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, 2002


[ ]                     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. Financial Statements (Unaudited)

             Condensed Balance Sheet at March 31, 2002                    2

             Condensed Statements of Income for the
             Three Months Ended March 31,
             2002 and 2001                                                3

             Condensed Statement of Partners' Capital for
             the Three Months Ended
             March 31, 2002                                               4

             Condensed Statements of Cash Flows for
             the Three Months Ended
             March 31, 2002 and 2001                                      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                                            9

     Item 2. Changes in Securities and Use of Proceeds                    9

     Item 3. Defaults Upon Senior Securities                              9

     Item 4. Submissions of Matters to a Vote of Security Holders         9

     Item 5. Other Information                                            9

     Item 6. Exhibits and Reports on Form 8-K                             9


SIGNATURE                                                                10


<PAGE>


                                     PART I

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


Item 1. Financial Information


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

                             Condensed Balance Sheet

                                 March 31, 2002
                                   (Unaudited)



Assets
Cash and cash equivalents                                         $     6,179
Restricted cash                                                        57,645
Real estate taxes and other escrows                                    95,223
Deferred financing fees, net of accumulated
   amortization of $52,824                                             44,706
Other                                                                  24,690
                                                             -------------------
                                                                      228,443

Investment in real estate, at cost:
Land                                                                  614,332
Buildings and improvements                                          4,921,208
Equipment                                                             349,952
                                                             -------------------
                                                                    5,885,491
Accumulated depreciation                                           (1,125,030)
                                                             -------------------
Total assets                                                       $4,988,905
                                                             ===================

Liabilities and partners' capital
Accounts payable and Other Liabilities                           $     79,161
Accrued real estate taxes                                             117,223
Tenants' security deposits                                             20,109
Due to Affiliates                                                      33,303
Mortgage loan payable                                               4,500,780
                                                             -------------------
Total liabilities                                                   4,750,576

Partners' capital, 11,513 limited partnership
   units issued and outstanding
                                                                      238,329
                                                             -------------------
Total liabilities and partners' capital                            $4,988,905
                                                             ===================

See accompanying notes.


<PAGE>


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

                         Condensed Statements of Income
                                   (Unaudited)



                                                         Three Months Ended
                                                              March 31
                                                       2002              2001
                                                   -----------------------------

Revenue
Rental                                                $ 318,731       $ 317,404
Interest                                                      -             528
Other                                                    15,634          15,589
                                                   -----------------------------
Total revenue                                           334,365         333,521

Expenses
Property operations                                      90,187          70,404
Depreciation and amortization                            83,536          78,866
Interest                                                 76,875          77,250
General and administrative                              102,835          76,947
Management fees - Affiliate                              15,090          16,460
                                                   -----------------------------
Total expenses                                          368,523         319,927
                                                   -----------------------------
Net income (loss)                                     $ (34,158)         13,594
                                                   =============================
Net income (loss) allocated to general partners       $       -       $       -
                                                   =============================
Net income (loss) allocated to limited partners       $ (34,158)      $  13,594
                                                   =============================
Net income (loss) allocated to limited partners
   per limited partnership units outstanding          $   (2.97)      $    1.18
                                                    ============================
Limited partnership units outstanding                    11,513          11,513
                                                   =============================

See accompanying notes.


<PAGE>


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

                    Condensed Statement of Partners' Capital

                        Three months ended March 31, 2002
                                   (Unaudited)



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

Balance at January 1, 2001    $      -           $272,487            $272,487
Net income (loss)                                 (34,158)            (34,158)
                             ---------------------------------------------------
Balance at March 31, 2001     $      -           $238,329            $238,329
                             ===================================================


See accompanying notes.


