<PAGE>

                                   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, 1999

[ ]                      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

<TABLE>
<CAPTION>
PART I         FINANCIAL INFORMATION                             PAGE
<S>                                                              <C>
     Item 1.   Financial Statements (UNAUDITED)

               Balance Sheet at March 31, 1999                   2

               Statements of Income for the
               Three Months Ended March 31, 
               1999 and 1998                                     3

               Statement of Partners' Capital for
               the Three Months Ended 
               March 31, 1999                                    4

               Statements of Cash Flows for 
               the Three Months Ended
               March 31, 1999 and 1998                           5

               Notes to 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
</TABLE>


                                                                             1
<PAGE>

                        Chrisken Growth & Income L.P. II
                        (A DELAWARE LIMITED PARTNERSHIP)

                                  Balance Sheet

                                 March 31, 1999
                                   (UNAUDITED)

<TABLE>
<S>                                                              <C>
ASSETS
Cash and cash equivalents                                        $  123,782
Restricted cash                                                      57,645
Real estate taxes and other escrows                                  54,679
Other                                                                 6,956
                                                                 ----------
                                                                    243,062

Investment in real estate, at cost:
Land                                                                598,548
Buildings and improvements                                        4,844,862
Equipment                                                            92,681
                                                                 ----------
                                                                  5,779,153
Accumulated depreciation                                           (229,188)
                                                                 ----------
Total assets                                                     $5,549,965
                                                                 ----------
                                                                 ----------


LIABILITIES AND PARTNERS' CAPITAL
Accounts payable                                                 $   68,545
Accrued real estate taxes                                           136,019
Tenants' security deposits                                           19,478
Mortgage loan payable                                             3,000,000
                                                                 ----------
Total liabilities                                                 3,224,042

Partners' capital, 11,529 limited partnership 
  units issued and outstanding
                                                                  2,325,923
                                                                 ----------
Total liabilities and partners' capital                          $5,549,965
                                                                 ----------
                                                                 ----------
</TABLE>

SEE ACCOMPANYING NOTES.


                                                                             2
<PAGE>

                         Chrisken Growth & Income L.P. II
                         (A DELAWARE LIMITED PARTNERSHIP)

                               Statements of Income
                                   (UNAUDITED)

<TABLE>
<CAPTION>
                                                            THREE MONTHS ENDED
                                                                 MARCH 31
                                                            1999         1998
                                                          ---------------------
<S>                                                       <C>          <C>
REVENUE
Rental                                                    $315,884     $308,329
Interest                                                     1,487        1,266
Other                                                       21,308       20,350
                                                          ---------------------
Total revenue                                              338,679      329,945

EXPENSES
Property operations                                         66,243       61,906
Depreciation                                                68,865            -
Interest                                                    58,125       58,125
General and administrative                                  85,581      100,580
Management fees - Affiliate                                 16,651       16,500
                                                          ---------------------
Total expenses                                             295,465      237,111
                                                          ---------------------
Net income                                                $ 43,214     $ 92,834
                                                          ---------------------
                                                          ---------------------
Net income allocated to general partners                  $  4,321     $  9,283
                                                          ---------------------
                                                          ---------------------
Net income allocated to limited partners                  $ 38,893     $ 83,551
                                                          ---------------------
                                                          ---------------------
Net income allocated to limited partners per
  limited partnership units outstanding                   $   3.37     $   7.25
                                                          ---------------------
                                                          ---------------------
Limited partnership units outstanding                       11,529       11,529
                                                          ---------------------
                                                          ---------------------
</TABLE>

SEE ACCOMPANYING NOTES.


                                                                             3
<PAGE>

                         Chrisken Growth & Income L.P. II
                         (A DELAWARE LIMITED PARTNERSHIP)

                          Statement of Partners' Capital

                         Three months ended March 31, 1999
                                   (UNAUDITED)

<TABLE>
<CAPTION>
                                        PARTNERS' CAPITAL ACCOUNTS
                                 ----------------------------------------
                                 GENERAL        LIMITED
                                 PARTNERS       PARTNERS         TOTAL
                                 ----------------------------------------
<S>                              <C>           <C>             <C>
Balance at January 1, 1999        $21,212      $2,363,297      $2,384,509
Distributions (A)                       -        (101,800)       (101,800)
Net income                          4,321          38,893          43,214
                                 ----------------------------------------
Balance at March 31, 1999         $25,533      $2,300,390      $2,325,923
                                 ----------------------------------------
                                 ----------------------------------------
</TABLE>

(A) Cash distributions paid per limited partnership unit were $8.83.

