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 June 30, 2001


                [ ] 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
--------------------------------------------------------------------------------

                        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. Condensed Financial Statements (UNAUDITED)

          Condensed Balance Sheet at June 30, 2001                        2

          Condensed Statements of Income for the Three and
          Six Months Ended June 30, 2001 and 2000                         3

          Condensed Statement of Partners' Capital for the
          Six Months Ended June 30, 2001                                  4

          Condensed  Statements  of Cash Flows for the Six
          Months Ended June 30, 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                                       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>

ITEM 1.  CONDENSED FINANCIAL STATEMENTS (UNAUDITED)


                        ChrisKen Growth & Income L.P. II
                        (A Delaware Limited Partnership)

                             Condensed Balance Sheet

                                  June 30, 2001
                                   (Unaudited)



Assets
Cash and cash equivalents                                          $    87,166
Restricted cash                                                         57,645
Real estate taxes and other escrows                                    111,525
Deferred financing fees, net of accumulated
        amortization of $38,203                                         59,337
Other                                                                   20,821
                                                              ------------------
                                                                       336,494

Investment in real estate, at cost:
Land                                                                   611,986
Buildings and improvements                                           4,879,983
Equipment                                                              253,865
                                                              ------------------
                                                                     5,745,834
Accumulated depreciation                                              (879,715)
                                                              ------------------
                                                                     4,866,119

Total assets                                                        $5,202,613
                                                              ==================


Liabilities and partners' capital
Accounts payable                                                  $     49,176
Accrued real estate taxes                                              142,968
Tenants' security deposits                                              17,301
Mortgage loan payable                                                4,542,168
                                                              ------------------
 Total liabilities                                                   4,751,613

Partners' capital, 11,513 limited partnership units
        issued and outstanding                                         451,000
                                                              ------------------

Total liabilities and partners' capital                             $5,202,613
                                                              ==================

See accompanying notes.

<PAGE>

                        ChrisKen Growth & Income L.P. II
                        (A Delaware Limited Partnership)

                         Condensed Statements of Income
                                   (Unaudited)



                                    Three Months Ended       Six Months Ended
                                          June 30                 June 30
                                     2001        2000         2001       2000
                                  ----------------------------------------------

Revenue
Rental                             $325,955    $316,406     $643,359   $627,889
Interest                                401       1,400          928      3,316
Other                                79,762      18,246       95,352     33,217
                                  ----------------------------------------------
Total revenue                       406,118     336,052      739,639    664,422

Expenses
Property operations                  75,525      80,737      145,929    138,829
Depreciation                         78,866      68,865      157,732    137,730
Interest                             77,027      82,775      154,277    165,759
General and administrative           77,160      67,041      154,107    170,179
Management fees - Affiliate          17,080      16,131       33,540     32,881
                                  ----------------------------------------------
Total expenses                      325,658     315,549      645,585    645,378
                                  ----------------------------------------------
Net income                         $ 80,460    $ 20,503    $  94,054   $ 19,044
                                  ==============================================
Net income allocated to
        general partners           $      -    $  2,050    $       -   $  1,904
                                  ==============================================
Net income allocated to
        limited partners           $ 80,460    $ 18,453    $  94,054   $ 17,140
                                  ==============================================
Net income allocated to
        limited partners per
        limited partnership
        units outstanding            $ 6.99     $ 1.60        $8.17      $1.49
                                  ==============================================
Limited partnership units
        outstanding                  11,513      11,513       11,513     11,513
                                  ==============================================

See accompanying notes.

<PAGE>


                         ChrisKen Growth & Income L.P. II
                         (A Delaware Limited Partnership)

                    Condensed Statement of Partners' Capital

                         Six months ended June 30, 2001
                                   (Unaudited)



                                               Partners' Capital Accounts
                                 -----------------------------------------------
                                       General       Limited
                                       Partners      Partners         Total
                                  ----------------------------------------------

Balance at January 1, 2001        $   -             $473,649        $473,649
Distributions (A)                     -             (116,703)       (116,703)
Net income                            -               94,054          94,054
                                 -----------------------------------------------
Balance at June 30, 2001          $   -             $451,000        $451,000
                                 ===============================================

(A) Summary of 2001 quarterly cash  distributions  paid per limited  partnership
unit:

First quarter                     $4.66
Second quarter                    $5.47


See accompanying notes.

