SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 2O549
                                    FORM 1O-K

(Mark One)
/ x /Annual  Report  Pursuant  to  Section  13 or 15 (d) of the  Securities  and
Exchange Act of 1934 [Fee Required] for the fiscal year ended December 31, 2000.
or /  /Transition  report  pursuant  to  section  13 or 15(d) of the  Securities
Exchange  Act  of  1934  [No  Fee  Required]  for  the  transition  period  from
____________ to ______________.

Commission File No. 2-96364.

 DSI REALTY INCOME FUND IX, a California Limited Partnership
(Exact name of registrant as specified in governing instruments)

_________California___________________________33-0103189_____
(State of other jurisdiction of               (I.R.S. Employer
incorporation or organization                 identification
                                              number

         6700 E. Pacific Coast Hwy., Long Beach, California 9O8O3
         (Address of principal executive offices)     (Zip Code)

Registrants telephone number, including area code-(562)493-8881

Securities registered pursuant to Section 12(b) of the Act: none.

Securities registered pursuant to Section 12(g) of the Act:

                     Units of Limited Partnership Interests
                        (Class of Securities Registered)

     Indicate by check mark,  whether the  registrant  (l) 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 9O days. Yes_X____. No______.

     Indicate by check mark if disclosure of delinquent  filers pursuant to Item
405 of Regulation S-K (Section 229.405 of this chapter) is not contained herein,
and will not be contained,  to the best of registrant's knowledge, in definitive
proxy or information  statements  incorporated  by reference in Part III of this
Form 10-K or any amendment to this Form 10-K. /x/

     The Registrant is a limited  partnership and there is no voting stock.  All
units of limited  partnership  sold to date are owned by  non-affiliates  of the
registrant. All such units were sold at $5OO.OO per unit.

<PAGE>

                       DOCUMENTS INCORPORATED BY REFERENCE

Item 8. Registrant's Financial Statements for its fiscal year ended December 31,
     2000, incorporated by reference to Form 10-K, Part II.

Item 11.  Registrant's  Financial  Statements for its fiscal year ended December
     31, 2000, incorporated by reference to Form 10-K, Part III.

Item 12.  Registration  Statement  on  Form  S-11,  previously  filed  with  the
     Securities and Exchange  Commission  pursuant to Securities Act of 1933, as
     amended, incorporated by reference to Form 10-K Part III.

Item 13.  Registrant's  Financial  Statements for its fiscal year ended December
     31, 2000, incorporated by reference to Form 10-K, Part III.

                                     PART I

Item l.  BUSINESS

     Registrant,   DSI  Realty   Income  Fund  IX  (the   "Partnership")   is  a
publicly-held limited partnership organized under the California Uniform Limited
Partnership Act pursuant to a Certificate  and Agreement of Limited  Partnership
(hereinafter  referred to as  "Agreement")  dated March 6, 1985,  as amended and
restated to November 1, 1985. The General  Partners are DSI Properties,  Inc., a
California  corporation,  Robert J. Conway and Joseph W. Conway,  brothers.  The
General Partners are affiliates of Diversified Securities,  Inc., a wholly-owned
subsidiary of DSI Financial,  Inc. The General Partners provide similar services
to other partnerships. Through its public offering of Limited Partnership Units,
Registrant  sold thirty  thousand  six hundred  ninety-three  (30,693)  units of
limited  partnership   interests   aggregating  Fifteen  Million  Three  Hundred
Forty-Six Thousand Five Hundred Dollars  ($15,346,500) The General Partners have
retained a one percent (l%)  interest in all profits,  losses and  distributions
(subject to certain conditions)  without making any capital  contribution to the
Partnership.  The  General  Partners  are  not  required  to  make  any  capital
contributions  to the  Partnership  in the future.  Registrant is engaged in the
business of investing in and operating mini-storage  facilities with the primary
objectives of generating,  for its partners,  cash flow, capital appreciation of
its properties,  and obtaining  federal income tax deductions so that during the
early years of operations,  all or a portion of such  distributable cash may not
represent  taxable income to its partners.  Funds obtained by Registrant  during
the public offering  period of its units were used to acquire five  mini-storage
facilities,  as well as a joint venture interest with an affiliated  Partnership
(DSI Realty  Income Fund VIII, a California  Limited  Partnership)  in which the
Partnership  has a 70% interest in a  mini-storage  facility  located in Aurora,
Colorado.  Registrant  does not intend to sell  additional  limited  partnership
units.  The term of the  Partnership is fifty years but it is  anticipated  that
Registrant will sell and/or refinance its properties prior to the termination of
the Partnership.  The Partnership is intended to be  self-liquidating  and it is
not  intended  that  proceeds  from the  sale or  refinancing  of its  operating
properties will be reinvested.  Registrant has no full time employees but shares
one or more employees with other publicly-held limited partnerships sponsored by
the General  Partners.  The General Partners are vested with authority as to the
general  management  and  supervision of the business and affairs of Registrant.
Limited  Partners have no right to  participate  in the management or conduct of
such business and affairs.  An independent  management company has been retained
to  provide  day-to-day   management   services  with  respect  to  all  of  the
Partnership's investment properties.

     Average occupancy levels for each of the  Partnership's  properties for the
years ended December 31, 2000 and December 31, 1999 are as follows:

Location of Property                Average Occupancy         Average Occupancy
                                    Level for the              Level for the
                                    Year Ended                 Year Ended
                                    Dec. 31, 2000              Dec. 31, 1999

Azusa, CA                                85%                        81%

Elgin, IL                                81%                        81%

Everett, WA                              82%                        82%

Monterey Park, CA                        89%                        88%

Romeoville, IL                           78%                        75%

Aurora, CO*                              86%                        88%

*The Partnership owns a 70% interest in this facility.