SEE ACCOMPANYING NOTES.


                                                                             4
<PAGE>

                        Chrisken Growth & Income L.P. II
                        (A DELAWARE LIMITED PARTNERSHIP)

                            Statements of Cash Flows
                                   (UNAUDITED)

<TABLE>
<CAPTION>
                                                              THREE MONTHS ENDED
                                                                   MARCH 31
                                                              1999           1998
                                                           ------------------------
<S>                                                        <C>             <C>
CASH FLOWS FROM OPERATING ACTIVITIES
Net income                                                 $  43,214       $ 92,834
Adjustments to reconcile net income to net cash flows
  provided by operating activities:
    Depreciation                                              68,865              -
    Net changes in operating assets and liabilities:
      Increase in real estate taxes and other escrows        (16,648)       (17,646)
      Increase in other assets                                (4,613)        (4,080)
      Increase in accounts payable and accrued expenses       37,922         26,819
      Increase in tenants' security deposits                     210             50
      Decrease in due to affiliates                           (3,541)             -
                                                           ------------------------
Net cash flows provided by operating activities              125,409         97,977

CASH FLOWS FROM INVESTING ACTIVITIES
Additions to investment in real estate                       (10,997)             -
                                                           ------------------------
Cash flows used in investing activities                      (10,997)             -

CASH FLOWS FROM FINANCING ACTIVITIES
Distributions                                               (101,800)       (72,650)
                                                           ------------------------
Cash flows used in financing activities                     (101,800)       (72,650)
                                                           ------------------------
Net increase in cash and cash equivalents                     12,612         25,327
Cash and cash equivalents, beginning of period               111,170         70,099
                                                           ------------------------
Cash and cash equivalents, end of period                   $ 123,782       $ 95,426
                                                           ------------------------
                                                           ------------------------
Supplemental disclosure of cash flow information:
  Cash paid during the period for interest                 $  58,125       $ 58,125
                                                           ------------------------
                                                           ------------------------
</TABLE>

SEE ACCOMPANYING NOTES.


                                                                             5
<PAGE>

                        Chrisken Growth & Income L.P. II

                        (A DELAWARE LIMITED PARTNERSHIP)

                          Notes to Financial Statements
                                   (UNAUDITED)

1.   INTERIM ACCOUNTING POLICIES

The accompanying unaudited financial statements have been prepared in 
accordance with generally accepted accounting principles 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 generally accepted accounting principles 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, 1998.

2.   MORTGAGE LOAN PAYABLE

The Partnership has a nonrecourse first mortgage loan payable of $3,000,000 
to an unaffiliated insurance company, which is collateralized by the 
Partnership's real estate. The loan is payable in monthly installments of 
interest only at a rate of 7.75% per annum. Principal and unpaid interest 
were originally due on November 1, 1997. The due date of the outstanding 
principal has been extended, as a result of several extensions, to June 1, 
1999. All of the extensions were provided by the lender without cost to the 
Partnership. Principal prepayments are permitted, provided that: (a) the 
Partnership pays a prepayment penalty of 3% of the outstanding principal 
amount; (b) notice of prepayment be given to the lender 90 days prior to 
remittance; and (c) prepayments be in multiples of $10,000. The Partnership, 
in the normal course of business, expects to obtain an extension on the 
mortgage loan or to refinance the mortgage loan with another lender or repay 
the obligations from proceeds from sale of the property owned by the 
Partnership (the "Property"). There can be no assurance that any refinancing 
or sale transaction will be consummated by the Partnership. In the event that 
a refinancing or sale is not consummated, the mortgage lender could exercise 
its remedies which include the realization upon its security interest in the 
Property in which case the Partnership would sustain a loss. No provision for 
any gain or loss that may result from the outcome of this uncertainty has 
been reflected in the accompanying financial statements.


                                                                             6
<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 
proceeds of the Offering were used to acquire the Property.