<PAGE>


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

                       Condensed Statements of Cash Flows
                                   (Unaudited)



                                                            Three Months Ended
                                                                  March 31
                                                              2002       2001
                                                         -----------------------

Cash flows from operating activities
Net income (loss)                                         $ (34,158)   $ 13,594
Adjustments to reconcile net income to net cash
   flows provided by  operating activities:
     Depreciation                                            78,659      73,989
     Amortization                                             4,877       4,877
     Net changes in operating assets and liabilities:
       Increase in real estate taxes and other escrows      (23,526)     22,695)
       Increase in other assets                              (5,492)     (6,445)
       Decrease (increase) in accounts payable and
          accrued expenses                                  (25,857)     23,392
       Increase (decrease) in tenants' security deposits      2,258        (150)
       Increase (decrease) in due to affiliates              19,894      (3,479)
                                                         -----------------------
Net cash flows provided by operating activities              16,655      83,083

Cash flows from investing activities
Additions to investment in real estate                      (19,745)    (11,843)
                                                         -----------------------
Cash flows used in investing activities                     (19,745)    (11,843)

Cash flows from financing activities
Principal payments                                          (14,012)    (13,122)
Distributions to limited partners                              -        (53,685)
                                                         -----------------------
Cash flows used in financing activities                     (14,012)    (66,807)
                                                         -----------------------
Net increase in cash and cash equivalents                   (17,102)      4,433
Cash and cash equivalents, beginning of period               23,281      40,413
                                                         -----------------------
Cash and cash equivalents, end of period                  $   6,179    $ 44,846
                                                         =======================

Supplemental disclosure of cash flow information:
   Cash paid during the period for interest               $  76,360    $  77,25
                                                         =======================

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 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, 2001.

2. Subsequent Event

In April 2002 the Partnership paid distributions totaling $32,211. Normally this
distribution  would have been paid during the three months ended March 31, 2002.
Distributions for the three months ended March 31, 2001 totaled $53,685.


<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.  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, 2002, the Partnership had cash and cash  equivalents of $6,179
compared  to  $23,281  at  December  31,  2001.  The  decrease  in cash and cash
equivalents  during the three  months  ended  March 31,  2002,  is the result of
decreased accounts payable and other liabilities,  decreased mortgage principal,
and increased  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, 2002, and December 31, 2001) that the General
Partners believe is adequate to satisfy cash requirement  needs. With respect to
2002,  the Managing  General  Partner  expects  increases in property  taxes and
property  insurance  premiums for the  Property.  Coupled with current  economic
factors  that the  Managing  General  Partner  believes  are  favoring  new home
purchases,  the Managing  General  Partner  anticipates  that,  on an annualized
basis,  distributions  to the Limited Partners will decrease to approximately 3%
for 2002 compared to 5.5% for 2001. However, distribution estimates are based on
projected   cash  flow  from  Property   operations   and,   therefore,   actual
distributions may vary from the above estimate.