<PAGE>


                        ChrisKen Growth & Income L.P. II
                        (A Delaware Limited Partnership)

                       Condensed Statements of Cash Flows
                                   (Unaudited)

                                                          Six   Months    Ended
                                                                June   30
                                                           2001         2000
                                                        ------------------------

Cash flows from operating activities
Net income                                               $   94,054   $  19,044
Adjustments to reconcile net income to
   net cash flows provided by operating
   activities:
     Depreciation                                           147,978     137,730
     Amortization                                             9,754       9,754
     Net changes in operating assets and liabilities:
       Increase in real estate taxes and other escrows      (45,389)    (53,948)
       Increase in other assets                              (9,351)       (269)
       Increase in accounts payable and accrued expenses     49,257      53,534
       Decrease in tenants' security deposits                  (123)       (855)
       Decrease in due to affiliates                         (3,479)     (4,713)
                                                         -----------------------
Net cash flows provided by operating activities             242,701     160,277

Cash flows from investing activities
Additions to investment in real estate                      (52,777)    (40,432)
                                                         -----------------------
Cash flows used in investing activities                     (52,777)    (40,432)

Cash flows from financing activities
Principal payments                                          (26,468)    (24,740)
Distributions to partners                                  (116,703)   (149,501)
                                                         -----------------------
Cash flows used in financing activities                    (143,171)   (174,241)
                                                         -----------------------
Net increase in cash and cash equivalents                    46,753     (54,396)
Cash and cash equivalents, beginning of period               40,413     152,293
                                                         -----------------------
Cash and cash equivalents, end of period                   $ 87,166    $ 97,897
                                                         =======================

Supplemental disclosure of cash flow information:
   Cash paid during the period for interest               $ 154,277 $   156,005
                                                         =======================

See accompanying notes.

<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  Regulations  of 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 condensed 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.


2.  Other Revenue

On June 13, 2001, the Partnership  received a refund for rubbish removal service
for the period from 1996 through  2000 in the amount of $64,066.  This amount is
included in the statement of income as an increase to other  revenue  during the
three months ended June 30, 2001.



<PAGE>


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.  The  Partnership  completed a public  offering (the
"Offering")  of 11,529  limited  partnership  units in 1991. The proceeds of the
Offering were used to acquire the Property.

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

     At June 30, 2001, the Partnership had cash and cash  equivalents of $87,166
compared  to  $40,413  at  December  31,  2000.  The  increase  in cash and cash
equivalents  during  the six  months  ended  June 30,  2001,  is the  result  of
increased  revenue,  partially offset by decreased accounts payable and mortgage
principal,  increased real estate tax and insurance escrows,  investment in real
estate  and  distributions  to  Limited  Partners.  Restricted  cash  represents
operating  and  contingency  reserves  equal to  approximately  1% of the  gross
proceeds of the Offering  ($57,645 as of June 30,  2001,  and December 31, 2000)
which the  General  Partners  believe is adequate  to satisfy  cash  requirement
needs,  when  coupled  with a reduction in  distributions,  as described  below.
Earlier in 2001, the Managing  General  Partner  reviewed a proposed 2001 budget
that included approximately $160,800 of major repairs and improvements.  Because
the amount is significantly  higher than the Partnership's  expenditures on such
items in the past few years, the Managing  General Partner  determined that some
but not all of the proposed  major  repairs and  improvements  should be made in
2001.  Based on this analysis,  the Managing  General Partner expects that total
annual distributions to the Limited Partners will decrease from 6.5% for 2000 to
approximately 6% for 2001. The distribution for the first quarter of 2001 was 5%
compared to a 6%  distribution  for the first  quarter of 2000, on an annualized
basis. The Managing General Partner expects that the distribution for the second
quarter of 2001 will be 6%, compared to a 7% distribution for the second quarter
of 2000, on an annualized basis.

