UNITED STATES

                       SECURITIES AND EXCHANGE COMMISSION

                             Washington, D.C. 20549

                                    FORM 10-K

        (Mark One)
        { X }  ANNUAL REPORT PURSUANT TO SECTION 13 OR 15 (d) OF THE
                      SECURITIES EXCHANGE ACT OF 1934 (FEE REQUIRED)

         For the fiscal year ended December 31, 2000

                                       OR

     {   }  TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
                   SECURITIES EXCHANGE ACT OF 1934 (NO FEE REQUIRED)

                        For the transition period from to

                        Commission file number 000-20147

                        Realty Parking Properties II L.P.
             (Exact Name of Registrant as Specified in its Charter)

        Delaware                                                  52-1710286
(State or Other Jurisdiction of                               (I.R.S. Employer
 Incorporation or Organization)                          Identification Number)

225 East Redwood Street, Baltimore, Maryland                       21202
 (Address of Principal Executive Offices)                        (Zip Code)

       Registrant's Telephone Number, Including Area Code: (410) 727-4083

Securities registered pursuant to Section 12(b) of the Act:

  Title of each class                Name of each exchange on which registered

                                  None

Securities registered pursuant to section 12(g) of the Act:

                 Assignee Units of 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

  As of December 31, 2000,  there were  1,392,800  Units of Assignee and Limited
Partnership Interests held by non-affiliates of the Registrant. Because there is
not an established  public trading  market for the Units,  the aggregate  market
value  of  the  Units  held  by  non-affiliates  of  the  Registrant  cannot  be
calculated.

                       Documents Incorporated by Reference

The Annual Report for 2000 is incorporated by reference.

<PAGE>

                        REALTY PARKING PROPERTIES II L.P.



                                      Index

<TABLE>
<CAPTION>

Part I                                                                               Page


<S>       <C>                                                                           <C>
     Item 1.    Business                                                                3
     Item 2.    Properties                                                              4
     Item 3.    Legal Proceedings                                                       5
     Item 4.    Submission of Matters to a Vote of Security Holders                     5


Part II.


     Item 5.    Market for Registrant's Common Equity
                   and Related Stockholder Matters                                      5
     Item 6.    Selected Financial Data                                                 5
     Item 7.    Management's Discussion and Analysis of Financial
                   Condition and Results of Operation                                 6-7
     Item 7a.  Quantitative and Qualitative Disclosures About Market Risk               8
     Item 8.    Financial Statements and Supplementary Data                             8
     Item 9.    Changes in and Disagreements with Accountants on
                   Accounting and Financial Disclosure                                  8
Part III.

     Item 10.   Directors and Executive Officers of the Registrant                      9
     Item 11.   Executive Compensation                                                  9
     Item 12.   Security Ownership of Certain Beneficial Owners
                   and Management                                                      10
     Item 13.   Certain Relationships and Related Transactions                         10


Part IV.


     Item 14.   Exhibits, Financial Statement Schedules and
                 Reports on Form 8-K                                                10-13

     Signatures                                                                        14
</TABLE>



<PAGE>


                        REALTY PARKING PROPERTIES II L.P.



                                     PART I

Item 1.  Business

      Realty  Parking  Properties  II L. P. (the  "Fund") is a Delaware  limited
partnership  capitalized  on December 19, 1990. The Fund's intent was to acquire
surface lots and parking  garage  buildings  (the  "Properties")  to be held for
appreciation  and used for parking  operations to produce  current  income.  The
Properties  were  acquired with an emphasis on surface  commercial  parking lots
believed to have  significant  future potential for eventual sale as development
sites.  The  acquisition  program  is  complete  and only  minor  rehabilitation
expenditures and repairs to existing Properties are expected in the future.

     The  General  Partner of the Fund is Realty  Parking  Company II,  Inc.,  a
Maryland corporation.

      A minimum of 100,000 units of assignee limited partnership  interests (the
"Units") and an increased  maximum of 4,000,000 Units were registered  under the
Securities and Exchange Act of 1933, as amended. The Fund issued an aggregate of
1,392,760 Units,  raising  $34,819,000 of gross offering  proceeds,  at eighteen
closings through March 1993. The offering proceeds, net of issuance related fees
and working capital reserves, were used to acquire the Properties. Additionally,
the Fund obtained a line of credit to complete the Fund's  acquisition  program,
to supplement  working capital  reserves and to make  distributions  to partners
(see Note 8, "Note Payable," in Item 8, Financial Statements, herein).

