SECURITIES AND EXCHANGE COMMISSION

                      Washington, DC  20549

                            FORM 10-Q

           Quarterly Report Under Section 13 or 15(d)
             of the Securities Exchange Act of 1934

For Quarter Ended September 30, 2004    Commission file number 2-90654

                     AMRECORP REALTY FUND II

     (Exact name of registrant as specified in its charter)

              TEXAS                     75-1956009
 (State or other jurisdiction of      (IRS Employer
  incorporation or organization       Identification
                                         Number)

                  2800 N. Dallas Pkwy Suite 100
                    Plano, Texas  75093-5994

            (Address of principal executive offices)


Registrant's telephone number, including area code:  (972)836-8000.


Indicate by check mark whether the registrant (1) has filed all
reports required to be filed by Section 13 or 15(d) of the
Securities Exchange Act of 1934 during the preceding 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:  Y        No:


               REGISTRANT IS A LIMITED PARTNERSHIP

                    TABLE OF CONTENTS




Item 1.  Financial Statements


The following Unaudited financial statements are filed herewith:

    Consolidated Balance Sheet as of September 30, 2004 and
    December 31, 2003                                                 Page 3

    Consolidated Statements of Operations for the Three
    and Nine months Ended September 30, 2004 and 2003
                                                                      Page 4

    Consolidated Statements of Cash Flows for the Nine
    months Ended September 30, 2004 and 2003                          Page 5



Item 2. Results of Operations and Management's Discussion and
        Analysis of Financial Condition                               Page 6

    Liquidity and Capital Resources                                   Page 9

    Other Information                                                 Page 11

    Signatures                                                        Page 12

The statements, insofar as they relate to the period subsequent
to December 31, 2003 are Unaudited.


PART 1.   FINANCIAL INFORMATION

     Item 1.     Financial Statements



                     AMRECORP REALTY FUND II
              Condensed Consolidated Balance Sheets


                                            September 30,     December 31,
                                                2004              2003
                                            (Unaudited)

ASSETS

Real Estate assets, at cost

Land                                         $580,045           $580,045
Buildings and improvements                  4,794,733          4,794,733
                                            5,374,778          5,374,778

 Less: Accumulated depreciation            (3,827,782)        (3,680,782)


Real estate, net                            1,546,996          1,693,996

Investments in Real Estate Held for Sale

Cash including cash investments               348,846            240,219
Escrow deposits                               184,855            202,842
Deferred Costs and Fees                         4,001              7,983
Other assets                                   23,390             13,320

            Total assets                   $2,108,088         $2,158,360


LIABILITIES AND PARTNERS' EQUITY:

LIABILITIES:

Mortgage and notes payable                 $2,088,732         $2,137,546
Payable to Affiliates                             342                320
Interest payable                                    0             16,611
Real estate taxes payable                      87,065                  0
Security deposits                              23,291             23,213
Accounts payable and accrued expenses          73,933            153,286

       Total liabilities                    2,273,363          2,330,976

PARTNERS CAPITAL (DEFICIT):

Limited Partners                              (92,528)           (99,796)
General Partners                              (72,747)           (72,820)

Total Partners Capital (Deficit)             (165,275)          (172,616)


                    Total                  $2,108,088         $2,158,360

Liability and Partners Equity

    See notes to Condensed Consolidated Financial Statements



                     AMRECORP REALTY FUND II
         Condensed Consolidated Statement of Operations
                           (Unaudited)

                                   Three Months Ended     Nine Months Ended
                                       September 30,        September 30,
REVENUES                              2004      2003         2004      2003

Rental income                      $235,757    $224,260   $671,728   $654,980
Other property                       11,011       3,839     22,867     15,029

    Total revenues                  246,768     228,099    694,595    670,009

EXPENSES
Salaries & wages                     23,724      21,439     64,022     61,111
Maintenance & repairs                18,072       8,124     64,509     21,230
Utilities                            14,057       8,365     33,650     25,916
Real estate taxes                    29,000      29,250     87,500     87,750
General administrative               13,346      13,672     28,053     30,201
Contract services                    12,800      12,451     43,068     35,974
Insurance                             8,386       9,366     31,777     29,050
Interest                             48,928      50,262    147,812    152,099
Depreciation and amortization        49,000      48,000    147,000    144,000
Property management fees             12,340      11,405     34,731     33,496
Amortization of deferred costs/fees   1,711       1,710      5,132      5,132


