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

                                   FORM 10-QSB

[ X ]        QUARTERLY REPORT UNDER SECTION 13
             OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

                  For the quarterly period ended March 31, 200

[   ]        TRANSITION REPORT UNDER SECTION 13
             OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934


For the transition period from __________to__________


                         Commission File Number 0-20129
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                        ChrisKen Growth & Income L.P. II
-------------------------------------------------------------------------------
            (Exact name of small business issuer as Specified in its
                       certificate of Limited partnership)


          Delaware                                          36-3644609
-------------------------------                        ---------------------
(State or other jurisdiction of                        (I.R.S. Employer
 incorporation or organization)                        Identification Number)

345 North Canal Street, Chicago, Illinois                 60606
-------------------------------------------------------------------------------
(Address of principal executive offices)               (Zip Code)


(312) 454-1626
-------------------------------------------------------------------------------
(Issuer's telephone number)

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

Check whether the issuer (1) filed all reports  required to be filed by Section
13 or 15(d) of the  Securities  Exchange  Act  during the past 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
        ----         ----
<PAGE>

                        CHRISKEN GROWTH & INCOME L.P. II

                                      INDEX


PART I          Financial Information                                   PAGE
                ---------------------

    Item 1.     Financial Statements (Unaudited)

                Condensed Balance Sheet at March 31, 2001               2

                Condensed Statements of Income for the
                Three Months Ended March 31,
                2001 and 2000                                           3

                Condensed Statement of Partners' Capital for
                the Three Months Ended
                March 31, 2001                                          4

                Condensed Statements of Cash Flows for
                the Three Months Ended
                March 31, 2001 and 2000                                 5

                Notes to Condensed Financial Statements                 6

     Item 2.    Management's Discussion and Analysis
                or Plan of Operation                                    7

PART II.        Other Information
                -----------------

     Item 1.    Legal Proceedings                                      10

     Item 2.    Changes in Securities and Use of Proceeds              10

     Item 3.    Defaults Upon Senior Securities                        10

     Item 4.    Submissions of Matters to a Vote of
                Security Holders                                       10

     Item 5.    Other Information                                      10

     Item 6.    Exhibits and Reports on Form 8-K                       10

SIGNATURE                                                              11

<PAGE>
PART I.  FINANCIAL INFORMATION

ITEM 1.  FINANCIAL STATEMENTS (UNAUDITED)





                        CHRISKEN GROWTH & INCOME L.P. II
                        (A DELAWARE LIMITED PARTNERSHIP)

                             Condensed Balance Sheet

                                 March 31, 2001
                                   (UNAUDITED)



ASSETS
Cash and cash equivalents                                     $     44,846
Restricted cash                                                     57,645
Real estate taxes and other escrows                                 88,831
Deferred financing fees, net of accumulated
    amortization of $33,326                                         64,214
Other                                                               17,915
                                                         -----------------
                                                                   273,451
Investment in real estate, at cost:
Land                                                               611,986
Buildings and improvements                                       4,863,459
Equipment                                                          229,455
                                                         -----------------
                                                                 5,704,900
Accumulated depreciation                                          (805,726)
                                                         -----------------
Total assets                                                    $5,172,625
                                                         =================
LIABILITIES AND PARTNERS' CAPITAL
Accounts payable                                              $     50,141
Accrued real estate taxes                                          116,138
Tenants' security deposits                                          17,274
Mortgage loan payable                                            4,555,514
                                                         -----------------
Total liabilities                                                4,739,067

Partners' capital, 11,513 limited partnership
  units issued and outstanding                                     433,558
                                                         -----------------
Total liabilities and partners' capital                         $5,172,625
                                                         =================
SEE ACCOMPANYING NOTES.

<PAGE>


                        CHRISKEN GROWTH & INCOME L.P. II
                        (A DELAWARE LIMITED PARTNERSHIP)

                         Condensed Statements of Income
                                   (UNAUDITED)



                                                      THREE MONTHS ENDED
                                                            MARCH 31
                                                     2001             2000
                                                 ----------------------------

REVENUE
Rental                                            $317,404         $311,483
Interest                                               528            1,916
Other                                               15,589           14,971
                                                 ----------------------------
Total revenue                                      333,521          328,370

EXPENSES
Property operations                                 70,404           58,092
Depreciation and amortization                       78,866           73,742
Interest                                            77,250           78,107
General and administrative                          76,947          103,137
Management fees - Affiliate                         16,460           16,750
                                                 ----------------------------
Total expenses                                     319,927          329,828
                                                 ----------------------------
Net income (loss)                                 $ 13,594         $ (1,458)
                                                 ============================
Net income (loss) allocated to general partners          -         $   (146)
                                                 ============================
Net income (loss) allocated to limited partners   $ 13,594         $ (1,312)
                                                 ============================
Net income (loss) allocated to limited
  partners per limited partnership units
  outstanding                                      $  1.18           $ (.11)
                                                 ============================

Limited partnership units outstanding               11,513           11,516
                                                 ============================

SEE ACCOMPANYING NOTES.