      The Partnership has an Investment  Advisory Agreement with Central Parking
System, Inc. (the "Advisor").  The Advisor identified properties for purchase by
the Fund and  leased  such  properties  from  the  Fund  following  acquisition.
Pursuant to the Investment Advisory Agreement,  the Advisor will earn a fee upon
disposition  of a property  equal to 1.5% of the contract  price for the sale of
the  property.  Such fee is earned for  services  rendered to advise the general
partner on the timing and pricing of property sales.

      The Fund acquired twelve  Properties  through 1994 and has sold six of the
Properties  through December 31, 2000. The Fund's  investment in the Properties,
including acquisition related costs and improvements, is $14,144,210 at December
31, 2000 (see Item 2. Properties).

      The  Properties are leased to the Advisor for a 10-year  period,  expiring
between  June 2002 and July  2004,  with  options  to extend  the leases for two
additional terms of five years.  Under the terms of the typical lease agreement,
the  Advisor is  obligated  to pay the Fund the  greater  of  minimum  rent plus
reimbursement of real estate taxes or 65% of gross parking revenues ("percentage
rent").  The minimum  rents are currently  equal to 7% of a property's  adjusted
acquisition  cost,  which  generally  equals the sum of the property's  purchase
price,  related  acquisition  expenses  and fees,  and site  preparation  costs.
Additionally,  under the terms of the leases, the Advisor is responsible for all
operating  costs,  including ad valorem real estate taxes and general and garage
liability insurance coverage. Each lease is cancelable by the Fund upon the sale
of a property and payment to the Advisor of a "termination fee." The termination
fee generally  equals 15% of the amount,  if any, by which the  property's  sale
proceeds  exceed  the  original  acquisition  cost  of the  property  plus a 12%
compounded  annual  return  on the  original  acquisition  cost  minus all rents
received by the Fund from the  Property.  Some of the leases may differ from the
terms  outlined  above in  order to  accommodate  specific  circumstances  of an
acquired property.

      The success of the Fund will, to a large extent,  depend on the quality of
management  of the Fund,  its property  acquisitions  and the timing,  terms and
conditions  of any sale or  financing.  Future  development  may be  delayed  or
rendered legally or economically  unfeasible as a result, for example, of future
building  moratoriums,  zoning  changes  and  changes in growth and  development
patterns.

      The  interim  use of the  Properties  for  parking  operations  to produce
current income is, in part,  dependent  upon the Advisor's  ability to pay rents
under the terms of the lease agreements. Rents may vary due to percentage rental
payments  (discussed  above)  which  are  influenced  by a variety  of  factors,
including competition,  traffic levels, parking demand and the location,  design
and  condition  of the  parking  lot (see Item 7.  Management's  Discussion  and
Analysis of Financial Condition and Results of Operations).

                                        3

<PAGE>
                        REALTY PARKING PROPERTIES II L.P.

Item 2.  Properties

      The Fund owns six  properties in total,  five of which are wholly owned by
the Fund.  The  undivided  tenants-in-common  ownership of one Property is noted
below. The Properties are not subject to a mortgage or other lien or encumbrance
under the terms of the term loan  agreement,  however  the  collateral  security
provision of the line of credit  agreement  provides for the  assignment  of the
Fund's  rights as a lessor to its interest in the parking lot leases,  contracts
and income. As of December 31, 2000, the Fund owns the following Properties:
<TABLE>
<CAPTION>
                                      Approximate                       Gross              2000 (1)
           Location                    Size (Sq. Ft.)  Type         Investment Cost      Rental Income    Lease Date

<S>                                     <C>                         <C>                   <C>            <C>      <C>
Phoenix, Arizona                        275,310      surface lot    $  3,356,535          $ 362,728      5/94-    4/04
Southwest corner of Van
Buren and 44th Streets

San Diego-Union, California              35,000      surface lot       3,658,110            218,567      8/94-    7/04
Block bounded by Union,
State, C & B Streets

Tulsa, Oklahoma                          39,646      surface lot         766,285             76,534     12/92-   11/02
Block bounded by South
Boston Avenue, East 3rd
Street and South Cincinnati
Avenue (2)