     The  business in which the  Partnership  is engaged is highly  competitive.
Each of its  mini-storage  facilities  is located in or near a major urban area,
and  accordingly,   competes  with  a  significant  number  of  individuals  and
organizations  with respect to both the purchase and sale of its  properties and
for rentals.  Generally,  Registrant's business is not affected by the change in
seasons.

<PAGE>

Item 2.  PROPERTIES

     Registrant owns a fee interest in five mini-storage facilities,  as well as
a 70% interest in a joint  venture with an  affiliated  partnership  (DSI Realty
Income Fund VIII, a California  Limited  Partnership) which joint venture owns a
mini-storage facility, none of which are subject to long-term indebtedness.  The
following  table  sets forth  information  as of  December  31,  2000  regarding
properties owned by the Partnership.

Location          Size of     Net Rentable     No. of            Completion
                  Parcel      Area             Rental Units      Date

Azusa, CA         2.94 acres  71,059           664                6/11/86

Elgin, IL         4.99 acres  48,363           441                9/29/86

Everett, WA       2.71 acres  50,572           488               12/01/85

Monterey Park,
CA                 .95 acres  31,654           392                8/23/86

Romeoville, IL   3.956 acres  65,941           690               11/24/86

Aurora, CO(1)      4.6 acres  86,676           887                9/05/85

(1)  The Partnership has a 70% fee interest in this facility.  DSI Realty Income
     Fund VIII, a California  Limited  Partnership  (an affiliated  partnership)
     owns a 30% fee interest in this facility.

Item 3.  LEGAL PROCEEDINGS

     Registrant is not a party to any material pending legal proceedings.

Item 4.  SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS

     None.

                                     PART II

Item 5.  MARKET FOR THE REGISTRANT'S COMMON EQUITY AND
                  RELATED STOCKHOLDER MATTERS

     Registrant,  a  publicly-held  limited  partnership,  sold  30,693  limited
partnership  units during its offering and currently has 1,228 limited  partners
of record.  There is no intention to sell additional  limited  partnership units
nor is there a market for these units.

     Average  cash  distributions  of $13.75 per Limited Partnership Unit were
declared and paid each quarter for the year ended December 31, 2000 and $12.00
per Limited Partnership Unit were declared and paid each quarter for the year
ended December 31, 1999 and $12.61 per Limited Partnership Unit were declared
and paid  each  quarter  for  the year ended 1998. It  is  the  Registrant's
expectations that  distributions  will continue to be paid in the  future.

Item 6.  SELECTED FINANCIAL DATA
         FIVE YEARS ENDED DECEMBER 31, 2000
         --------------------------------------------------------------------
                   2000         1999         1998          1997          1996
                   ----         ----         ----          ----          ----
TOTAL REVENUES
AND OTHER
INCOME         $ 2,960,225  $ 2,878,176  $ 2,779,151  $ 2,624,488  $ 2,468,108

TOTAL
EXPENSES         1,863,988    1,833,773    1,684,393    1,674,192    1,620,477

MINORITY
INTEREST
IN INCOME OF
REAL ESTATE
JOINT
VENTURE           (121,220)    (122,453)    (109,741)     (93,305)     (82,729)
               -----------  -----------  -----------  ------------  ------------

NET
INCOME         $   975,017  $   921,950  $   985,017  $   856,991  $   764,902
               ===========  ===========  ===========  ============  ============

TOTAL
ASSETS         $ 5,709,174  $ 6,265,344  $ 6,924,389  $ 7,396,927  $ 8,011,698
               ===========  ===========  ===========  ============  ============

CASH FLOW FROM:
OPERATING      $ 1,666,833  $ 1,639,711  $ 1,702,518   $ 1,494,901  $ 1,468,741
INVESTING           (5,940)     (42,758)         -             -            -
FINANCING       (1,654,732)  (1,727,394)  (1,565,393)   (1,547,914)  (1,530,884)

NET INCOME
PER LIMITED
PARTNERSHIP
UNIT           $     31.45  $     29.64  $     31.77  $      27.64  $      24.67
               ===========  ===========  ===========  ============  ============

CASH
DISTRIBUTIONS
PER LIMITED
PARTNERSHIP
UNIT           $     47.99  $     50.47  $     45.30  $      45.27  $      45.00
               ===========  ===========  ===========  ============  ============


<PAGE>

Item 7.  MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
                  CONDITION AND RESULTS OF OPERATIONS.

                              RESULTS OF OPERATIONS


2000 COMPARED TO 1999

Total revenues increased from $2,867,285 in 1999 to $2,952,549 in 2000, total
expenses increased from $1,833,773 to $1,863,988, other income decreased from
$10,891 to $7,676 and minority interest in income of the real estate joint
venture decreased from $122,453 to $121,220. As a result of these fluctuations,
net income attributed to higher occupacy and unit rental rates.  Occupancy
levels for the Partnership's six mini-storage facilities averaged 83.8% for
the year ended December 31, 2000 and 82.4% for the year ended December 31,
1999.  The Partnership is continuing its advertising campaign to attract and
keep new tenants in its various mini-storage facilities.  The approximate
$32,800 (4.1%) increase in operating expenses was due primarily to increases
in real estate tax, salaries and wages, workers compensation insurance and
security alarm service expenses partially offset by decreases yellow pages
advertising costs, maintenance and repair and power and sweeping expenses.
General and administrative expenses increased approximately $19,700 (12.4%)
primarily as a result of increases in legal and professional and office supplies
and printing expenses.  General Partners' incentive management fees decreased
approximately $6,900 (5.0%).  These fees, which are based on cash distributions
to Limited Partners, decreased as a result of a decrease in these distributions.
Property management fees, which are based on rental revenue, increased as a
result of the increase in rental revenue.