    Total expenses                  231,364     214,044    687,254    625,959


NET INCOME (LOSS)                   $15,404     $14,055     $7,341    $44,050


NET INCOME PER SHARE                  $1.06       $0.97      $0.50      $3.03


    See Notes to Condensed Consolidated Financial Statements




                     AMRECORP REALTY FUND II
         Condensed Consolidated Statement of Cash Flows
                            Unaudited


                                                        Nine Months Ended
                                                            June 30,
                                                       2004          2003

CASH FLOWS FROM OPERATING ACTIVITY

Net income (loss)                                     $7,341       $44,050

Adjustments to reconcile net income (loss) to
net cash provided by operating activities:

Depreciation and amortization                        147,000       144,000

Net Effect of changes in operating accounts

Escrow deposits                                       17,987        88,594
Deferred Costs                                         3,982       (17,527)
Accrued real estate taxes                             87,065        87,685
Security deposits                                         78         4,282
Accounts payable                                     (79,353)      (92,188)
Other assets                                         (10,070)       13,816

    Net cash used by operating activities            174,030       272,712

CASH FLOWS FROM INVESTING ACTIVITIES
                                                           0             0
    Net cash used by investing activities                  0             0

CASH FLOWS FROM FINANCING ACTIVITIES
Repayment of mortgage notes payable                  (48,814)      (44,485)
Proceeds from amounts due affiliates                      22       (24,152)
Increase in accrued interest                         (16,611)      (17,028)
  Net cash provided by financing activities          (65,403)      (85,665)

NET INCREASE (DECREASE) IN CASH AND CASH             108,627       187,047
EQUIVALENTS
CASH AND CASH EQUIVALENTS, BEGINNING OF PERIOD       240,219         7,833

CASH AND CASH EQUIVALENT, END OF PERIOD             $348,846      $194,880

    See Notes to Condensed Consolidated Financial Statements

Basis of Presentation:

     The  accompanying unaudited condensed consolidated financial
statements  have been prepared by Amrecorp Realty  Fund  II  (the
"Company")  pursuant  to  the  rules  and  regulations   of   the
Securities  and  Exchange Commission.  The  financial  statements
reflect  all  adjustments that are, in the opinion of management,
necessary   to  fairly  present  such  information.    All   such
adjustments  are  of  a  normal recurring nature.   Although  the
Company  believes that the disclosures are adequate to  make  the
information  presented  not misleading, certain  information  and
footnote  disclosures,  including a  description  of  significant
accounting  policies  normally included in  financial  statements
prepared  in  accordance  with  accounting  principles  generally
accepted in the United States of America, have been condensed  or
omitted pursuant to such rules and regulations.

     These  financial  statements should be read  in  conjunction
with  the financial statements and notes thereto included in  the
Company's  2003  Annual  Report  on  Form  10-K  filed  with  the
Securities  and Exchange Commission.  The results  of  operations
for interim periods are not necessarily indicative of the results
for  any  subsequent  quarter or the entire  fiscal  year  ending
December 31, 2004.

Item 2. RESULTS OF OPERATIONS AND MANAGEMENT'S DISCUSSION AND
ANALYSIS OF FINANCIAL CONDITION

Results of Operations

At September 30, 2004 the Partnership owned one property, Chimney
Square Apartments located in Abilene Texas with approximately
126,554 net rentable square feet.  The occupancy of Chimney
Square averaged 99.2% during the third quarter of 2004 as
compared to 98.2% for the third quarter of 2003.