Nashville, Tennessee                     57,720      surface lot       1,797,731            328,923      9/93-    8/03
North side of Charlotte Avenue                       and garage
 between Fourth and Fifth
Avenues, North

Dallas-Main, Texas                       45,714      surface lot       2,200,732            161,082      1/94-   12/03
Southeast corner of Main and                         and garage
St. Paul Streets

San Antonio, Texas                       43,341      surface lot       2,364,817            164,797      7/92-    6/02
Northwest corner of Dwyer
Avenue and Nueva Street

-----------------------------------------------------------------------------------------------------------------------------------
Total                                                                $14,144,210        $ 1,312,631
-----------------------------------------------------------------------------------------------------------------------------------
</TABLE>

(1) 2000 rental income does not include  rental  income from the two  properties
sold during 2000.
(2) The Fund owns a 60% undivided interest in the property. The Advisor owns the
remaining interest in the property.



Item 3.  Legal Proceedings

        The Fund is not subject to any material pending legal proceedings.



                                        4

<PAGE>
                        REALTY PARKING PROPERTIES II L.P.


Item 4.  Submission of Matters to a Vote of Security Holders

        There were no  matters  submitted  to the  security  holders  for a vote
during the last quarter of the fiscal year covered by this report.

                                                                         PART II

Item 5.  Market for Registrant's Common Equity and Related Stockholder Matters

        An  established  public  trading market for the Units does not exist and
the Fund does not  anticipate  that a public  market will  develop.  Transfer of
Units by an investor and purchase of Units by the Fund may be accommodated under
certain  terms  and  conditions.   The  Partnership  Agreement  imposes  certain
limitations  on the  transfer  of Units and may  restrict,  delay or  prohibit a
transfer primarily if:

     o the  transfer of Units would  cause a technical  termination  of the Fund
within meaning of Section 708(b)(1)(A) of the Internal Revenue Code,
     o such a transfer  would be a violation of any federal or state  securities
laws that may cause the Fund to be classified  other than as a  partnership  for
federal income tax purposes, and
     o such transfers  would cause the Fund to be treated as a "publicly  traded
partnership" under Section 7704 and 469(k) of the Internal Revenue Code.

        As of December 31, 2000,  there were 1,911 holders of assignee  units of
limited  partnership  interests  of  the  registrant,  owning  an  aggregate  of
1,392,800 units.

      The Fund made four quarterly  cash  distributions  in 2000,  1999 and 1998
totaling  $1,160,501,  $1,417,459  and  $1,450,860,   respectively,  from  funds
provided  by  operating  activities.  Additionally,  in 2000  and  1999 the Fund
distributed sales proceeds totaling $9,225,916 and $13,076,850, respectively.


Item 6.  Selected Financial Data

      Revenues  and net  earnings  information  furnished  below is for the five
years ended December 31, 2000:
<TABLE>
<CAPTION>
                                     2000                1999             1998                1997              1996
            Revenues:
<S>                             <C>                <C>               <C>                 <C>               <C>
        Rental income           $  1,439,471       $2,286,332        $   2,303,706       $2,589,901        $2,464,856
        Interest income               94,123             58,612              26,396            35,447             14,495
        Gain on sales of prop.     4,883,776          6,311,322                   -         2,708,847                  -
        Net earnings               6,010,278          7,977,696           1,553,368         4,538,493          1,647,840
        Net earnings per Unit           4.24               5.58                1.10              3.23               1.17

        Total assets              14,690,558         20,620,474          27,582,852        27,969,119         32,476,178
        Note payable                 636,000          2,086,000           2,561,000         3,061,000          3,061,000
        Partners' capital         13,740,941         18,117,080          24,633,693        24,531,185         28,865,327
        Cash distributions
          Paid per Unit:
             Operations                  .82               1.00                1.03              1.19               1.16
             Sales proceeds             6.56            9.30                     -            5.12                 -
</TABLE>

      The above selected  financial data should be read in conjunction  with the
financial  statements and accompanying  notes  incorporated by reference in this
report.


                                        5

<PAGE>
                        REALTY PARKING PROPERTIES II L.P.