1999 COMPARED TO 1998

Total revenues increased from $2,765,747 in 1998 to $2,867,285 in 1999, total
expenses increased from $1,684,393 to $1,833,773, other income decreased from
$13,404 to $10,891 and minority interest in income of the real estate joint
venture increased from $109,741 to $122,453.  As a result, of these fluctuations
net income decreased from $985,017 to $921,950.  The approximate $101,500 (3.7%)
increase in rental revenues can be attributed to higher unit rental rates.
Occupancy levels for the Partnership's six mini-storage facilities averaged
82.4% for the year ended December 31, 1999 and 83.8% for the year ended
December 31, 1998.  The Partnership is continuing its advertising campaign to
attract and keep new tenants in its various mini-storage facilities.  The
approximate $83,800 (11.6%) increase in operating expenses was due primarily
to increases in yellow pages and other advertising costs, maintenance and
repair, salaries and wages, workers compensation and power and sweeping expenses
partially offset by real estate tax and security alarm service expenses.
General and administrative expenses increased approximately $9,600 (6.4%) as
a result of relatively insignificant fluctuations in various expense accounts.
General Partners' incentive management fees increased approximately $15,300
(12,2%).  These fees, which are based on cash distributions to Limited Partners,
increased as a result of an increase in these distributions.  Property manage-
ment fees, which are based on rental revenue, increased as a result of the
increase in rental revenue.

Operating expenses consists mainly of expenses such as yellow pages and other
advertising, utilities, repairs and maintenance, real estate taxes, salaries
and wages and their related expenses.  General and administrative expenses
consist mainly of expenses such as legal and professional, office supplies,
postage accounting services and computer expenses.


                         LIQUIDITY AND CAPITAL RESOURCES

     Net cash provided by operating activities increased by approximately
$27,100  (1.7%) in 2000 compared to 1999 primarily as a result of the increase
in net income.  Net cash provided by operating activities decreased by approx-
imately $62,800 (3.7%) in 1999 compared to 1998 primarily as a result of the
decrease in net income.  Cash used in financing  activities,  as set forth in
the statements of cash flows, has been used for  distributions to partners and
the minority interest in the  Partnership's  real estate joint venture.  Special
distributions of 1.5%, 2% and 1% was declared and paid on December 15, 2000,
1999 and 1998.

     Cash used in investing  activities,  as set forth in the statements of cash
flows, consists of acquisitions of equipment for the Partnership's  mini-storage
facilities. The  Partnership  has no material  commitments  for capital
expenditures.

     The  General  Partners  plan  to  continue  their  policy  of  funding  the
continuing  improvement  and  maintenance  of Partnership  properties  with cash
generated from operations.  The Partnership's anticipates that cash flows
generated from operations will be sufficient to cover operating expenses and
distributions for the next twelve months and beyond.

     The General  Partners  are not aware of any  environmental  problems  which
could  have a  material  adverse  effect  upon  the  financial  position  of the
Partnership.

                   QUARTERLY FINANCIAL INFORMATION (UNAUDITED)

Summarized quarterly financial data for the years ended December 31, 2000 and
1999 was as follows:

                                        2000 Quarter Ended
                                        ------------------

                          March 31,   June 30,   September 30,   December 31,

Total revenues            $700,729    $701,010    $782,414        $768,396

Income before minority
interest in joint
venture                    229,692     239,584     289,568         337,393

Net income                 197,503     213,395     260,081         304,038

Net income per
limited partnerhip
unit                      $   6.37    $   6.88    $   8.39        $   9.81

Weighted average
limited partnership
units                        30,693     30,693      30,693          30,693


                                        1999 Quarter Ended
                                        ------------------

                          March 31,   June 30,   September 30,  December 31,

Total revenues            $705,837    $732,740    $725,364       $703,344

Income before minority
interest in joint
venture                    217,539     278,526     300,131        248,207

Net income                 191,890     248,950     267,754        213,356

Net income per
limited partnership
unit                      $   6.19    $   8.03    $   8.64      $    6.88

Weighted average
limited partnership
uits                        30,693      30,693      30,693         30,693



<PAGE>

Item 8.  FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA

     Attached hereto as Exhibit l is the information required to be set forth as
Item 8, Part II hereof.

Item 9.  CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON
                  ACCOUNTING AND FINANCIAL DISCLOSURE.

     None.

                                    PART III

Item 10.  DIRECTORS AND EXECUTIVE OFFICERS OF THE REGISTRANT'S
                  GENERAL PARTNER

     The General Partners of Registrant are the same as when the Partnership was
formed, i.e., DSI Properties,  Inc., a California corporation,  Robert J. Conway
and Joseph W.  Conway,  brothers.  As of December 31,  2000,  Messrs.  Robert J.
Conway and Joseph W. Conway, each of whom own approximately 48.4% of the issued
and outstanding capital stock of DSI Financial,  Inc., a California corporation,
together  with Mr.  Joseph W.  Stok,  currently  comprise  the  entire  Board of
Directors of DSI Properties, Inc.

     Mr. Robert J. Conway is 67 years of age and is a licensed  California  real
estate  broker,  and since 1965 has been  President and a member of the Board of
Directors of  Diversified  Securities,  Inc.,  and since 1973  President,  Chief
Financial Officer and a member of the Board of Directors of DSI Properties, Inc.
Mr. Conway received a Bachelor of Science Degree from Marquette  University with
majors in Corporate Finance and Real Estate.

     Mr.  Joseph W.  Conway  is age 71 and has been  Executive  Vice  President,
Treasurer and a member of the Board of Directors of Diversified Securities, Inc.
since 1965 and since 1973 the Vice President,  Treasurer and member of the Board
of Directors of DSI  Properties,  Inc.  Mr.  Conway  received a Bachelor of Arts
Degree from Loras College with a major in Accounting.

     Mr.  Joseph  W.  Stok is age 77 and  has  been a  member  of the  Board  of
Directors of DSI  Properties,  Inc.  since 1994, a Vice President of Diversified
Securities,   Inc.  since  1973,  and  an  Account  Executive  with  Diversified
Securities, Inc. since 1967.

