is complete.  No estimates
have been done as to the cost of this expansion, but the expansion
would be funded out of the excess cash on hand and would not effect
current distribution levels.

                                I-7
A distribution totaling approximately $201,000 was made to the
Limited Partners in March, 1997.

The Partnership has one vacant restaurant property in West Allis,
WI.  The property was leased to a Hardee's Restaurant franchisee
who vacated the premises in December 1996.  The Partnership
received $57,300 in 1997 as a buyout of the lease.  The property
has been reclassified in the Partnership Financial Statements as
property held for sale or re-lease as of March 31, 1997.  The
tenant of the property in Racine, Wisconsin was recently notified
for a second time that they are one month behind in their rent.
The total amount owed is $6,753.  They continue to pay regularly
and it is hoped that they will catch up entirely in the near
future.
                                                  
Results of Operations:

Gross rental revenues of $206,329 for the first quarter of 1997
increased 2.5% percent over gross rental revenues of $201,293 for
the first quarter of 1996.  This is primarily due to the annual
rent increases at the mobile home park.

Rental property operating and administrative expenses were $82,953
for the first quarter of 1997 and $51,979 for the first quarter
1996.

Restaurant operations reported net income for the first quarter of
1997 of $44,000 on sales of $207,000.  In the first quarter of
1996, restaurant operations reported net income of $44,000 on
sales of $208,000.

Net income for the first quarter of 1997 was $142,000 compared to
net income of $170,000 for the first quarter of 1996.  The decrease
in net income is due primarily to increased legal costs and real
estate taxes of approximately $18,000 related to the Hardee's store
and $4,600 in legal costs related to the mobile home park.
<TABLE>
The following is a listing of the approximate average physical
occupancy rates for the Partnership's investment in Spacious Acres
Mobile Home Park during the period covered by this report.
<CAPTION>
                                 Occupancy Rate
                                  Three months
                               ended Mar 31, 1997      1996
                               --------------------    ----
     <S>                               <C>              <C>
     Spacious Acres MHP                100%             100%

</TABLE>



                                   I-8


Inflation:

Due to the comparatively low level of inflation in the
Partnership's last three fiscal years, the effect of inflation on
the Partnership has not been material.  Should the rate of
inflation increase substantially over the life of the Partnership,
it is likely to moderately influence ongoing operations, in
particular, the operating expenses of the Partnership.  The
commercial leases generally contain clauses permitting
pass-through of certain increased operating costs.  Residential
leases are typically of one year or less in duration; this allows
the Partnership to react quickly (through rental increases) to
changes in the level of inflation.  These factors should serve to
reduce any impact of rising costs on the Partnership.

                                     




































                                      I-9

       
                          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.


                  RAL-YIELD EQUITIES II LIMITED PARTNERSHIP
                               (Registrant)


Date:  April 12, 1997                 Robert A. Long
                                      -------------------------
                                      Robert A. Long
                                      General Partner