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

Liquidity and Capital Resources

       The Fund acquired twelve Properties  through 1994 and has sold six of the
Properties  through December 31, 2000. The Fund does not contemplate  making any
major improvements to its properties during 2001.

      At  December  31,  2000,  the Fund had a  working  capital  position  that
included cash and cash equivalents of $769,227, accounts receivable (net of real
estate taxes payable) of $39,014,  and accounts  payable and accrued expenses of
$93,317. Cash and cash equivalents increased $120,213 during 2000. This increase
represents   the  net  effect  of  $1,112,992  in  cash  provided  by  operating
activities,  $1,160,501, in quarterly cash distributions to investors, repayment
of  $1,450,000  on the note  payable,  $10,843,638  from the sales of properties
(including  a sale  deposit  of  $60,000),  and  $9,225,916  in  sales  proceeds
distributions  to investors.  The Fund has  sufficient  liquidity to satisfy its
anticipated operating expenditures and its debt service obligations.

      On February  15,  2001,  the Fund made cash  distribution  to investors of
$205,530 of which 99% was  allocated  to assignee  and  limited  partners.  This
distribution was derived from cash provided by operating activities during 2000.

      In July  2000,  the line of credit  agreement  with a bank was  amended to
reduce the bank's commitment from $3,500,000 to $736,000,  the principal balance
outstanding  at that time.  The amended line of credit expires in July 2001. The
line of credit is expected to be repaid from sales  proceeds in 2001 and will be
extended beyond its maturity, if necessary. The collateral security provision of
the loan agreement  provides for the assignment of the Fund's rights as a lessor
to its interest in the parking lot leases,  contracts and income.  The principal
balance at December 31, 2000 and 1999 was $636,000 and $2,086,000, respectively.

      In January and February 2001, the Fund made additional  principal payments
on the line of credit totaling $300,000.


Results of Operations

Sales

       During 2000,  the Fund sold two properties  for  $11,328,000.  The Fund's
investment in the properties was $5,899,862,  net of accumulated depreciation of
$512,472. The capital gain from the sales totaled $4,883,776, net of expenses of
$544,362.

       During 1999, the Fund sold three properties for  $14,215,867.  The Fund's
investment in the properties was $6,773,386,  net of accumulated depreciation of
$111,259. The capital gain from the sales totaled $6,311,322, net of expenses of
$1,131,159.


Operations

      Parking lot rental income includes base rents and percentage  rents earned
pursuant to lease  agreements in effect during each period.  The Fund leases its
facilities  to the Advisor  under terms that  typically  include a minimum  rent
calculated  as a percentage  of certain  acquisition  costs.  In  addition,  the
Advisor  is  typically  obligated  to  pay  percentage  rent,  calculated  as  a
percentage of gross parking revenues.

      Parking lot rental  income in 2000  totaled  $1,439,471,  a decline of 37%
from 1999.  The decline was primarily due to the two property sales in the first
half of 2000 and the full year impact of the three property sales in 1999, which
have  negatively  reduced  parking lot rental income by $793,327 from the amount
earned in 1999. The balance of the difference is attributed to lower  percentage
rents earned at one of the Fund's remaining properties.

      Parking lot rental  income in 1999 totaled  $2,286,332,  a decline of less
than 1% from 1998.  This decrease in parking lot rental income is the net effect
of the three  property  sales during 1999 and  increased  percentage  rents over
levels achieved in 1998.


                                        6

<PAGE>
                        REALTY PARKING PROPERTIES II L.P.

Item 7.  Management's Discussion and Analysis of
              Financial Condition and Results of Operations (continued)

Results of Operations (continued)

      During  2000,  percentage  rents were earned at five  facilities  totaling
$396,179.  Percentage  rents decreased 39% from 1999,  primarily due to property
sales.  During 1999,  percentage rents were earned at eight facilities  totaling
$644,904.  Percentage  rents  increased  36%  over  1998,  primarily  due to the
increased payments from six of the properties, in addition to earning percentage
rents  from two  facilities  which did not  generate  percentage  rents in 1998.
During 1998, percentage rents were earned at six facilities totaling $473,933.

      Expenses in 2000, net of depreciation  (and  amortization  in 1999),  were
$344,951,  reflecting a $170,550  decrease from 1999. This decrease is primarily
due to lower management fees as a result of property sales, and reduced interest
expense due to the lower balance on the note payable.