Item 11.  EXECUTIVE COMPENSATION (MANAGEMENT REMUNERATION AND
                  TRANSACTIONS)

     The  information  required  to be  furnished  in  Item  11 of  Part  III is
contained  in  Registrant's  Financial  Statements  for its  fiscal  year  ended
December 31, 2000,  which together with the report of its independent  auditors,
Deloitte & Touche LLP, is attached hereto as Exhibit 1 and  incorporated  herein
by this reference. In addition to such information:

     (a)  No annuity,  pension or retirement benefits are proposed to be paid by
          Registrant  to any of  the  General  Partners  or to  any  officer  or
          director of the corporate General Partner;

     (b)  No  standard or other  arrangement  exists by which  directors  of the
          Registrant are compensated;

     (c)  The  Registrant  has not  granted  any option to  purchase  any of its
          securities; and

     (d)  The Registrant has no plan, nor does the Registrant  presently propose
          a plan,  which  will  result  in any  remuneration  being  paid to any
          officer or director upon termination of employment.

Item 12.  SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND
                  MANAGEMENT

     As of  December  31, 2000 no person of  record  owned  more than 5% of the
limited partnership units of Registrant,  nor was any person known by Registrant
to own of record and beneficially,  or beneficially  only, more than 5% thereof.
The balance of the  information  required to be furnished in Item 12 of Part III
is contained in  Registrant's  Registration  Statement on Form S-11,  previously
filed  pursuant  to the  Securities  Act of  1933,  as  amended,  and  which  is
incorporated  herein  by this  reference.  The only  change  to the  information
contained in said  Registration  Statement on Form S-11 is the fact that Messrs.
Benes and Blakley have retired and Messrs. Robert J. Conway and Joseph W. Conway
equity  interest in DSI Financial,  Inc.,  parent of DSI  Properties,  Inc., has
increased. Please see information contained in Item 10 hereinabove.

<PAGE>

Item 13.  CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS

     The  information  required  to be  furnished  in  Item  13 of  Part  III is
contained  in  Registrant's  Financial  Statements  for its  fiscal  year  ended
December 31, 2000,  attached hereto as Exhibit l and incorporated herein by this
reference.

                                     PART IV

Item 14  EXHIBITS, FINANCIAL STATEMENT SCHEDULES AND REPORTS ON
                  FORM 8-K

     (a)(l) Attached hereto and incorporated herein by this reference as Exhibit
          l are Registrant's  Financial Statements and Supplemental Schedule for
          its fiscal year ended December 31, 2000,  together with the reports of
          its independent  auditors,  Deloitte & Touche.  See Index to Financial
          Statements and Supplemental Schedule.

     (a)(2) Attached hereto and incorporated herein by this reference as Exhibit
          2 is Registrant's  letter to its Limited Partners regarding its Annual
          Report for its fiscal year ended December 31, 2000.

     (b)  No reports on Form 8K were filed during the fiscal year ended December
          31, 2000.

                                   SIGNATURES

     Pursuant  to the  requirements  of Section  13 or 15 (d) 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.

DSI REALTY INCOME FUND IX
by:  DSI Properties, Inc., a
California corporation, as
General Partner



By_____________________________     Dated:  March 30, 2001
  ROBERT J. CONWAY, President
  (Chief Executive Officer, Chief
  Financial Officer, and Director)



By____________________________      Dated:  March 30, 2001
  JOSEPH W. CONWAY (Executive
  Vice President and Director)

     Pursuant to the  requirements of the Securities  Exchange Act of 1934, this
report has been signed by the following  persons on behalf of the registrant and
in the capacities and on the date indicated.

DSI REALTY INCOME FUND IX
by:  DSI Properties, Inc., a
California corporation, as
General Partner



By:__________________________               Dated:  March 30, 2001
  ROBERT J. CONWAY, President,
  Chief Executive Officer, Chief
  Financial Officer, and Director



By___________________________               Dated:  March 30, 2001
  JOSEPH W. CONWAY
  (Executive Vice President
  and Director)

<PAGE>

                            DSI REALTY INCOME FUND IX

                              CROSS REFERENCE SHEET

                        FORM 1O-K ITEMS TO ANNUAL REPORT


PART I, Item 3. There are no legal proceedings pending or threatened.

PART I, Item 4.  Not applicable.

PART II, Item 5.  Not applicable.

PART II, Item 6. The information required is contained in Registrant's Financial
Statements for its fiscal year ended December 31, 2000, attached as Exhibit l to
Form 10-K.

PART II, Item 8. See Exhibit l to Form 10-K filed herewith.

PART II, Item 9.  Not applicable.

<PAGE>

                                    EXHIBIT l
DSI REALTY INCOME FUND IX
(A California Real Estate Limited Partnership)

SELECTED FINANCIAL DATA
FIVE YEARS ENDED DECEMBER 31, 2000
--------------------------------------------------------------------------------
                   2000         1999         1998          1997          1996
                   ----         ----         ----          ----          ----
TOTAL REVENUES
AND OTHER
INCOME         $ 2,960,225  $ 2,878,176  $ 2,779,151  $ 2,624,488  $ 2,468,108

TOTAL
EXPENSES         1,863,988    1,833,773    1,684,393    1,674,192    1,620,477

MINORITY
INTEREST
IN INCOME OF
REAL ESTATE
JOINT
VENTURE           (121,220)    (122,453)    (109,741)     (93,305)     (82,729)
               -----------  -----------  -----------  ------------  ------------

NET
INCOME         $   975,017  $   921,950  $   985,017  $   856,991  $   764,902
               ===========  ===========  ===========  ============  ============

