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, 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.  Condensed Financial Statements (UNAUDITED)

                  Condensed Balance Sheet at June 30, 2002                2

                  Condensed Statements of Operations for the
                  Three and Six Months Ended
                  June 30, 2002 and 2001                                  3

                  Condensed Statement of Partners' Capital for
                  the Six Months Ended June 30, 2002                      4

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

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

                             Condensed Balance Sheet

                                  June 30, 2002
                                   (UNAUDITED)



ASSETS
Cash and cash equivalents                                           $    3,135
Restricted cash                                                         42,000
Real estate taxes and other escrows                                     71,685
Deferred financing fees, net of accumulated
  amortization of $57,711                                               39,829
Other                                                                   16,526
                                                                    ----------
                                                                       173,175

Investment in real estate, at cost:
Land                                                                   614,332
Buildings and improvements                                           4,921,208
Equipment                                                              373,231
                                                                    ----------
                                                                     5,908,771
Accumulated depreciation                                            (1,205,854)
                                                                    ----------
                                                                     4,702,917
                                                                    ----------
Total assets                                                        $4,876,092
                                                                    ==========

LIABILITIES AND PARTNERS' CAPITAL
Accounts payable                                                    $   79,916
Due to affiliates                                                       26,247
Accrued real estate taxes                                               95,073
Tenants' security deposits                                              20,632
Mortgage loan payable                                                4,486,502
                                                                    ----------
Total liabilities                                                    4,708,370

Partners' capital, 11,513 limited partnership
  units issued and outstanding                                         167,722
                                                                    ----------

Total liabilities and partners' capital                             $4,876,092
                                                                    ==========

SEE ACCOMPANYING NOTES.
<PAGE>
<TABLE>
<CAPTION>
                                        CHRISKEN GROWTH & Income L.P. II
                                        (A DELAWARE LIMITED PARTNERSHIP)


                                       Condensed Statements of Operations
                                                  (UNAUDITED)



                                                              Three Months Ended                   Six Months Ended
                                                                     June 30                            June 30
                                                             2002            2001              2002               2001
                                                   ------------------------------------------------------------------------
<S>                                                       <C>              <C>               <C>               <C>
REVENUE
Rental                                                    $314,643         $325,955          $633,374          $643,359
Interest                                                         0              401                 0               928
Other                                                       20,494           79,762            36,128            95,352
                                                   -----------------------------------------------------------------------
Total revenue                                              335,137          406,118           669,502           739,639

EXPENSES
Property operations                                        111,504           75,525           201,691           145,929
Depreciation and amortization                               85,701           78,866           169,237           157,732
Interest                                                    76,586           77,027           153,461           154,277
General and administrative                                  82,772           77,160           185,607           154,107
Management fees - Affiliate                                 16,970           17,080            32,060            33,540
                                                   ----------------------------------------------------------------------
Total expenses                                             373,533          325,658           742,056           645,585
                                                   ----------------------------------------------------------------------
Net income (loss)                                        $ (38,396)        $ 80,460          $(72,554)         $ 94,054
                                                   ======================================================================
Net income (loss) allocated to general partners            $  (384)        $      -          $   (726)         $      -
                                                   ======================================================================
Net income (loss) allocated to limited partners          $ (38,012)        $ 80,460          $(71,828)         $ 94,054
                                                   ======================================================================
Net income (loss) allocated to limited
   partners per limited partnership units                  $ (3.30)          $ 6.99          $  (6.24)         $   8.17
   outstanding
                                                   ======================================================================
Limited partnership units outstanding                       11,513           11,513            11,513            11,513
                                                   ======================================================================

See accompanying notes.

</TABLE>

<PAGE>

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


                    Condensed Statement of Partners' Capital

                         Six months ended June 30, 2002
                                  (UNAUDITED)



                                            Partners' Capital Accounts
                              --------------------------------------------------

                               General Partners   Limited Partners
                                                                        Total
                               -------------------------------------------------

Balance at January 1, 2002          $      -         $272,487          $272,487
Distributions (A)                          -          (32,211)          (32,211)
Net (loss)                              (726)         (71,828)          (72,554)
                              --------------------------------------------------
 Balance at June 30, 2002           $   (726)        $168,448          $167,722
                              ==================================================

(A)  Summary of 2002 quarterly cash distributions  paid per limited  partnership
     unit:

First quarter                   $2.80
Second quarter                  $0.00


SEE ACCOMPANYING NOTES.