     The current mortgage  indebtedness of $4,500,780,  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, 2002,
the  Property  was  generating  sufficient  cash  flow from  operations  to fund
necessary repairs and improvements and to service existing  indebtedness,  which
the General  Partners  believe  will  continue.  The  Managing  General  Partner
anticipates  that  distributions to the Limited Partners will decrease from 5.5%
for 2001 to approximately 3% for 2002. 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 90.8% occupied as of March 31, 2002, 93.05% as of December
31, 2001, and 97.2% as of March 31, 2001.  Management believes that occupancy at
the Property  will be  approximately  88% - 93% for the  remainder of 2002.  The
Partnership  had total revenues of $334,365 for the three months ended March 31,
2002,  compared to total  revenues of $333,521  for the three months ended March
31, 2001.  Revenues increased in 2002, from 2001 levels,  mainly due to a $6,924
increase  in rental  rates,  and a $2,644  decrease in vacancy  loss,  partially
offset by a $9,346 increase in rent concessions.  Rent concessions were given in
February and March of 2002 to improve  occupancy.  Management  believes revenues
will remain  relatively  constant  provided that occupancy  remains stable.  The
Partnership  had total expenses of $368,523 for the three months ended March 31,
2002,  compared to $319,927 for the three  months  ended March 31,  2001.  Total
expenses increased due to higher property  operations,  depreciation and general
and administrative  expenses.  Property operations expenses increased due to the
following  increases  in expense:  heating,  ventilation  and air  conditioning,
$5,625,  and grounds  maintenance and supplies,  $6,561,  partially  offset by a
$2,253  decrease  in  rubbish  removal  expense.  Heating,  ventilation  and air
conditioning  increased  in 2002 due  primarily  to  furnace  cleaning  expense,
$4,491.  Grounds  maintenance  expense  increased in 2002  primarily due to tree
trimming expense,  $9,860, and water main repairs,  $5,604,  partially offset by
decreased  monthly  maintenance and snow plowing expense,  $7,983.  Depreciation
expense  increased  due to fixed asset  additions.  General  and  administrative
expenses  increased in 2002, as compared to 2001, due primarily to the following
increases in expense:  accounting and tax service,  $9,325,  professional  fees,
$5,157,  and property insurance  expense,  $7,020,  partially offset by a $2,112
decrease in  administrative  salaries.  Management fees for the first quarter of
2002 are consistent with management fee expense for the same period for 2001.

     For the three months ended March 31, 2002, the  Partnership had net loss of
$34,158  compared to net income of $13,594 for the three  months ended March 31,
2001, due to increased  expenses,  partially offset by increased revenue for the
three  months  ended  March 31,  2002,  compared  to the same  period in 2001 as
discussed above.

     Net cash flows provided by operating  activities for the three months ended
March 31, 2002,  were $16,655  compared to net cash flows  provided by operating
activities of $83,083 for the three months ended March 31, 2001. The decrease in
net cash flows provided by operating  activities was  attributable  primarily to
decreased net income before depreciation and amortization expense, and decreased
accounts  payable  and  accrued  expenses.  In April 2002 the  Partnership  paid
distributions totaling $32,211.  Normally this distribution would have been paid
during the three months ended March 31, 2002. Distributions for the three months
ended March 31, 2001 totaled $53,685.  The decrease in distributions in 2002, as
compared to the same period one year ago, is due to overall  Partnership results
during 2001 as compared to 2002. The General Partners  anticipate that the level
of additional 2002 quarterly  distributions  to Limited Partners is dependent on
overall Property performance.

     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.







                   (Balance of page intentionally left blank)

<PAGE>



                                     PART II

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


Item 1. Legal Proceedings.


     The Partnership is not a party to any litigation other than litigation that
the Managing  General Partner believes is routine  litigation  incidental to the
Partnership's  business.  In December 2001, John S. Marten, a former officer and
trustee of ChrisKen  Residential Trust ("CRT"),  which controls CREMCO, LLC, the
Partnership's management agent, sued CRT, CRT's three independent trustees, John
F.  Kennedy  (a trustee  of CRT and an  officer  of the  Partnership's  Managing
General  Partner) (see MARTEN V. CHRISKEN  RESIDENTIAL  TRUST, ET AL., No. 01 CH
21979).  Neither the  Partnership  nor the General  Partners are parties to that
litigation.  In that  litigation,  which is pending in the Circuit Court of Cook
County,  Illinois,  County  Department,   Chancery  Division,  Mr.  Marten  made
allegations  regarding  the services  provided by the  trustees,  including  Mr.
Kennedy,  and sought,  among other things,  an injunction  prohibiting  CRT from
terminating  Mr. Marten as an officer or trustee of CRT.  Although Mr.  Marten's
request for injunctive relief was unsuccessful,  and he was subsequently removed
as an officer and trustee by the CRT board of trustees,  the litigation  against
CRT and its trustees is ongoing.


Items 2 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, 2002.







<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 14, 2002                      By:   /s/John F. Kennedy
                                               ----------------------
                                               John F. Kennedy
                                               Director and President


<PAGE>