TOTAL
ASSETS         $ 5,709,174  $ 6,265,344  $ 6,924,389  $ 7,396,927  $ 8,011,698
               ===========  ===========  ===========  ============  ============

CASH FLOW FROM:
OPERATING      $ 1,666,833  $ 1,639,711  $ 1,702,518   $ 1,494,901  $ 1,468,741
INVESTING           (5,940)     (42,758)         -             -            -
FINANCING       (1,654,732)  (1,727,394)  (1,565,393)   (1,547,914)  (1,530,884)

NET INCOME
PER LIMITED
PARTNERSHIP
UNIT           $     31.45  $     29.64  $     31.77  $      27.64  $      24.67
               ===========  ===========  ===========  ============  ============

CASH
DISTRIBUTIONS
PER LIMITED
PARTNERSHIP
UNIT           $     47.99  $     50.47  $     45.30  $      45.27  $      45.00
               ===========  ===========  ===========  ============  ============



The following are  reconciliations  between the operating  results and partners'
equity per the financial  statements and the Partnership's income tax return for
the year ended December 31, 2000.

                                                          Net        Partners'
                                                        Income        Equity

Per financial statements                             $   975,017    $ 4,778,339
Excess book depreciation                                  13,823        172,371
Accrued incentive management fee                                        314,602
Taxable income from joint venture
 in excess of book value                                  22,421        541,244
Acquisition costs capitalized
 for tax purposes                                                       466,135
Recognition of deferred rental revenues                                  56,021
Accrued distributions to partners                                       310,030
Accrued property taxes                                   (15,197)       (75,000)
                                                     -----------    -----------
Per Partnership income tax return                    $   996,064    $ 6,563,742
                                                     ===========    ===========
Net taxable income per limited
partnership unit                                     $     32.13
                                                     ===========
<PAGE>

DSI REALTY INCOME FUND IX
(A California Real Estate Limited Partnership)


INDEX TO FINANCIAL STATEMENTS AND SUPPLEMENTAL SCHEDULE

                                                                            Page

FINANCIAL STATEMENTS:

    Independent Auditors' Report                                             F-1

    Consolidated Balance Sheets at December 31, 2000 and 1999                F-2

    Consolidated Statements of Income for the Three
        Years Ended December 31, 2000                                        F-3

    Consolidated Statements of Changes in Partners' Equity for
        the Three Years Ended December 31, 2000                              F-4

    Consolidated Statements of Cash Flows for the Three Years
        Ended December 31, 2000                                              F-5

    Notes to Consolidated Financial Statements                               F-6


SUPPLEMENTAL SCHEDULE:

    Independent Auditors' Report                                             F-8

    Schedule XI - Real Estate and Accumulated Depreciation                   F-9


SCHEDULES OMITTED:

Financial  statements and schedules not listed above are omitted  because of the
     absence  of  conditions  under  which  they are  required  or  because  the
     information is included in the financial  statements named above, or in the
     notes thereto.

<PAGE>

INDEPENDENT AUDITORS' REPORT
To the Partners of
DSI Realty Income Fund IX:

We have audited the accompanying  balance sheets of DSI Realty Income Fund IX, a
California Real Estate Limited  Partnership (the  "Partnership")  as of December
31, 2000 and 1999,  and the related  consolidated statements of income, changes
in partners' equity (deficit), and cash flows for each of the three years in the
period ended December 31, 2000.  Our audits also included the financial state-
ment schedule listed in the Index at Item 14.  These  financial  statements  are
the  responsibility of the Partnership's management. Our responsibility is to
express an  opinion on these  financial statements based on our audits.

We  conducted  our  audits  in  accordance  with  generally   accepted  in the
United States of America.  Those standards require that we plan and perform the
audit to obtain reasonable assurance about whether the financial statements are
free of material misstatement.  An audit includes examining, on a test basis,
evidence supporting the amounts and disclosures in the financial statements.
An audit also includes assessing the  accounting  principles  used and  signif-
icant  estimates  made by management,  as well as evaluating the overall
financial statement presentation.  We believe that our audits provide a reason-
able basis for our opinion.

In our  opinion,  such  consolidated financial  statements  present fairly, in
all material respects,  the  financial  position of DSI Realty Income Fund IX
at December 31, 2000 and 1999,  and the results of its operations and its cash
flows for each of the three  years in the  period  ended  December  31,  2000
in  conformity with accounting principlesgenerally accepted in the United States
of America.  Also in our opinion, such financial statement schedule, when
considered in relation to the basic financial statements taken as a whole,
presents fairly, in all material respects, the information set forth therein.


February 2, 2001

DELOITTE & TOUCHE LLP
LONG BEACH, CALIFORNIA

<PAGE>
DSI REALTY INCOME FUND IX
(A California Real Estate Limited Partnership)

CONSOLIDATED BALANCE SHEETS
DECEMBER 31, 2000 AND 1999
--------------------------------------------------------------------------------


ASSETS                                                  2000             1999

CASH AND CASH EQUIVALENTS                           $   509,410      $   503,249

PROPERTY, net (Note 3)                                5,137,840        5,699,515

OTHER ASSETS                                             61,924           62,580
                                                    -----------      -----------
TOTAL                                               $ 5,709,174      $ 6,265,344
                                                    ===========      ===========

LIABILITIES AND PARTNERS' EQUITY (DEFICIT)

LIABILITIES:
Distribution due partners(Note 4)                  $   310,030      $    310,030
Incentive management fee payable to
general partners (Note 4)                              317,287           315,920
Property management fees payable                         9,849             8,573
Customer deposits and other liabilities                116,895           117,213
                                                    -----------      -----------
Total liabilities                                      754,061           751,736
                                                    -----------      -----------
MINORITY INTEREST IN REAL ESTATE
JOINT VENTURE (Note 2)                                 176,774           222,444

PARTNERS' EQUITY (DEFICIT)(Note 4):
General partners                                       (89,657)         (84,529)
Limited partners (30,693 limited
partnership units outstanding
at December 31, 2000 and 1999)                       4,867,339        5,375,693
                                                   ------------      -----------
Total partners' equity                               4,778,339        5,291,164
                                                   ------------      -----------
TOTAL                                              $ 5,709,174     $  6,265,344
                                                   ============      ===========

See accompanying notes to financial statements.