     On March 23, 2001, 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 300 Units,  or  approximately
2.6%,  of  outstanding  Units of the  Partnership  at $241 per  Unit.  The offer
expired on May 15, 2001. The Partnership's records indicate that as of August 9,
2001, 46 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 $4,542,168,  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 June 30, 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.  The  Managing  General  Partner
anticipates  that major repair and  improvement  expenditures  will be higher in
2001 as  compared  to prior years and  therefore,  distributions  to the Limited
Partners  will  decrease from 6.5% for 2000 to  approximately  6% for 2001.  The
distribution  for the first quarter of 2001 was 5% compared to a 6% distribution
for the first  quarter of 2000,  on an annualized  basis.  The Managing  General
Partner expects that the distribution for the second quarter of 2001 will be 6%,
compared to a 7%  distribution  for the second quarter of 2000, on an annualized
basis.  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 95.8% occupied as of June 30, 2001,  93.75% as of December
31, 2000, and 96.5% as of June 30, 2000.  Management  believes that occupancy at
the Property  will be  approximately  92 - 98% for the  remainder  of 2001.  The
Partnership  had total  revenues of $739,639  for the six months  ended June 30,
2001,  compared to total  revenues of $664,422 for the six months ended June 30,
2000. Revenues increased in 2001, from 2000 levels, mainly due to the receipt of
a $64,066 refund in the second quarter of 2001 of an overpayment of prior years'
rubbish removal tax and a $17,509 increase in rental rates,  partially offset by
an increase in vacancy valued at $2,594.  Management  believes  rental  revenues
will remain  relatively  constant  provided that occupancy  remains stable.  The
Partnership  had total  expenses of $645,585  for the six months  ended June 30,
2001,  compared to $645,378 for the six months  ended June 30,  2000.  The minor
increase in total expenses was due to higher property operation and depreciation
expenses,  partially offset by decreased general and administrative and mortgage
interest expense. Property operation expenses are higher in 2001, as compared to
2000,  primarily  due to the  following  increases in expense:  water and sewer,
$1,537,  gas and fuel, $2,574,  and painting and decorating,  $6,899,  partially
offset by the following decreases in expense: janitorial supplies and contracts,
$847, rubbish removal,  $2,304, and carpeting,  $1,074.  Painting and decorating
expense  increased in 2001 primarily due to periodic  fence painting  expense of
$6,067.  Depreciation  expense  increased in 2001, due to fixed asset additions.
General and administrative  expenses decreased in 2001, as compared to 2000, due
to the  following  decreases in expense:  accounting  and tax service,  $14,943,
marketing,  $7,386, office and administrative expense,  $3,434, partially offset
by the following increases in expense:  advertising,  $3,029, professional fees,
$2,766, and miscellaneous  expense,  $3,906.  Management fees for the six months
ended June 30, 2001 are approximately the same as those for the six months ended
June 30, 2000.

     For the six months ended June 30, 2001, the  Partnership  had net income of
$94,054  compared  to net  income of $19,044  for the six months  ended June 30,
2000, due to increased  revenue,  partially offset by increased expenses for the
six months ended June 30, 2001, compared to the same period in 2000 as discussed
above.  Net income for the three  months ended June 30, 2001  increased  $59,957
compared to the same period in 2000  primarily due to the refund of prior year's
rubbish removal tax.

     Net cash flows  provided by operating  activities  for the six months ended
June 30, 2001,  were $242,701  compared to net cash flows  provided by operating
activities  of $160,277 for the six months ended June 30, 2000.  The increase in
net cash flows provided by operating activities was attributable  primarily to a
increase in net income  before  depreciation  expense and an increase in accrued
real estate taxes,  offset by an increase in real estate tax and other  escrows.
The Partnership paid  distributions of $116,703 during the six months ended June
30, 2001, as compared to $149,501 during the six months ended June 30, 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 and a 1% reduction in distributions for
the first  quarter of 2001  compared to  distributions  for the first quarter of
2000. On an annualized basis, the distribution for the first quarter of 2001 was
5% compared to a 6%  distribution  for the first  quarter of 2000.  The Managing
General Partner expects that the distribution for the scond quarter of 2001 will
be 6%  compared  to a 7%  distribution  for the second  quarter  of 2000,  on an
annualized  basis.  The  Managing  General  Partner  expects  that total  annual
distributions  to the  Limited  Partners  will  decrease  from  6.5% for 2000 to
approximately  6.0% for 2001. The Managing General Partner  anticipates that the
level  of  additional  2001  quarterly  distributions  to  Limited  Partners  is
dependant on overall Property  performance and on expenditures for major repairs
and improvements, as discussed above.

     The Managing  General Partner is continuing to explore  opportunities  that
may be  deemed  advantageous  to the  Partnership,  including  the  sale  of the
Property.

     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 June 30,
         2001.







<PAGE>


                                   SIGNATURES


     Pursuant to the  requirements  of the Securities  Exchange Act of 1934, the
Registrant has 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: August 14, 2001                       By:      /S/JOHN F. KENNEDY
                                                     ------------------------
                                                     John F. Kennedy
                                                     Director and President