<PAGE>


                        CHRISKEN GROWTH & INCOME L.P. II
                        (A DELAWARE LIMITED PARTNERSHIP)

                    Condensed Statement of Partners' Capital

                        Three months ended March 31, 2001
                                   (UNAUDITED)



                                          PARTNERS' CAPITAL ACCOUNTS
                             ---------------------------------------------------

                                     GENERAL             LIMITED
                                     PARTNERS            PARTNERS       TOTAL
                             ---------------------------------------------------

Balance at January 1, 2001    $           -              $473,649     $473,649
Distributions (A)                         -               (53,685)     (53,685)
Net income (loss)                                          13,594       13,594
                             ---------------------------------------------------
Balance at March 31, 2001     $           -              $433,558     $433,558
                             ===================================================

(A) Cash distributions paid per limited partnership unit were $4.66.

SEE ACCOMPANYING NOTES.

<PAGE>
<TABLE>
<CAPTION>

                        CHRISKEN GROWTH & INCOME L.P. II
                        (A DELAWARE LIMITED PARTNERSHIP)

                       Condensed Statements of Cash Flows
                                   (UNAUDITED)



                                                                        THREE MONTHS ENDED
                                                                             MARCH 31
                                                                      2001              2000
                                                                  --------------------------------
<S>                                                                  <C>              <C>

CASH FLOWS FROM OPERATING ACTIVITIES
Net income (loss)                                                    $   13,594       $   (1,458)
Adjustments to reconcile net income to net cash flows provided by
   operating activities:
     Depreciation                                                        73,989           68,865
     Amortization                                                         4,877            4,877
     Net changes in operating assets and liabilities:
       Increase in real estate taxes and other escrows                  (22,695)         (26,974)
       Decrease (increase) in other assets                               (6,445)           2,337
       Increase in accounts payable and accrued expenses                 23,392           22,541
       Decrease in tenants' security deposits                              (150)            (465)
       Decrease in due to affiliates                                     (3,479)          (4,713)
                                                                  --------------------------------
Net cash flows provided by operating activities                          83,083           65,010

CASH FLOWS FROM INVESTING ACTIVITIES
Additions to investment in real estate                                  (11,843)         (25,606)
                                                                  --------------------------------
Cash flows used in investing activities                                 (11,843)         (25,606)

CASH FLOWS FROM FINANCING ACTIVITIES
Principal payments                                                      (13,122)         (12,266)
Distributions to limited partners                                       (53,685)         (75,159)
                                                                  --------------------------------
Cash flows used in financing activities                                 (66,807)         (87,425)
                                                                  --------------------------------
Net increase in cash and cash equivalents                                 4,433          (48,021)
Cash and cash equivalents, beginning of period                           40,413          152,293
                                                                  --------------------------------
Cash and cash equivalents, end of period                             $   44,846        $ 104,272
                                                                  ================================

Supplemental disclosure of cash flow information:
   Cash paid during the period for interest                          $   77,250       $   78,107
                                                                  ================================

SEE ACCOMPANYING NOTES.
</TABLE>


<PAGE>


                        CHRISKEN GROWTH & INCOME L.P. II
                        (A DELAWARE LIMITED PARTNERSHIP)

                     Notes to Condensed Financial Statements
                                   (UNAUDITED)


1.  INTERIM ACCOUNTING POLICIES

The accompanying  unaudited condensed financial statements have been prepared in
accordance with accounting  principles  generally  accepted in the United States
for interim  financial  information and with the instructions to Form 10-QSB and
310(b)  of  Regulation  S-B.  Accordingly,  they  do  not  include  all  of  the
information and footnotes required by accounting  principles  generally accepted
in the United States for complete financial statements. The financial statements
are the representation of the General Partners and reflect all adjustments which
are, in the opinion of the General  Partners,  necessary for a fair presentation
of the  financial  position and results of operations  of the  Partnership.  The
General Partners believe that all such adjustments are normal and recurring. For
further  information,  refer  to the  financial  statements  and  notes  thereto
included in the ChrisKen  Growth & Income L.P. II's (the  "Partnership")  Annual
Report on Form 10-KSB for the year ended December 31,2000.

ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATION

     ChrisKen Growth & Income L.P. II (the  "Partnership") is a Delaware limited
partnership  formed  in  1989.  The  Partnership  owns and  operates  a 144 unit
residential rental complex known as Barrington Estates (the "Property")  located
in  Indianapolis,  Indiana.  Pursuant to a public offering (the  "Offering") the
Partnership sold 11,529 limited  partnership  units (the "Units" or the "Limited
Partnership  Units").  The  proceeds  of the  Offering  were used to acquire the
Property.

Liquidity and Capital Resources
-------------------------------

     At March 31, 2001, the Partnership had cash and cash equivalents of $44,846
compared  to  $40,413  at  December  31,  2000.  The  increase  in cash and cash
equivalents  during the three  months  ended  March 31,  2001,  is the result of
increased  net  operating  income and  increased  accounts  payable  and accrued
expenses  partially  offset by decreased  mortgage  principal and increased real
estate tax and insurance escrows, and investment in real estate. Restricted cash
represents  operating and contingency  reserves equal to approximately 1% of the
gross  proceeds of the Offering  ($57,645 as of March 31, 2001, and December 31,
2000) which the General Partners believe is adequate to satisfy cash requirement
needs.  The  Managing  General  Partner is currently  reviewing a proposed  2001
budget which includes  approximately $160,800 of major repairs and improvements.
Because this amount is significantly higher than the Partnership's  expenditures
on such items in the past few years,  the Managing  General Partner is examining
the budgeted  expenditures to determine  whether such expenditures are necessary
or advisable at this time. If the Managing  General Partner  determines that all
the proposed major repairs and improvements should be made in 2001, the Managing
General  Partner  expects  that  distributions  to the  Limited  Partners  would
decrease from 6.5% for 2000 to approximately 5% for 2001.

     On September 15, 2000, Bond Purchase,  L.L.C., which is not affiliated with
the Partnership or its General  Partners,  submitted an unsolicited offer to the
Partnership's  Limited  Partners to purchase up to 4.6%,  or  approximately  525
Units,  of outstanding  Units of the Partnership at $221 per Unit. The offer has
expired.  The Partnership's  records indicate that as of May 01, 2001, 229 Units
were sold by  Limited  Partners  to Bond  Purchase,  L.L.C.  as a result of this
offer.

     On March 23, 2001, Bond Purchase,  L.L.C., which is not affiliated with the
Partnership or its General Partners,  submitted another unsolicited offer to the
Partnership's  Limited  Partners to purchase up to 300 Units,  or  approximately
2.6%,  of  outstanding  Units of the  Partnership  at $241 per  Unit.  The offer
expires on May 15th, 2001. The Partnership's records indicate that no additional
Units were sold to Bond Purchase, L.L.C. as a result of this offer.

     Management  believes that the Unit sales to Bond Purchase,  L.L.C. will not
adversely affect the management or the liquidity of the Partnership.  Additional
unsolicited offers to purchase Units may occur in the future. From time to time,
the Partnership receives requests to furnish the names,  addresses and number of
Units owned by the Limited Partners. The Partnership complies with such requests
as required by the terms of the Partnership Agreement and/or applicable law.

     The current mortgage  indebtedness of $4,555,514,  with an interest rate of
6.77%,  matures on August 31,  2004.  Under the terms of the loan,  the  monthly
principal and interest  payments are $30,124.  In addition to providing  current
beneficial financing terms, the General Partners believe the loan should be very
attractive to potential buyers of the Property,  as it is assumable at a 1% fee,
subject to lender approval.

     The source of future  liquidity and cash  distributions  to the Partners is
dependent primarily upon the cash generated by the Property.  At March 31, 2001,
the Property was  generating  sufficient  cash flow from  operations to fund the
budgeted repairs and improvements  and to service existing  indebtedness,  which
the General  Partners  believe will continue.  If the Managing  General  Partner
determines that all the proposed repairs and improvements discussed above should
be made in 2001, the Managing General Partner  anticipates that distributions to
the Limited  Partners would decrease from 6.5% for 2000 to  approximately 5% for
2001.  However,  distribution  estimates  are based on projected  cash flow from
Property operations and, therefore, actual distributions may vary from the above
estimate.