<PAGE>

DSI REALTY INCOME FUND IX
(A California Real Estate Limited Partnership)

CONSOLIDATED STATEMENTS OF INCOME
THREE YEARS ENDED DECEMBER 31, 2000
--------------------------------------------------------------------------------


                                               2000         1999         1998

REVENUES:
Rental                                      $2,952,549   $2,867,285   $2,765,747
                                            ----------   ----------   ----------
EXPENSES:
 Depreciation                                  567,615      587,750      587,750
 Operating                                     835,709      802,957      719,175
 General and administrative                    179,105      159,370      149,781
 General partners' incentive
  management fee (Note 4)                      133,906      140,831      125,563
 Property management fee                       147,653      142,865      102,124
                                            ----------   ----------   ----------
Total expenses                               1,863,988    1,833,773    1,684,393
                                            ----------   ----------   ----------

OPERATING INCOME                             1,088,561    1,033,512    1,081,354

OTHER INCOME-
 Interest income                                 7,656       10,891       13,404
                                            ----------   ----------   ----------


INCOME BEFORE MINORITY INTEREST IN
INCOME OF REAL ESTATE JOINT VENTURE          1,096,237    1,044,403    1,094,758

MINORITY INTEREST IN INCOME OF REAL
ESTATE JOINT VENTURE (NOTES 2)                (121,220)    (122,453)   (109,741)
                                            ----------   ----------   ----------
NET INCOME                                  $  975,017   $  921,950   $  985,017
                                            ==========   ==========   ==========
AGGREGATE NET INCOME ALLOCATED
TO (Note 4):
General partners                                 9,750        9,220        9,850
Limited partners                            $  965,267   $  912,730   $  975,167
                                            ----------   ----------   ----------
TOTAL                                       $  975,107   $  921,950   $  985,017
                                            ==========   ==========   ==========
NET INCOME PER LIMITED PARTNERSHIP
UNIT (Notes 2 and 4)                        $    31.45   $    29.74   $    31.77
                                            ==========   ==========   ==========

See accompanying notes to financial statements.

<PAGE>

DSI REALTY INCOME FUND IX
(A California Real Estate Limited Partnership)

CONSOLIDATED STATEMENTS OF CHANGES IN PARTNERS' EQUITY
THREE YEARS ENDED DECEMBER 31, 2000
--------------------------------------------------------------------------------


                                         General       Limited
                                        Partners       Partners         Total
                                        -------     -----------     -----------
BALANCE AT JANUARY 1, 1998             $(73,905)    $ 6,427,489     $ 6,353,584

 Net income                               9,850         975,167         985,017

 Distributions                          (14,046)     (1,390,547)     (1,404,593)
                                        -------     -----------     -----------
BALANCE AT DECEMBER 31, 1998           $(78,101)    $ 6,012,109     $ 5,934,008

 Net income                               9,220         912,730         921,950

 Distributions                          (15,648)     (1,549,146)     (1,564,794)
                                        -------     -----------     -----------

BALANCE AT DECEMBER 31,1999             (84,529)      5,375,693       5,291,164

Net income                                9,750         965,267         975,017

Distributions                           (14,878)     (1,472,964)     (1,487,842)
                                        -------     -----------     -----------
BALANCE AT DECEMBER 31, 2000           $(89,657)    $ 4,867,996     $ 4,778,339
                                        =======     ===========     ===========


See accompanying notes to financial statements.

<PAGE>

DSI REALTY INCOME FUND IX
(A California Real Estate Limited Partnership)

CONSOLIDATED STATEMENTS OF CASH FLOWS
THREE YEARS ENDED DECEMBER 31, 2000
--------------------------------------------------------------------------------


                                            2000          1999          1998

CASH FLOWS FROM OPERATING ACTIVITIES:
 Net income                             $   975,017   $   921,950   $   985,017
 Adjustments to reconcile net
  income to net cash provided
  by operating activities:
  Depreciation                              567,615       587,750       587,750
  Minority interest in income
   of real estate joint venture             121,220       122,453       109,741
  Changes in assets and liabilities:
   Other assets                                 656       (16,388)       19,717
   Property management fees payable           1,276           308            59
   Incentive management fees payable          1,367         1,316
   Customer deposits and
    other liabilities                          (318)       22,322           234
                                        -----------   -----------   ------------
  Net cash provided by operating
  activities                              1,666,833     1,639,711     1,702,518
                                        -----------   -----------   ------------
CASH FLOWS FROM INVESTING ACTIVITIES -
Additions to property                        (5,940)      (42,758)
                                        -----------   -----------    ----------

CASH FLOWS FROM FINANCING ACTIVITIES -
Distributions paid to minority interest
 in real estate joint venture              (166,890)     (162,600)     (160,800)
Distributions to partners                (1,487,842)   (1,564,794)   (1,404,593)
                                        ____________   ___________   __________
  Net cash used in financing
  activities                             (1,654,732)   (1,727,394)   (1,565,393)
                                        ------------   -----------   ----------
NET INCREASE(DECREASE) IN CASH AND
CASH EQUIVALENTS                              6,161      (130,441)      137,125

CASH AND CASH EQUIVALENTS,
AT BEGINNING OF YEAR                        503,249       633,690       137,125
                                        -----------   -----------   ------------
CASH AND CASH EQUIVALENTS,
AT END OF YEAR                          $   509,410   $   503,249   $   633,690
                                        ===========   ===========   ============

See accompanying notes to consolidated financial statements.