      Expenses in 1999, net of  amortization  and  depreciation,  were $515,501,
reflecting  an $82,901  decrease  from 1998.  This  decrease is primarily due to
reduced  consulting  fees,  and lower  management  fees as a result of  property
sales. In addition,  interest expense  decreased due to the lower balance on the
note payable.


Outlook

      On May 16, 2000,  the Fund entered  into a land option  agreement  for the
sale of its San Diego-Union,  California property for $5,320,000.  The agreement
expires one year from the date of contract  and  provides  for a  non-refundable
option  consideration  in the amount of $60,000,  which will be credited against
the purchase price.

      The  Fund  also  has a signed  contract  for the  sale of the  Dallas-Main
facility. The potential buyers of both properties are currently performing their
due diligence, and there are no assurances that these facilities will be sold.


Item 7a.  Quantitative and Qualitative Disclosures About Market Risk

      The market risk  associated  with  financial  instruments  and  derivative
financial and commodity  instruments is the risk of loss from adverse changes in
market prices or rates.  The Fund's market risk arises  primarily  from interest
rate risk relating to borrowings under its line of credit that bears interest at
the prime rate of interest of a designated  bank.  Borrowings  under the line of
credit  are due in July  2001.  The  Fund  does  not  expect  that it will  make
additional  borrowings  under the line.  The line of  credit is  expected  to be
repaid from sales proceeds in 2001 and will be extended beyond its maturity,  if
necessary.  Additionally,  the Fund intends to continue reducing the outstanding
balance to the extent cash flows from operating activities exceed amounts needed
to provide for regular  quarterly  distributions  to the partners and  liquidity
needs.  Assuming the  outstanding  balance was to remain  unchanged from that at
December 31, 2000 ($636,000),  a 1% increase in the prime rate of interest would
reduce the Fund's net earnings by approximately $6,360 on an annualized basis.


                                        7
<PAGE>
                        REALTY PARKING PROPERTIES II L.P.

Item 8.  Financial Statements and Supplementary Data

      Index to Financial Statements:
                                                             Page(s)
                                                        Herein    Annual Report

           Independent Auditors' Report                    11           5
           Balance Sheets                                               6
           Statements of Operations                                     7
           Statements of Partners' Capital                              8
           Statements of Cash Flows                                     9
           Notes to Financial Statements                            10-15
           Financial Statement Schedule
             Schedule III - Real Estate and
             Accumulated Depreciation                  12-13

      All other  schedules  are omitted  because  they are not  applicable,  not
required,  or because the  required  information  is  included in the  financial
statements or notes thereto.


Item 9.  Changes in and Disagreements with Accountants on
             Accounting and Financial Disclosure

      None.



<PAGE>

                        REALTY PARKING PROPERTIES II L.P.

                                    Part III


Item 10.  Directors and Executive Officers of the Registrant

      The General  Partner of the Fund is Realty  Parking  Company II, Inc.  The
Fund's  principal  executive  office  is  located  at 225 East  Redwood  Street,
Baltimore,  Maryland 21202,  telephone  (410) 727-4083.  The General Partner has
primary responsibility for the selection and negotiation of terms concerning the
acquisition  of the  Properties'  sites,  selecting  a manager  for the  interim
investments,  and the  structure of the  offering  and of the Fund.  The General
Partner is responsible for overseeing the performance of those who contract with
the Fund, as well as making  decisions with respect to the  financing,  sale and
liquidation of the Fund's assets. It provides all reports to and  communications
with investors and others,  all distributions and allocations to investors,  the
administration  of the Fund's  business and all filings with the  Securities and
Exchange  Commission  and other  federal or state  regulatory  authorities.  The
Agreement of Limited Partnership provides for the removal of the General Partner
and the  election of a successor  or  additional  general  partner by  investors
holding a majority in interest of the Units.

 The directors and principal officers of the General Partner are as follows:

     John M. Prugh,  age 52, has been a Director  and  President  of the General
Partner since 1990 and of Alex.  Brown Realty,  Inc. and Armata  Financial Corp.
since  1984.  Mr.  Prugh  graduated  from  Gettysburg  College in 1970,  and was
designated  a  Certified  Property  Manager  by the  Institute  of  Real  Estate
Management in 1979. He has worked in property  management  for H. G. Smithy Co.,
in Washington,  D.C., and Dreyfus Bros., Inc. in Bethesda, Maryland. Since 1977,
Mr. Prugh has been involved in managing,  administering,  developing and selling
real estate investment  projects  sponsored by Alex. Brown Realty,  Inc. and its
subsidiaries.