LIQUIDITY AND CAPITAL RESOURCES

     At March 31, 1999, the Partnership had cash and cash equivalents of 
$123,782 compared to $111,170 at December 31, 1998.  The increase in cash and 
cash equivalents during the three months ended March 31, 1999 is the result 
of increased net operating income and a net decrease in the real estate 
tax/insurance escrows.  Restricted cash represents operating and contingency 
reserves equal to approximately 1% of the gross proceeds of the Offering 
($57,645 as of March 31, 1999 and December 31, 1998) which the General 
Partners believe is adequate to satisfy cash requirement needs.  Management 
has budgeted the following major repairs or improvements to the property to 
be completed during 1999: glass patio door replacements ($19,000), porch and 
clubhouse exterior lighting ($4,000), and continued carpet ($37,000) and 
appliance replacement ($11,000) as needed due to obsolescence.

     The current mortgage indebtedness of $3,000,000 matured on November 1, 
1997.  Through a series of extensions, provided by the lender at no cost, the 
maturity of the loan has been extended to June 1, 1999.  The loan requires 
interest-only payments $19,375 per month at 7.75% per annum. The Partnership 
recently executed a loan application with the current lender in the amount of 
$4,635,000 with a 6.77% interest rate, 30 year amortization, and a five year 
maturity.  With an anticipated June 30, 1999, closing date, the anticipated 
monthly principal and interest payment will be $30,124 effective August 1, 
1999, under the terms of the new loan.  The current lender has agreed to 
extend the maturity of the current mortgage until the closing of the new loan.

     After an analysis of capital improvement funding needs has been 
completed, and after a reserve from proceeds of the new loan for such capital 
improvements has been established, net proceeds from the new loan will be 
distributed prorata to Partners.  In addition to providing current beneficial 
financing terms, the General Partners believe the new loan should be very 
attractive to potential buyers of the Property as it is assumable for 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, 
1999 the Property was generating, and the General Partners believe that the 
Property will continue to generate, sufficient cash flow from operations to 
service existing indebtedness.

RESULTS OF OPERATIONS

     The Property was 98% occupied as of March 31, 1999, 96% as of December 
31, 1998, and 97% as of March 31, 1998.  Management believes that occupancy 
at the Property will be approximately 95 - 98% for the remainder of 1999.  
The Partnership had total revenues of $338,679 for the three months ended 
March 31, 1999, compared to total revenues of $329,945 for the three months 
ended March 31, 1998.  Revenues increased in 1999 from 1998 levels mainly due 
to a 3.2%

                                                                             7
<PAGE>

increase in apartment rental rates.  Management believes revenues will remain 
relatively constant provided that occupancy remains stable.  The Partnership 
had total expenses of $295,465 for the three months ended March 31, 1999, 
compared to $237,111 for the three months ended March 31, 1998.  Total 
expenses increased primarily due to the reinstatement of depreciation expense 
and increased property operation expenses, partially offset by decreased 
general and administrative expenses.  Before depreciation expense, the 
Partnership had total expenses of $226,600 for the three months ended March 
31, 1999, compared to $237,111 for the three months ended March 31, 1998. In 
1997 the Property was reclassified to "Assets Held for Sale" which results in 
the suspension of the recognition of depreciation expense pursuant to 
Statement of Financial Accounting Standards No. 121 (SFAS 121)"IMPAIRMENT OF 
LONG-LIVED ASSETS AND LONG-LIVED ASSETS TO BE DISPOSED OF".  However, 
negotiations with the potential buyer of the Property were terminated on June 
1, 1998.  Also pursuant to SFAS 121, the Property was reclassified to "Held 
for Investment" and depreciation expense recognition was resumed June 1, 
1998.  The Partnership is not currently marketing the Property.  Property 
operation expenses are higher in 1999 as compared to 1998 primarily due to 
higher grounds maintenance, water and sewer, plumbing, and apartment painting 
expenditures offset by reduced structural repair, janitorial, and carpet 
replacement costs.  General and administrative expenses decreased in 1999 as 
compared to 1998 primarily due to legal fees and property disposition costs 
incurred in 1998 incurred in connection with the possible sale of the 
Property last year for which there are no comparable expenses in 1999.  
General and administrative expenses also decreased during the current period 
due to lower insurance and professional accounting and tax service expenses, 
partially offset by increased training and administrative expenses. 
Management fees increased due to increased revenue collections.

     For the three months ended March 31, 1999, the Partnership had net 
income of $43,214  compared to net income of $92,834 for the three months 
ended March 31, 1998, due to increased revenue, primarily the result of 
increased rental rates, offset by increased expenses, primarily due to the 
reinstallment of depreciation expense, for the three months ended March 31, 
1999 compared to the same period in 1998 as discussed above.