<PAGE>
DSI REALTY INCOME FUND IX
(A California Real Estate Limited Partnership)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
THREE YEARS ENDED DECEMBER 31, 2000

1.   GENERAL

     DSI Realty Income Fund IX, a California Real Estate Limited Partnership
     (the "Partnership"), has three general partners (DSI Properties, Inc.,
     Robert J. Conway and Joseph W. Conway) and limited partners owning 30,693
     limited partnership units which were purchased for $500 a unit.  The
     general partners have made no contribution to the Partnership and are not
     required to make any capital contribution in the future.  The Partnership
     has a maximum  life of 50 years and was formed on April 12, 1985 under the
     California  Uniform  Limited  Partnership  Act for the  primary  purpose of
     acquiring and operating real estate.

     The  Partnership has acquired five mini-storage  facilities  located in
     Monterey Park and Azusa, California; Everett, Washington;and Romeoville and
     Elgin, Illinois.  The Partnership also entered into a joint venture with
     DSI Realty Income Fund VIII through which the Partnership has a 70%
     interest in a mini-storage facility in Aurora, Colorado. The  facilities
     were acquired from Dahn Corporation ("Dahn").  Dahn is not affiliated with
     the Partnership.  Dahn is  affiliated  with  other  partnerships  in which
     DSI Properties, Inc., Robert J. Conway and Joseph W. Conway are the general
     partners.  The  mini-storage  facilities are operated for the Partnership
     by Dahn under various  agreements  which are subject to renewal annually.
     Under  the  terms of the  agreements,  the Partnership  is required to pay
     Dahn a property  management fee equal to 5% of gross revenue from
     operations, defined as the entire amount of all receipts from the renting
     or leasing of storage compartments and sale of locks.

2.   SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

     Principles of Consolidation - The consolidated financial statements
     include the accounts of DSI Realty Income Fund IX and its 70 percent-owned
     real estate joint venture. All significant intercompany accounts and trans-
     actions have been eliminated in consolidation.

     Cash and Cash  Equivalents  - The  Partnership  classifies  its  short-term
     investments  purchased with an original maturity of three months or less as
     cash equivalents.

     Property and  Depreciation  - Property is recorded at cost and is composed
     primarily of  mini-storage  facilities.  Depreciation is provided for using
     the straight-line  method over an estimated useful life ranging from 15 to
     20 years for the facilities.  Improvements are depreciated over a five-year
     period.

     Reclassifications - Certain reclassifications have been made to the 1999
     amounts to conform to the 2000 presentation.

     Income  Taxes  - No  provision  has  been  made  for  income  taxes  in the
     accompanying  financial  statements.  The  taxable  income  or  loss of the
     Partnership  is allocated to each partner in  accordance  with the terms of
     the Agreement of Limited  Partnership.  Each partner's tax status, in turn,
     determines  the  appropriate  income  tax for its  allocated  share  of the
     Partnership's taxable income or loss.  The net difference between the basis
     of the Partnership's assets and liabilities for federal income tax purposes
     and as reported for financial statement purposes is $1,785,403.

     Revenues - Rental revenue is recognized using the accrual method based on
     contractual  amounts  provided for  in  the  lease  agreements,  which
     approximates recognition on a straight-line basis.  The term of the lease
     agreements is usually less than one year.

     Net  Income  per  Limited  Partnership  Unit - Net  income  per  limited
     partnership unit is computed by dividing the net income allocated to the
     limited  partners by the  weighted average number of limited partnership
     units outstanding during each year (30,693 in 2000, 1999 and 1998).

     Estimates - The  preparation  of financial  statements in conformity with
     accounting principles generally  accepted in the United States of America
     requires the Partnership's management to make estimates and assumptions
     that affect the reported amounts of assets and liabilities at the date of
     the financial statements and the  reported  amounts of revenues  and
     expenses during the reporting period.  Actual  results  could  differ
     from  those  estimates.

     Impairment of Long-Lived Assets - The Partnership regularly reviews long-
     lived assets for impairment whenever events or changes in circumstances
     indicate that the carrying amount of the asset may not be recoverable.
     If the sum of the expected undiscounted future cash flow is less than the
     carrying amount of the asset, the Partnership would recognize an impairment
     to the extent the carrying value exceeded the fair value of the property.
     No impairment losses were required in 2000, 1999 or 1998.

     Fair Value of Financial Instruments - The Partnership's financial
     instruments consist primarily of cash, receivables, accounts payable and
     accrued liabilities.  The carrying values of all financial instruments
     are representative of their fair values due to their short-term maturities.

     Concentrations of Credit Risk - Financial instruments that potentially
     subject the Partnership to concentrations of credit risk consist primarily
     of cash and cash equivalents and rent receivables.  The Partnership places
     its cash equivalents with high credit quality institutions.

     Recent Accounting Pronouncements - In December 1999, the Securities and
     Exchange Commission issued Staff Accounting Bulletin No. 101 ("SAB 101"),
     "Revenue Recognition in Financial Statements."  The adoption of SAB 101
     did not impact the financial statements .

3.   PROPERTY

     As of December 31, 2000 and 1999,  the total cost of property and the
     accumulated depreciation are as follows:

                                                  2000                1999
       Land                                   $ 2,729,790        $ 2,729,790
       Buildings and improvements              11,023,939         11,017,999
                                              -----------        -----------

       Total                                   13,753,729         13,747,789
       Accumulated depreciation                (8,615,889)        (8,048,274)
                                              -----------         ----------

       Property, net                          $ 5,137,840        $ 5,699,515
                                              ===========        ===========

4.   ALLOCATION OF PROFITS AND LOSSES

     Under the Agreement of Limited Partnership,  the general partners are to be
     allocated one percent of the net profits or losses from  operations,  and
     the limited partners are to be allocated  the balance of the net profits or
     losses from operations  in  proportion  to their  limited  partnership
     interests.  The general  partners  are also  entitled to receive a percent-
     age,  based on a predetermined  formula,  of any  cash  distribution  from
     the  sale,  other disposition, or refinancing of the  real estate project.