     Peter E.  Bancroft,  age 48, has been a Director and Vice  President of the
General  Partner since 1990 and a Senior Vice  President of Alex.  Brown Realty,
Inc. and Armata Financial Corp. since 1983. Mr. Bancroft  graduated from Amherst
College in 1974,  attended  the  University  of  Edinburgh,  and received a J.D.
degree from the University of Virginia  School of Law in 1979.  Prior to joining
Alex.  Brown  Realty,  Inc. in 1983,  Mr.  Bancroft  held legal  positions  with
Venable, Baetjer and Howard and T. Rowe Price Associates, Inc.

     Terry F.  Hall,  age 54, has been a Vice  President  and  Secretary  of the
General  Partner  since 1990 and a Vice  President  and  Secretary of, and Legal
Counsel for,  Alex.  Brown Realty,  Inc. since 1989. Mr. Hall graduated from the
University  of  Nebraska-Lincoln  in 1968,  and received a J.D.  degree from the
University of  Pennsylvania  Law School in 1973.  Prior to joining  Alex.  Brown
Realty, Inc. in 1986, Mr. Hall was a Partner at the law firm of Venable, Baetjer
and  Howard  from  1981 to 1986 and an  associate  at the same firm from 1973 to
1981.

     Timothy M. Gisriel,  age 44, has been the Treasurer of the General  Partner
and of Alex.  Brown Realty,  Inc. and Armata  Financial Corp. since 1990. He was
the Controller of Alex. Brown Realty,  Inc. and Armata Financial Corp. from 1984
through 1990. Mr. Gisriel graduated from Loyola College in 1978 and received his
Masters of Business  Administration  degree from the Robert G. Merrick School of
Business, University of Baltimore, in 1993. Prior to joining Alex. Brown Realty,
Inc. in 1984,  Mr.  Gisriel was an audit  supervisor in the Baltimore  office of
Coopers & Lybrand. He is a Maryland Certified Public Accountant.

      There is no family  relationship  among the officers and  directors of the
General Partner.

Item 11.  Executive Compensation

      The officers and directors of the General Partner received no compensation
from the Fund.

      The General  Partner is entitled to receive a share of cash  distributions
and a share of  profits  and losses as  described  in the  Agreement  of Limited
Partnership (see Note 10. "Partners'  Capital" in Item 8. Financial  Statements,
herein).

      For a discussion of compensation  and fees to which the General Partner is
entitled, see Item 13, Certain Relationships and Related Transactions, herein.

                                        9

<PAGE>
                        REALTY PARKING PROPERTIES II L.P.

Item 12.   Security Ownership of Certain Beneficial Owners and Management

      No  person  is known to the Fund to own  beneficially  more than 5% of the
outstanding assignee units of limited partnership interest of the Fund.

      The Assignor Limited  Partner,  Parking  Properties  Holding Co., Inc., an
affiliate  of the General  Partner,  holds 40 Units  representing  a  beneficial
interest in limited  partnership  interests  in the Fund.  The Units held by the
Assignor  Limited  Partner have all rights  attributable to such Units under the
Agreement  of Limited  Partnership  except that these Units of assignee  limited
partnership interests are nonvoting.

      The General Partner has a 1% interest in the Fund as the General  Partner,
but holds no Units.

      At December 31, 2000, the Advisor held 42,104 Units (an  approximate  3.0%
investment in the Fund).

      There are no  arrangements  known to the Fund, the operation of which may,
at a subsequent date, result in a change of control of the registrant.


Item 13.   Certain Relationships and Related Transactions

      The General Partner and its affiliates have and are permitted to engage in
transactions with the Fund. For a summary of fees paid during 200, 1999 and 1998
to  the  General  Partner  and  its  affiliates,  see  Note  7,  "Related  Party
Transactions", in Item 8, Financial Statements, herein.