<PAGE>
<TABLE>
<CAPTION>

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


                                                    Condensed Statements of Cash Flows
                                                                  (UNAUDITED)



                                                                                            Six Months Ended
                                                                                                 June 30
                                                                                        2002              2001
                                                                                   ------------------------------
CASH FLOWS FROM OPERATING ACTIVITIES
<S>                                                                                     <C>             <C>
Net income (loss)                                                                       $ (72,554)      $ 94,054
Adjustments to reconcile net income (loss) to net cash flows provided by operating
   activities:
     Depreciation                                                                         159,483        147,978
     Amortization                                                                           9,754          9,754
     Net changes in operating assets and liabilities:
       Decrease in restricted cash                                                         15,645              0
       Increase) Decrease in real estate taxes and other escrows                               12        (45,389)
       (Increase) Decrease in other assets                                                  2,672         (9,351)
       Increase (Decrease) in accounts payable and accrued expenses                       (47,252)        49,257
       Increase (Decrease) in tenants' security deposits                                    2,781           (123)
       Increase (Decrease) in due to affiliates                                            12,838         (3,479)
                                                                                   -------------------------------
Net cash flows provided by operating activities                                            83,379        242,701

CASH FLOWS FROM INVESTING ACTIVITIES
Additions to investment in real estate                                                    (43,024)       (52,777)
                                                                                   -------------------------------
Cash flows used in investing activities                                                   (43,024)       (52,777)

CASH FLOWS FROM FINANCING ACTIVITIES
Principal payments                                                                        (28,290)       (26,468)
Distributions to partners                                                                 (32,211)      (116,703)
                                                                                   -------------------------------
Cash flows used in financing activities                                                   (60,501)      (143,171)
                                                                                   -------------------------------
Net increase (decrease) in cash and cash equivalents                                      (20,146)        46,753
Cash and cash equivalents, beginning of period                                             23,281         40,413
                                                                                   -------------------------------
Cash and cash equivalents, end of period                                                $   3,135       $ 87,166
                                                                                   ===============================
Supplemental disclosure of cash flow information:
   Cash paid during the period for interest                                             $ 152,455      $ 154,277
                                                                                   ===============================

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  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,
2001.


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, 2002, the Partnership  had cash and cash  equivalents of $3,135
compared  to  $23,281  at  December  31,  2001.  The  decrease  in cash and cash
equivalents  during the six months ended June 30,  2002,  is the result of a net
loss for the first six months of 2002,  decreased  accounts payable and mortgage
principal,  and increased investment in real estate.  Restricted cash represents
operating and contingency reserves,  which at December 31, 2001 equaled $57,645,
or 1% of the gross  proceeds of the  Offering.  As of June 30, 2002,  restricted
cash was reduced to $42,000 as the result of decreased  revenues  and  increased
total expenses as discussed below.  Management  anticipates that restricted cash
as of  December  31,  2002,  will again be $57,645,  which 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 2% 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.

     On May 31, 2002,  Bond Purchase,  L.L.C.,  which is not affiliated with the
Partnership or its General  Partners,  submitted an unsolicited  tender offer to
the Partnership's Limited Partners to purchase up to 230 Units, or approximately
2%, of outstanding  Units of the Partnership at $265 per Unit. The Partnership's
records  indicate that as of July 31, 2002, no Units were sold to Bond Purchase,
L.L.C. as a result of this offer.

     On June 26, 2002,  McDowell Foods,  Inc.,  which is not affiliated with the
Partnership or its General  Partners,  submitted an unsolicited  tender offer to
the Partnership's Limited Partners to purchase up to 450 Units, or approximately
3.9%,  of  outstanding  Units of the  Partnership  at $265 per  Unit.  The offer
expired on August 9, 2002. The  Partnership's  records  indicate that as of July
31, 2002, no Units were sold to McDowell Foods, Inc. as a result of this offer.