     In addition, the general partners are entitled to an incentive management
     fee for supervising the operations of the Partnership. The fee is to be
     paid in an amount equal to nine percent per annum of Partnership distri-
     butions made from cash available for distribution, calculated as cash
     generated from operations less capital expenditures.

5.   BUSINESS SEGMENT INFORMATION

     The following disclosure about segment reporting of the Partnership is
     made in accordance with the requirements of Statement of Financial
     Accounting Standards  No. 131, "Disclosures about Segments of an Enter-
     prise and Related Information."  The Partnership operates under a single
     segment; storage facility operations, under which the Partnership rents
     its storage facilities to its customers on a need basis and charges rent
     on a predetermined rate.


<PAGE>

<PAGE>

DSI REALTY INCOME FUND IX
(A California Real Estate Limited Partnership)

REAL ESTATE AND ACCUMULATED DEPRECIATION
--------------------------------------------------------------------------------


<TABLE>
<CAPTION>

                                                    Costs Capitalized
                                 Initial Cost to      Subsequent to    Gross Amount at Which Carried
                                   Partnership         Acquisition           at Close of Period
                               -------------------  -----------------  -----------------------------
                                        Buildings                               Buildings                         Date
                                           and       Improve- Carrying             and                    Accum.   of   Date
Description       Encumbrances   Land  Improvements    ments   Costs     Land   Improvements   Total     Deprec.  Const. Acq. Life

MINI-U-STORAGE
<S>                   <C>     <C>       <C>         <C>            <C>         <C>        <C>         <C>         <C>   <C>   <C>

Monterey Park, CA     None    $420,200  $1,409,050   $ 6,123         $420,200  $1,415,173  $1,835,373 $1,835,373  08/86 12/85 20 Yrs
Azusa, CA             None     696,000   2,095,965     9,188          696,000   2,105,153   2,801,153  1,524,644  06/86 01/86 20 Yrs
Everett, WA           None     352,350   1,252,536     6,431          352,350   1,258,967   1,611,317    946,369  11/85 06/85 20 Yrs
Romeoville, IL        None     298,740   2,180,802    40,597          298,740   2,221,399   2,520,139  1,542,991  01/87 05/86 20 Yrs
Elgin, IL             None     376,000   1,424,577    12,462          376,000   1,437,039   1,813,039  1,007,184  09/86 03/86 20 Yrs
Aurora, CO            None     586,500   2,544,046    42,162          586,500   2,586,208   3,172,708  2,586,208  02/85 09/85 15 Yrs
                              --------  ----------   -------         --------  ----------  ---------- ----------
                            $2,729,790 $10,906,976  $116,963       $2,729,790 $11,023,939 $13,753,729*$8,615,889
                            ==========  ==========  ========       ==========  ========== =========== ==========
</TABLE>

                                                     Real Estate     Accumulated
                                                        at Cost     Depreciation


               Balance at January 1, 1998             $13,705,687     $6,272,774
                 Additions                                               587,750
                                                      -----------     ----------
               Balance at December 31, 1998           $13,705,031     $7,460,524
                 Additions                                 42,758        587,750
                                                      -----------     ----------
               Balance at December 31, 1999           $13,747,789     $8,048,274
                 Additions                                  5,940        567,615
                                                      -----------     ----------
               Balance at December 31, 2000           $13,753,729     $8,615,889
                                                      ===========     ==========


<PAGE>

                                    EXHIBIT 2
                                 March 30, 2001

                      ANNUAL REPORT TO LIMITED PARTNERS OF

                            DSI REALTY INCOME FUND IX

Dear Limited Partner:

     This report  contains the  Partnership's  balance sheets as of December 31,
2000 and 1999, and the related statements of income, changes in partners' equity
and cash flows for each of the three years in the period ended December 31, 2000
accompanied  by an  independent  auditors'  report.  The  Partnership  owns five
mini-storage facilities and a 70% interest in a sixth mini-storage facility on a
joint venture basis with an affiliated Partnership, DSI Realty Income Fund VIII.
The Partnership's  properties were each purchased for all cash and funded solely
from subscriptions for limited partnership interests without the use of mortgage
financing.

     Your attention is directed to the section entitled Management's  Discussion
and Analysis of Financial  Condition and Results of  Operations  for the General
Partners'  discussion and analysis of the financial statements and operations of
the Partnership.

     Average  occupancy levels for each of the  Partnership's six properties for
the years ended December 31, 2000 and December 31, 1999 were as follows:

Location of Property               Average Occupancy          Average Occupancy
                                   Levels for the             Levels for the
                                   Year Ended                 Year Ended
                                   Dec. 31, 2000              Dec. 31, 1999

Azusa, CA                            85%                         81%

Elgin, IL                            81%                         81%

Everett, WA                          82%                         82%

Monterey Park, CA                    89%                         88%

Romeoville, IL                       78%                         75%

Aurora, CO*                          86%                         88%
----------
*The Partnership owns a 70% interest in this facility.

     We will keep you informed of the activities of DSI Realty Income Fund IX as
they develop.  If you have any questions,  please contact us at your convenience
at (562) 493-3022.

     If you would like a copy of the  Partnership's  Annual  Report on Form 10-K
for the year ended  December  31, 2000 which was filed with the  Securities  and
Exchange  Commission (which report includes the enclosed Financial  Statements),
we will forward a copy of the report to you upon written request.

                                                     Very truly yours,

                                                     DSI REALTY INCOME FUND IX
                                                     By:  DSI Properties, Inc.



                                                   By___________________________
                                                     ROBERT J. CONWAY, President