                                     PART IV


Item 14.  Exhibits, Financial Statement Schedules
                   And Reports on Form 8-K

           (a)1. Financial Statements:  See Index to Financial Statements and
                 Supplementary Data in Item 8 on Page 8, herein.

              2. Financial Statement Schedule:  See Index to Financial
                 Statements and Supplementary Data in Item 8 on page 8, herein.

              3. Exhibits:
                     (3,   4)Agreement of Limited Partnership on pages 1 through
                           39 of Exhibit A to the Fund's Registration  Statement
                           on Form S-11 (File No. 33-38437)  incorporated herein
                           by reference.

                     (13)  Annual Report for 2000.

           (b)Reports on Form 8-K:  None.



                                       10

<PAGE>



                          INDEPENDENT AUDITORS' REPORT




The Partners
Realty Parking Properties II L.P.


Under date of January 19,  2001,  we  reported  on the balance  sheets of Realty
Parking  Properties  II L.P. as of December  31, 2000 and 1999,  and the related
statements of operations, partners' capital and cash flows for each of the years
in the three-year period ended December 31, 2000 as contained in the 2000 Annual
Report.  These financial  statements and our report thereon are  incorporated by
reference in the Annual  Report on Form 10-K for 2000.  In  connection  with our
audits of the aforementioned  financial statements,  we also audited the related
financial statement schedule as listed in the accompanying index. This financial
statement  schedule  is  the  responsibility  of  the  Fund's  management.   Our
responsibility  is to express an opinion  on the  financial  statement  schedule
based on our audits.

In our opinion,  such financial statement schedule,  when considered in relation
to the basic financial  statements  taken as a whole,  presents  fairly,  in all
material respects, the information set forth therein.


                                                          /s/   KPMG LLP



Baltimore, Maryland
January 19, 2001

<PAGE>
REALTY PARKING PROPERTIES II L.P.
SCHEDULE III. REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2000
<TABLE>
<CAPTION>
                                                                                                  page 1 of 2

-------------------------------------------------------------------------------------------------------------
         COLUMN A                COLUMN C               COLUMN D                      COLUMN E
                                                    COST CAPITALIZED                GROSS AMOUNT
                                                       SUBSEQUENT                 AT WHICH CARRIED
                            INITIAL COST TO THE      TO ACQUISITION              AT CLOSE OF PERIOD
                                PARTNERSHIP          LAND      BUILDING     LAND &   BUILDING &
       DESCRIPTION            LAND    BUILDING     IMPROVE.    IMPROVE.    IMPROVE.   IMPROVE.      TOTAL
-------------------------------------------------------------------------------------------------------------

PHOENIX, ARIZONA
approximately 275,310
square-foot
<S>                        <C>                      <C>                    <C>                     <C>
surface parking lot        $ 3,251,487              105,048                3,356,535           -   3,356,535

SAN DIEGO-UNION, CA
approximately 35,000
square-foot surface
parking lot                  3,596,425               61,684                3,658,110           -   3,658,110

TULSA, OKLAHOMA
approximately 39,646
square-foot surface
parking lot                    765,857                  428                  766,285           -     766,285

NASHVILLE, TENNESSEE
approximately 57,720
square-foot surface
parking lot and garage       1,101,312   134,525    133,902    427,992     1,235,214     562,517   1,797,731

DALLAS-MAIN, TEXAS
approximately 45,714
square-foot surface
parking lot and garage       1,351,734   768,578    (21,140)   101,560     1,330,594     870,138   2,200,732

SAN ANTONIO, TEXAS
approximately 43,341
square-foot surface
parking lot                  2,358,143                6,674                2,364,817           -   2,364,817

                           ----------------------------------------------------------------------------------


                          $ 12,424,958   903,103    286,596    529,552    12,711,555   1,432,655  14,144,210
=============================================================================================================
</TABLE>





                                                     12

<PAGE>

REALTY PARKING PROPERTIES II L.P.
SCHEDULE III. REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2000

                                                                    page 2 of 2
------------------------------------------------------------------------
         COLUMN A             COLUMN F    COLUMN H         COLUMN I
                                                           LIFE ON
                                                            WHICH
                            ACCUMULATED                  DEPRECIATION
                           DEPRECIATION     DATE         IN LATEST I/S
       DESCRIPTION            ("A/D")     ACQUIRED        IS COMPUTED
------------------------------------------------------------------------