THIRD QUARTER 2004 COMPARED TO THIRD QUARTER 2003

Revenue from property operations increased $18,669 or 8.18%,  for
the third quarter of 2004, as compared to the 2003 third quarter.
Rental  income increased $11,497 or 5.13% from decreased vacancy.
Other  income  increased  $7,172  or  186.82%  primarily  due  to
increased fees.   The following table illustrates the components:

                         Increase    Percent
                        (Decrease)   Change

Rental income            $11,497      5.13%
Other property             7,172    186.82%
                         $18,669      8.18%

Property operating expenses increased $17,319 or 8.09%,  for  the
third  quarter of 2004, as compared to the same period  in  2003.
This  was  primarily  due from increased maintenance  &  repairs.
Maintenance  and  repairs increased  $9,948  or  122.45%  due  to
higher  turnover cost.  Utilities increased $5,692 or 68.05%  due
to  higher  electric rates.  Salaries increased $2,285 or  10.66%
due   to  increased  maintenance  for  make  readies.   Insurance
decreased  $980 or 10.46% due to lower property insurance  rates.
The following table illustrates the components by category:

                                Increase        Percent
                               (Decrease)       Change

Salaries & wages                 $2,285         10.66%
Maintenance & repairs             9,948        122.45%
Utilities                         5,692         68.05%
Real estate taxes                  (250)         0.85%
General administrative             (326)         2.38%
Contract services                   349          2.80%
Insurance                          (980)        10.46%
Interest                         (1,334)         2.65%
Depreciation and amortization     1,000          2.08%
Property management fees            935          8.20%

Net Increase (Decrease)         $17,319          8.09%


FIRST NINE MONTHS 2004 COMPARED TO FIRST NINE MONTHS 2003

Revenue from property operations increased $24,586 or 3.67%,  for
the  first  nine  months of 2004, as compared to  the  2003  same
period.   Rental income increased $16,748 or 2.56% from decreased
vacancy.   Other income increased $7,838 or 52.15% primarily  due
to   increased  fees.    The  following  table  illustrates   the
components:

                                 Increase      Percent
                                (Decrease)     Change

Rental income                    $16,748        2.56%
Other property                     7,838       52.15%
                                 $24,586        3.67%

Property operating expenses increased $61,295 or 9.79%,  for  the
first  nine  months of 2004, as compared to the  same  period  in
2003.   This  was  primarily  due from  increased  maintenance  &
repairs.   Maintenance and repairs increased  $43,279 or  203.86%
due  to  higher  turnover cost.  Utilities  increased  $7,734  or
29.84% due to higher electric rates.  Contract services increased
$7,094  or  19.72% due to increased cable costs.   The  following
table illustrates the components by category:

                                 Increase      Percent
                                (Decrease)     Change

Salaries & wages                  $2,911        4.76%
Maintenance & repairs             43,279      203.86%
Utilities                          7,734       29.84%
Real estate taxes                   (250)       0.28%
General administrative            (2,148)       7.11%
Contract services                  7,094       19.72%
Insurance                          2,727        9.39%
Interest                          (4,287)       2.82%
Depreciation and amortization      3,000        2.08%
Property management fees           1,235        3.69%
Net Increase (Decrease)          $61,295        9.79%



THIRD QUARTER 2003 COMPARED TO THIRD QUARTER 2002

Revenue  from property operations increased $2,596 or 1.15%,  for
the third quarter of 2003, as compared to the 2002 third quarter.
Rental income increased $4,699 or 2.14% from higher rental rates.
Other  income  decreased  $2,103  or  35.39%  primarily  due   to
decreased fees.   The following table illustrates the components:


                       Increase   Percent
                      (Decrease)  Change

Rental income           $4,699     2.14%
Other property          (2,103)   35.39%

                        $2,596     1.15%

Property  operating expenses increased $5,310 or 2.54%,  for  the
third  quarter of 2003, as compared to the same period  in  2002.
This  was  primarily due from increased general &  administrative
costs.  General & administrative costs increased $5,289 or 63.09%
primarily due to increased mailing costs, and professional  fees.
Maintenance  &  repairs decreased $1,294 or 13.74%  due  to  less
demand  for  maintenance supplies. Payroll  increased  $2,088  pr
10.79%   due   to   increased  salaries.   The  following   table
illustrates the components by category:

                                   Increase     Percent
                                  (Decrease)    Change

Salaries & wages                    $2,088      10.79%
Maintenance & repairs               (1,294)     13.74%
Utilities                              (48)      0.57%
Real estate taxes                      334       1.16%
General administrative               5,289      63.09%
Contract services                      480       4.01%
Insurance                             (534)      5.39%
Interest                            (1,216)      2.36%
Property management fees               211       1.88%

Net Increase                        $5,310       2.54%
(Decrease)

FIRST NINE MONTHS 2003 COMPARED TO FIRST NINE MONTHS 2002

Revenue from property operations decreased $704 or 0.10%, for the
first  nine  months of 2003, as compared to the 2002  first  nine
months.   Other income decreased $823 or 5.19% primarily  due  to
decreased fees.   The following table illustrates the components:

                                Increase     Percent
                               (Decrease)    Change

Rental income                     $119        0.02%
Other property                    (823)       5.19%
                                 ($704)       0.10%

Property  operating expenses increased $4,151 or 0.67%,  for  the
first  nine  months of 2003, as compared to the  same  period  in
2002.    This  was  primarily  due  from  decreased   general   &
administrative  costs.  General & administrative costs  decreased
$4,596  or  13.21% primarily due to decreased mailing costs,  and
professional fees.  Insurance increased $3,717 or 14.67%  due  to
increased  rates at renewal.  Contract services increased  $3,519
or  10.84%  due  to  higher  cable rates.   The  following  table
illustrates the components by category:


                                    Increas      Percent
                                   (Decrease)    Change

Salaries & wages                     $1,832       3.09%
Maintenance & repairs                    52       0.25%
Utilities                             1,385       5.65%
Real estate taxes                     1,336       1.55%
General administrative               (4,596)     13.21%
Contract services                     3,519      10.84%
Insurance                             3,717      14.67%
Interest                             (3,190)      2.05%
Property management fees                 96       0.29%
Net Increase (Decrease)              $4,151       0.67%


LIQUIDITY AND CAPITAL RESOURCES

While it is the General Partners primary intention to operate and
manage  the existing real estate investments, the General Partner
also  continually evaluates this investment in light  of  current
economic  conditions  and  trends to determine  if  these  assets
should  be  considered for disposal.  Accordingly,  in  1996  the
Partnership sold its investment in the shopping center located in
Lancaster,  Texas,  recognizing a  loss  of  $10,177.   Shorewood
Apartments,  an  apartment complex located  in  Charlotte,  North
Carolina  was sold in January 1997.  Net proceeds from  the  sale
were  1.3  million  dollars resulting  in  cash  distribution  of
$100.00 per unit.

As  of  September 30, 2004, the Partnership had $348,846 in  cash
and  cash  equivalents as compared to $240,219 as of December  31
2003.  The net increase in cash of $108,627 is principally due to
cash flow from operations.

On  September  30,  2002 the partnership distributed  $15.00  per
limited  partnership unit to units of record September 30,  2002.
This  distribution was made from excess cash on  hand  from  cash
flow from operations.

The  property  is  encumbered  by  non-recourse  mortgage  as  of
September  30,  2004, with an interest rate of  9.325%.  Required
principal payments on this mortgage note for the two years  ended
December 31, 2005, are $59,039 and $2,079,227 respectively.

For  the  foreseeable  future, the Partnership  anticipates  that
mortgage   principal   payments   (excluding   balloon   mortgage
payments), improvements and capital expenditures will  be  funded
by  net  cash from operations.  The primary source of capital  to
fund   future  Partnership  acquisitions  and  balloon   mortgage
payments will be proceeds from the sale, financing or refinancing
of the properties.

On  February  7,  1995  the Partnership refinanced  the  loan  on
Chimney  Square Apartments. The original loan matured and  a  new
$2,475,000  loan bearing interest at 9.325% per year was  secured
from  Newport Mortgage Company L.P. The loan matures on March  1,
2005. In connection with this loan, the lender required, and  the
Partnership  provided, a new single asset  partnership  known  as
Chimney Square Apartments, owned 99% by the Fund.