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

     The Property was 97.2% occupied as of March 31, 2001, 93.75% as of December
31, 2000,  and 98% as of March 31, 2000.  Management  believes that occupancy at
the Property  will be  approximately  92 - 98% for the  remainder  of 2001.  The
Partnership  had total revenues of $333,521 for the three months ended March 31,
2001,  compared to total  revenues of $328,370  for the three months ended March
31, 2000.  Revenues increased in 2001 from 2000 levels,  mainly due to a $10,834
increase  in rental  rates,  partially  offset by a $4,973  increase in vacancy.
Management  believes  revenues  will remain  relatively  constant  provided that
occupancy remains stable. The Partnership had total expenses of $319,927 for the
three  months  ended March 31,  2001,  compared to $329,828 for the three months
ended  March  31,  2000.  Total  expenses  decreased  due to lower  general  and
administrative  and mortgage  interest  expense,  partially  offset by increased
property operation and depreciation expense. General and administrative expenses
decreased in 2001, as compared to 2000, due primarily to the following decreases
in  expense:  accounting  and  tax  service,  $21,150,  and  marketing,  $6,516,
partially offset by the following increases in expense: administrative salaries,
$1,493,  advertising,  $1,252, and medical and life insurance  expense,  $1,259.
Property operation  expenses are higher in 2001, as compared to 2000,  primarily
due to the following  increases in expense:  janitorial  supplies and contracts,
$1,057, water and sewer, $1,496, gas and fuel-vacant,  $1,869,  grounds supplies
and maintenance,  $4,781, and electrical repairs and supplies, $2,133, partially
offset by the  following  decreases  in  expense:  rubbish  removal,  $961,  and
carpeting,  $1,019.  Depreciation  expense is higher in 2001 due to fixed  asset
additions.  Management  fees in 2001 are  consistent  with 2000  management  fee
expense.

     For the three months ended March 31, 2001, the  Partnership  had net income
of $13,594  compared to net loss of $1,458 for the three  months ended March 31,
2000, due to increased revenue and decreased expenses for the three months ended
March 31, 2001, compared to the same period in 2000 as discussed above.

     Net cash flows provided by operating  activities for the three months ended
March 31, 2001,  were $83,083  compared to net cash flows  provided by operating
activities of $65,010 for the three months ended March 31, 2000. The increase in
net cash flows provided by operating  activities was  attributable  primarily to
increased net income before depreciation and amortization  expense and increased
accounts payable and accrued expenses, partially offset by increased real estate
tax and other escrows.  The Partnership paid distributions of $53,685 during the
three  months  ended March 31,  2001,  as  compared to $75,159  during the three
months ended March 31, 2000. The decrease in  distributions in 2001, as compared
to the  same  period  one  year  ago,  is due in part to the  reconciliation  of
distributions  paid in 2000 to  distributable  proceeds  during the period.  The
General  Partners  anticipate  that  the  level  of  additional  2001  quarterly
distributions to Limited Partners is dependent on overall Property  performance.
Although the Property is not currently  marketed for sale, the General  Partners
will continue to explore any opportunity deemed advantageous to the Partnership,
including the liquidation of the asset.

     Some  statements in this Form 10-QSB are forward looking and actual results
may differ materially from those stated. As discussed herein,  among the factors
that may affect actual results are changes in rental rates,  occupancy levels in
the market  place in which  Barrington  Estates  competes  and/or  unanticipated
changes in expenses or capital expenditures.

<PAGE>

                                     PART II

                       CHRISKEN GROWTH AND INCOME L.P. II
                        (a Delaware Limited Partnership)

        Items 1 through 5 are omitted because of the absence of conditions
under which they are required.

ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K.

                (a)     Exhibits.

                        None.


                (b)     Reports on Form 8-K.

                        No Reports on Form 8-K were filed during the quarter
                        ended March 31, 2001.


<PAGE>

                                   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 thereto duly authorized.


                               ChrisKen Growth & Income L.P. II
                               (Registrant)


                               By:     ChrisKen Income Properties
                                       Inc., II, Managing General
                                       Partner


Date:  May 15, 2001             By:     /s/John F. Kennedy
                                       -----------------------------
                                       John F. Kennedy
                                       Director and President