PHOENIX, ARIZONA
approximately 275,310
square-foot surface
parking lot                   36,390       06/94          SEE NOTE 5

SAN DIEGO-UNION, CA
approximately 35,000
square-foot surface
parking lot                   46,527       07/94          SEE NOTE 5

TULSA, OKLAHOMA
approximately 39,646
square-foot surface
parking lot                    N/A         11/92              N/A

NASHVILLE, TENNESSEE
approximately 57,720
square-foot surface
parking lot and garage       145,919       02/92          SEE NOTE 5

DALLAS-MAIN, TEXAS
approximately 45,714
square-foot surface
parking lot and garage       193,357       02/93          SEE NOTE 5

SAN ANTONIO, TEXAS
approximately 43,341
square-foot surface
parking lot                    N/A         06/92              N/A


                           ----------
                             422,193

========================================================================


<TABLE>
<CAPTION>
---------------------------------------------------------------------------------------------------------------
(1)                                               2000                       1999                          1998
                                  REAL ESTATE      A/D      REAL ESTATE       A/D       REAL ESTATE         A/D
                           ------------------------------------------------------------------------------------

<S>                               <C>           <C>          <C>            <C>          <C>            <C>
BALANCE AT BEGINNING OF PERIOD    $20,556,544   872,524      27,441,189     823,717      27,441,189     651,385
ADDITIONS                                   -    62,141               -     160,066               -     172,332
REAL ESTATE SOLD                   (6,412,334) (512,472)     (6,884,645)   (111,259)              -           -
                           ------------------------------------------------------------------------------------
BALANCE AT CLOSE OF PERIOD        $14,144,210   422,193      20,556,544     872,524      27,441,189     823,717
===============================================================================================================


(2) AGGREGATE COST FOR FEDERAL INCOME TAX PURPOSES IS $14,144,210 AT DECEMBER 31, 2000.
(3) SEE NOTE 3 OF NOTES TO THE FINANCIAL STATEMENTS FOR INFORMATION REGARDING THE FUND'S
       INVESTMENT IN REAL ESTATE.
(4) THERE ARE NO ENCUMBRANCES ON THE REAL ESTATE SET FORTH ABOVE.
(5) LAND IMPROVEMENTS ARE DEPRECIATED OVER 15 YEARS STRAIGHT LINE
     BUILDING  AND  IMPROVEMENTS  IN  SERVICE  PRIOR  TO  JANUARY  1,  1994  ARE
     DEPRECIATED  OVER 31.5 YEARS  STRAIGHT  LINE BUILDING AND  IMPROVEMENTS  IN
     SERVICE AFTER JANUARY 1, 1994 ARE DEPRECIATED OVER 39 YEARS STRAIGHT LINE


</TABLE>




                                                     13



<PAGE>

                        REALTY PARKING PROPERTIES II L.P.



                                   SIGNATURES

Pursuant to the requirements of Section 13 or 15 (d) of the Securities  Exchange
Act of 1934, as amended, the registrant has duly caused this report to be signed
on its behalf by the undersigned, thereunto duly authorized.

                                            REALTY PARKING PROPERTIES II L. P.



DATE:     3/26/01                           BY:  /s/   John M. Prugh
                                            John M. Prugh
                                            President and Director
                                            Realty Parking Company II, Inc.
                                            General Partner


Pursuant to the requirements of the Securities Exchange Act of 1934, as amended,
this report has been signed by the following in the  capacities and on the dates
indicated.


DATE:     3/26/01                           BY:  /s/   John M. Prugh
                                            John M. Prugh
                                            President and Director
                                            Realty Parking Company II, Inc.
                                            General Partner



DATE:     3/28/01                           BY:  /s/  Peter E. Bancroft
                                            Peter E. Bancroft
                                            Vice President and Director
                                            Realty Parking Company II, Inc.
                                            General Partner


DATE:     3/28/01                           BY:  /s/  Terry F. Hall
                                            Terry F. Hall
                                            Vice President and Secretary
                                            Realty Parking Company II, Inc.
                                            General Partner



DATE:     3/26/01                           BY:  /s/  Timothy M. Gisriel
                                            Timothy M. Gisriel
                                            Treasurer
                                            Realty Parking Company II, Inc.
                                            General Partner



                                      -14-