In  February 1991, Amrecorp Realty Inc., resigned as the Managing
General  Partner of the Partnership. As was communicated  to  all
limited  partners, this step was taken in order to  minimize  any
effect  that Amrecorp's financial difficulties might have on  the
partnership. Management of the Partnership's assets is  performed
by Univesco, Inc., a Texas corporation, Robert J. Werra, CEO.

Management intends to continue operating the Partnership in its
present form while investigating options to improve operations of
the Partnership.

Item  3  -  Quantitative and Qualitative Disclosure about  Market
Risk

     The   Partnership  is  exposed  to  interest  rate   changes
primarily  as  a  result  of  its  real  estate  mortgages.   The
Partnerships interest rate risk management objective is to  limit
the  impact  of interest rate changes on earnings and cash  flows
and  to  lower  it's  overall borrowing costs.   To  achieve  its
objectives,  the  Partnership borrows primarily at  fixed  rates.
The  Partnership does not enter into derivative or interest  rate
transactions for any purpose.

     The  Partnerships' activities do not contain  material  risk
due  to  changes  in general market conditions.  The  partnership
invests only in fully insured bank certificates of deposits,  and
mutual funds investing in United States treasury obligations.


Item 4 - Controls and Procedures

     Based  on  their most recent evaluation, which was completed
within  90  days  of  the filing of this Form  10-Q,  our  Acting
Principal Executive Officer and Chief Financial Officer,  believe
our  disclosure controls and procedures (as defined  in  Exchange
Act  Rules 13a-14 and 15d-14) are effective. There were  not  any
significant changes in internal controls or in other factors that
could significantly affect these controls subsequent to the  date
of their evaluation, and there has not been any corrective action
with regard to significant deficiencies and material weaknesses.



                    Part II

                    Other Information


Item 1.                  Legal Proceedings

                    See Part I Item 2. Management's Discussion
                    and Analysis of Financial Conditions and
                    Results of Operations.

Item 2.             Changes in Securities.
                     None

Item 3.             Defaults upon Senior Securities
                     None

Item 4.             Submission of Matter to a Vote of Security Holders.
                     None

Item 5.             Other Information.
                     None

Item 6.             Exhibits and Reports on Form 8-K.
                     None.


         (A)  The following documents are filed herewith or incorporated
              herein by reference as indicated as Exhibits:



Exhibit Designation                     Document Description

                              Limited Partnership Agreement
                              incorporated by reference to Registration
                              Statement No. 2-90654 effective
                              July 6, 1984.

                              Limited Partnership Agreement
                              incorporated by reference to Registration
                              Statement No. 2-90654 effective
                              July 6, 1984.

     11                       Not Applicable
     15                       Not Applicable
     18                       Not Applicable
     19                       Not Applicable
     20                       Not Applicable
     23                       Not Applicable
     31.1
                              Certification Pursuant to
                              Rules 13a-14 and 15d-14 Under
                              the Securities Exchange Act of
                              1934, as Adopted Pursuant to
                              Section 302 of the Sarbanes-
                              Oxley Act of 2002, filed
                              herewith.

     32.1                     Certification Pursuant to 18
                              U.S.C. Section 1350, as
                              Adopted Pursuant to Section
                              906 of the Sarbanes-Oxley Act
                              of 2002, filed herewith.









                         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 thereunto duly
     authorized.


                         AMRECORP REALTY FUND II
                         a Texas limited partnership



                         By:  /s/ Robert J. Werra
                              Robert J. Werra,
                              General Partner






     Date:     October 30, 2004

                              Exhibit 31.1

     CERTIFICATION PURSUANT TO RULES 13a-14 AND 15d-14 UNDER
   THE SECURITIES EXCHANGE ACT OF 1934, AS ADOPTED PURSUANT TO
          SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002


I Robert J. Werra, Acting Principal Executive Officer and Chief
Financial Amrecorp Realty Fund II ("the Company"), certify that:


1.     I  have reviewed this quarterly report on Form 10-Q of the
       Company;

2.     Based  on  my  knowledge, this quarterly report  does  not
       contain  any untrue statement of a material fact  or  omit
       to  state a material fact necessary to make the statements
       made,  in  light  of the circumstances  under  which  such
       statements were made, not misleading with respect  to  the
       period covered by this quarterly report;

3.     Based  on  my  knowledge,  the financial  statements,  and
       other  financial  information included in  this  quarterly
       report,  fairly  present  in  all  material  respects  the
       financial condition, results of operations and cash  flows
       of  the  registrant as of, and for, the periods  presented
       in this quarterly report;

4.     I   am   responsible  for  establishing  and   maintaining
       disclosure   controls  and  procedures  (as   defined   in
       Exchange  Act Rules 13a-15(e) and 15d-15(e)) and  internal
       control  over financial reporting (as defined in  Exchange
       Act  Rules  13a-15(f) and 15d-15(f)) for the  Company  and
       have:

  a.   designed  such  disclosure  controls  and  procedures,  or
       caused  such  disclosure controls  and  procedures  to  be
       designed  under  my supervision, to ensure  that  material
       information  relating to the company and its  consolidated
       subsidiaries  is made known to me by others  within  those
       entities, particularly for the periods presented  in  this
       quarterly report;

  b.   designed  such internal control over financial  reporting,
       or  caused  such internal control over financial reporting
       to   be   designed  under  my  supervision,   to   provide
       reasonable   assurance  regarding   the   reliability   of
       financial  reporting  and  the  preparation  of  financial
       statements  for  external  purposes  in  accordance   with
       generally accepted accounting principles.

  c.   evaluated  the  effectiveness of the Company's  disclosure
       controls  and procedures and presented in this  report  my
       conclusions  about  the effectiveness  of  the  disclosure
       controls  and  procedures, as of the  end  of  the  period
       covered by this report based on such evaluation; and



       CERTIFICATION PURSUANT TO RULES 13a-14 AND 15d-14 UNDER
     THE SECURITIES EXCHANGE ACT OF 1934, AS ADOPTED PURSUANT TO
      SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002 - continued


  d.   disclosed in this report any change in the Company's internal
       control  over  financial reporting that occurred  during  the
       Company's  most  recent fiscal quarter  that  has  materially
       affected,  or is reasonably likely to materially affect,  the
       Company's internal control over financial reporting; and


5.     I  have  disclosed  based  on my most  recent  evaluation  of
       internal  control over financial reporting, to the  Company's
       auditors  and  Audit Committee of the Board of Directors  (or
       persons fulfilling the equivalent function):

  a.   all  significant deficiencies and material weaknesses in  the
       design  or  operation  of  internal  control  over  financial
       reporting which are reasonably likely to adversely affect the
       Company's  ability to record, process, summarize, and  report
       financial data; and

  b.   any  fraud, whether or not material, that involves management
       or  other  employees  who  have a  significant  role  in  the
       Company's internal control over financial reporting.




  /s/ Robert J. Werra


  Robert J. Werra
  Acting Principal Executive Officer and Chief Financial Officer
  October 30, 2004






















                            Exhibit 32.1

                      CERTIFICATION PURSUANT TO
                       18 U.S.C. SECTION 1350,
                       AS ADOPTED PURSUANT TO
            SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

  In connection with the Quarterly Report of Amrecorp Realty Fund II
  ("the  Company") on Form 10-Q for the period ending September  30,
  2004  as filed with the Securities and Exchange Commission on  the
  date  hereof ("the Report"), I, Robert J. Werra, Acting  Principal
  Executive  Officer  and Chief Financial Officer  of  the  Company,
  certify, pursuant to 18 U.S.C. 1350, as adopted pursuant to 906 of
  the Sarbanes-Oxley Act of 2002, that:

          (1)  The report fully complies with the requirements of section
            13(a) or 15(d) of the Securities Exchange Act of 1934, as
            amended; and

          (2)  The information contained in the Report fairly presents,
            in all material respects, the financial condition and results
            of operations of the Company.



  /s/ Robert J. Werra


  Robert J. Werra
  Acting Principal Executive Officer and Chief Financial Officer
  October 30, 2004