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        U.S. SECURITIES AND EXCHANGE COMMISSION

                     WASHINGTON, D.C. 20549

                                

                          FORM 12b-25

                  NOTIFICATION OF LATE FILING

                          (Check One):



[X] Form 10-K  [ ] Form 20-F  [ ] Form 11-K  [ ] Form 10-Q 

                    [ ] Form N-SAR



     For Period Ended:          December 31, 1996     

     [ ] Transition Report on Form 10-K

     [ ] Transition Report on Form 20-F

     [ ] Transition Report on Form 11-K

     [ ] Transition Report on Form 10-Q

     [ ] Transition Report on Form N-SAR

     For the Transition Period Ended:                             



If the notification relates to a portion of the filing checked

above, identify the Item(s) to which the notification relates:    

                                                                  







    Part I - Registrant Information



     Full Name of Registrant:    Brauvin High Yield Fund L.P. II 



     Former Name if Applicable:              N/A                  

     

     Address of Principal Executive Office (Street and Number):

          150 South Wacker Drive, Chicago, Illinois    60606



Part II- Rules 12b-25 (b) and (c)



     If the subject report could not be filed without

unreasonable effort or expense and the registrant seeks     

relief pursuant to Rule 12b-25(b), the following should be  

completed. (Check box):



[ ] (a)  The reasons described in reasonable detail in Part III  

     of this form could not be eliminated without unreasonable   

     effort or expense



[X] (b) The subject annual report, semi-annual report, transition      

     report on Form 10-K, Form 20-F,11-K or Form N-SAR, or       

     portion thereof will be filed on or before the fifteenth    

     calendar day following the prescribed due date; or the 

     subject quarterly report or transaction report on Form 10-Q,

     or portion thereof will be filed on or before the fifth     

     calendar day following the prescribed due date; and



[ ] (c) The accountant's statement or other exhibit required by   

     Rule 12b-25(c) has been attached if applicable.



Part III - Narrative



     The Partnership is requesting a fifteen day extension of

time so that a complete and accurate presentation of all

information can be presented to the Limited Partners.



Part IV - Other Information



     (1) Name and telephone number of person to contact in regard

to this notification



          Tom Murphy                        (312) 443-0922     

            (Name)                        (Telephone Number)



     (2) Have all other periodic reports required under section

13 or 15(d) of the Securities Exchange Act of 1934 or section 30

of the Investment Company Act of 1940 during the preceeding 12

months or for such shorter period that the registrant was

required to file such report(s) been filed? If the answer is no,

identify report(s).      [X] Yes   [ ] No



     (3) Is it anticipated that any significant change in results

of operations from the corresponding period for the last fiscal

year will be reflected by the earnings statements to be included

in the subject report or portion thereof?    [X] Yes   [ ] No



     If so: attach an explanation of the anticipated change, both

narratively and quantitatively, and, if appropriate, state the

reasons why a reasonable estimate of the results cannot be made.



     The significant change in the results of operations for this

Partnership compared to the corresponding period for the last

fiscal year relates to the costs of the Transaction as outlined

in the August 23, 1996 proxy.  Total Transaction costs of

approximately $453,000 have been reflected in the statement of

operations for the year ended December 31, 1996, while no such

costs were recorded for the year ended December 31, 1995.



                  Brauvin High Yield Fund L.P.  II             

          (Name of Registrant as specified in the charter)



has caused this notification to be signed on its behalf by the

undersigned thereunto duly authorized.



Date: March 31, 1997     By:  Brauvin Realty Advisors II, Inc.

                              Corporate General Partner of

                              Brauvin High Yield Fund L.P. II



                              /s/  James L. Brault 

                                   James L. Brault

                                   Executive Vice President