     Management  believes that Unit sales to Bond Purchase,  L.L.C.  or McDowell
Foods,  Inc., if any, 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 $4,486,502 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,  2002,
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  distributions to the Limited Partners will decrease from 5.5%
for 2001 to approximately 2% 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 95.8% occupied as of June 30, 2002,  93.05% as of December
31, 2001, and 95.8% as of June 30, 2001.  Management  believes that occupancy at
the Property  will be  approximately  90 - 96% for the  remainder  of 2002.  The
Partnership  had total  revenues of $669,502  for the six months  ended June 30,
2002,  compared to total  revenues of $739,639 for the six months ended June 30,
2001.  Revenues  decreased  in 2002,  from 2001  levels,  mainly due to the 2001
receipt of a $64,066 refund of an  overpayment  of prior years' rubbish  removal
service,  a $7,312  increase in vacancy in 2002, and a $16,977  increase in rent
concessions in 2002,  partially  offset by a $12,875 increase in rental rates in
2002. Rent concessions are being given in 2002 to improve occupancy.  Management
believes rental revenues will remain relatively constant provided that occupancy
remains  stable.  The  Partnership  had total  expenses of $742,056  for the six
months ended June 30,  2002,  compared to $645,585 for the six months ended June
30, 2001. The increase in total expenses was due to higher  property  operation,
repair and maintenance,  general and administrative  and depreciation  expenses.
Property operation  expenses are higher in 2002, as compared to 2001,  primarily
due to the  following  increases in expense:  structural  repairs and  supplies,
$5,478, heating, ventilation and air conditioning,  $21,656 and grounds supplies
and  maintenance,  $14,738,  partially  offset by a $3,304  decrease  in rubbish
removal expense.  Heating,  ventilation and air conditioning increased primarily
due to  non-recurring  furnace  inspection  costs of $5,625 and A-coil  cleaning
costs of $16,031.  Ground  supplies and maintenance  increased  primarily due to
tree  trimming  expense,  $9,860  and water main  repairs  $6,104.  Repairs  and
maintenance  increased  due to the  following  increases  in  expense:  plumbing
supplies  and repairs,  $4,065,  electrical  supplies  and  repairs,  $2,845 and
heating,   ventilation  and  air  conditioning,   $4,391.  Depreciation  expense
increased  in 2002,  due to fixed asset  additions.  General and  administrative
expenses increased in 2002, as compared to 2001, due to the following  increases
in expense: furniture rental, $3,167, property insurance,  $14,040, professional
fees, $7,591,  audit and accounting fees,  $1,983,  partially offset by a $2,282
decrease in miscellaneous expense. Management fees for the six months ended June
30,  2002  decreased,  compared  to the six months  ended  June 30,  2001 due to
decreased revenue.

     For the six months ended June 30,  2002,  the  Partnership  had net loss of
$72,554  compared  to net  income of $94,054  for the six months  ended June 30,
2001, due to decreased  revenue and increased  expenses for the six months ended
June 30, 2002, compared to the same period in 2001 as discussed above.

     Net cash flows  provided by operating  activities  for the six months ended
June 30,  2002,  were $83,379  compared to net cash flows  provided by operating
activities of $242,701 for the six months ended  June 30,  2001. The decrease in
net cash flows provided by operating activities was attributable  primarily to a
net loss for the first six months of 2002,  and a decrease in  accounts  payable
and other liabilities.  The Partnership paid distributions of $32,211 during the
six months ended  June 30,  2002, as compared to $116,703  during the six months
ended June 30,  2001. The decrease in  distributions in 2002, as compared to the
same period one-year ago, is due to overall  Partnership  results during 2002 as
compared  to 2001.  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.
<PAGE>

                                     PART II

                        CHRISKEN GROWTH & 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.  The  litigation  is pending in the  Circuit  Court of Cook  County,
Illinois, County Department, Chancery Division.


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.

                           99.1 Certification of CEO pursuant to 18 U.S.C.
                           Section 1350, as adopted pursuant to Section 906 of
                           the Sarbanes-Oxley Act of 2002.

                           99.2 Certification of CFO pursuant to 18 U.S.C.
                           Section 1350, as adopted pursuant to Section 906 of
                           the Sarbanes-Oxley Act of 2002.

                  (b)      Reports on Form 8 - K.

                           No Reports on Form 8-K were filed during the quarter
                           ended June 30, 2002.
<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, 2002               By:      /s/John F. Kennedy
                                             ---------------------------
                                             John F. Kennedy
                                             Director and President