     Net cash flows provided by operating activities for the three months 
ended March 31, 1999 were $125,409 compared to net cash flows provided by 
operating activities of $97,977 for the three months ended March 31, 1998.  
The increase in net cash flows provided by operating activities was 
attributable primarily to increases in net income before depreciation expense 
and accounts payable and accrued expenses, partially offset by an decrease in 
amounts due to affiliates. The Partnership paid distributions of $101,800 
during the three months ended March 31, 1999, as compared to $72,650 during 
the three months ended March 31, 1998.  The increase in distributions in 1999 
as compared to the same period one year ago is due in part to the 
reconciliation of distributions paid in 1998 to distributable proceeds 
available during that period and the absence of litigation costs in the 
current period as compared to the quarter ended March 31, 1998.  The General 
Partners anticipate that the level of additional 1999 quarterly distributions 
to Limited Partners is dependant on overall Property performance and the 
increased financing costs as the result of the new mortgage loan.

YEAR 2000 READINESS.

     Information provided within this note constitutes a year 2000 readiness 
disclosure pursuant to the provisions of the Year 2000 Information Readiness 
and Disclosure Act.


                                                                             8
<PAGE>

     The Year 2000 issue is the result of computer programs being written and 
microchips being programmed using two digits rather than four to define the 
applicable year.  If not corrected, any program having time-sensitive 
software or equipment incorporating embedded microchips may recognize a date 
using "00" as the year 1900 rather than the year 2000 or may not recognize 
the year 2000 as a leap year.  This could result in a variety of problems 
including miscalculations, loss of data and failure of entire systems.  
Critical areas that could be affected are accounts receivable, accounts 
payable, general ledger, cash management, computer hardware, 
telecommunications and property operating systems.

     The Partnership receives certain ancillary and management services from 
ChrisKen Management.  The services provided include all of the Partnership's 
critical functions that utilize software that may have time-sensitive 
applications.  ChrisKen Management is in the process of testing all mission 
critical software and it is anticipated that this testing will be completed 
by June 30, 1999.  ChrisKen Management is in the process of obtaining 
documentation related to year 2000 readiness from its banking and other 
outside vendors and it is anticipated that this phase will be competed by 
June 30, 1999.  In addition, ChrisKen Management has developed a methodology 
to determine that all property operating mission critical systems are year 
2000 ready.  The evaluation, testing and remediation activities related to 
property operating systems are expected to be completed by June 30, 1999.  
Costs relating to ChrisKen Management's systems are the responsibility of 
ChrisKen Management; therefore, the Partnership will incur no costs relating 
to these systems.  Costs relating to property level systems and equipment 
will be charged to the Property.

     ChrisKen Management expects to complete a contingency plan by September 
30, 1999.  ChrisKen Management believes that based on the status of the 
Partnership's real estate portfolio and its limited number of transactions, 
aside from catastrophic failures of banks, governmental agencies, etc., it 
could carry out substantially all of its critical administrative and 
accounting operations on a manual basis or easily convert to systems that are 
year 2000 ready.  ChrisKen Management has targeted September 30, 1999, for 
the completion of contingency plans relating to property operating systems.

SUBSEQUENT EVENTS

     In April 1999, Peachtree Partners, 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 525, or approximately 4.6%, 
of the outstanding Limited Partnership Units of the Partnership.  As of the 
close of the Peachtree Partners offer period, May 5, 1999, the Partnership's 
records indicate that 207 Units were sold by Limited Partners to Peachtree 
Partners.  On April 23, 1999, the General Partners submitted an offer, with 
an expiration date of May 31, 1999, to the Limited Partners whereby the 
Partnership, the General Partners and certain third parties, would purchase 
up to 4.6% of the outstanding Units of the Partnership.  The Partnership's 
records indicate that its offer has not been accepted by any of the 
Partnership's Limited Partners.  Management believes that the Unit sales to 
Peachtree Partners or purchases of Units by the Partnership, or affiliates, 
will not adversely affect the management or liquidity of the Partnership.

     Some statements in this Form 10-Q 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.


                                                                             9
<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.

              Exhibit 27, Financial Data Schedule

         (B)  Reports on Form 8-K.

              No Reports on Form 8-K were filed during the quarter ended 
              March 31, 1999.


                                                                             10
<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 12, 1999                 By:  /s/John F. Kennedy
                                        ---------------------
                                        John F. Kennedy
                                        Director and President


                                                                             11