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, 2005.
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.



                       DOCUMENTS INCORPORATED BY REFERENCE

Item 8. Registrant's Financial Statements for its fiscal year ended December 31,
     2005, incorporated by reference to Form 10-K, Part II.

Item 11.  Registrant's  Financial  Statements for its fiscal year ended December
     31, 2005, 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, 2005, 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, 2005 and December 31, 2004 are as follows:


Location of Property                Average Occupancy         Average Occupancy
                                    Level for the              Level for the
                                    Year Ended                 Year Ended
                                    Dec. 31, 2005              Dec. 31, 2004

Azusa, CA                                81%                        80%

Elgin, IL                                63%                        65%

Everett, WA                              80%                        73%

Monterey Park, CA                        84%                        82%

Romeoville, IL                           66%                        63%

Aurora, CO*                              78%                        79%

*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.


Item 1a. RISK FACTORS

Some Potential Losses Are Not Covered By Insurance.
We carry comprehensive liability, fire, extended coverage and rental loss
insurance on all of our Properties.  We believe the policy specifications and
insured limits of these policies are adequate and appropriate.  There are,
however, types of losses, such as lease and other contract claims and acts of
war that generally are not insured.  We cannot be assured that we will be able
to renew insurance coverage upon expiration of our policies in an adequate
amount or at reasonable prices. In addition, insurance companies may no longer
offer coverage against certain types of losses, such as losses due to terrorist
acts and mold or, if offered, these types of insurance may be prohibitively
expensive.  Should uninsured loss or a loss in excess from insured limits
occur, we could lose all or a portion of the capital we have invested in a
Property, as well as the anticipated future revenue from the Property.  In
such an event, we might nevertheless remain obligated for any mortgage debt
or other financial obligations related to the Property.  We cannot be assured
that material losses in excess of insurance proceeds will not occur in the
future.  If any of our Properties were to experience catastrophic loss, it
could seriously disrupt our operations, delay revenue and result in large
expenses to repair or rebuild the Property.  Such events could adversely
affect our cash flow and ability to make distributions to shareholders.

Because real estate is illiquid, we may not be able to sell Properties when
appropriate.
Real estate investments generally, mini-storage facilities like those that we
own, in particular, often cannot be sold quickly.  Consequently, we may not be
able to sell Properties when appropriate.  This could adversely affect our cash
flow and ability to make distributions.

Our operating costs might rise, which might reduce our profitability and have
an adverse affect on our cash flow and our ability to make distributions to
shareholders.
We might face higher operating expenses as a result of rising costs generally,
and in particular as a result of increased costs following a terrorist attack
or other catastrophic event.  For example, it might cost more in the future
for security, property/casualty and liability insurance, and property mainten-
ance.  As noted above, when our insurance policies expire, the cost of premiums
for comparable coverage might be significantly higher after such an event when
it is time to renew our coverage, which could then increase our operating
expenses and reduce or profitability and our cash flow.  Because of rising
costs in general, we might experience increases in our property maintenance
costs, such as for cleaning and electricity.  If operating expenses increase
dramatically, the availability of other comparable mini-storage facilities in
our specific geographic markets might limit our ability to increase rents,
which could reduce our profitability (if operating expenses increase without a
corresponding increase in revenues) and limit our ability to make distributions.

We face significant competition.
We compete with numerous other owners of mini-storage facilities for tenants.
Some of these competitors have significantly greater financial resources than
we do.  Such competition may reduce our ability to attract and keep and retain
tenants, and may increase vacancies, which increases may lower rental rates.
In addition, some of our competitors may be willing, because their properties
may have vacancy rates higher than those for our properties, to make space
available at lower prices than the space in our properties.  We cannot be
assured that this competition will not adversely affect our cash flow and
ability to make distributions.

Our ability to make distributions is subject to various risks.
We have been paying quarterly distributions since inception.  Our ability to
make distributions in the future will depend upon:

   -       Financial performance of our Property;
   -       The absence of significant expenditures relating to environmental
           and regulator matters; and
   -       Our ability to attract and maintain tenants.

Certain of these matters are beyond our control and any significant difference
between our expectations and actual results could have a material adverse
affect on our cash flow and our ability to make distributions.

Changes in the law may adversely affect our cash flow.
The Properties are subject to various regulatory requirements, such as those
relating to the environment, fire and safety.  Our failure to comply with
these requirements could result in the imposition of fines and damage awards.
Additionally, the cost to comply with any new or different regulation could
adversely affect our cash flow and our ability to make distributions.  While
we believe that the Properties are currently in material compliance with all
such requirements, we cannot be assured that these requirements will not change
our that newly imposed requirements will not require significant unanticipated
expenditures.

Should we incur long-term indebtedness, it will subject us to additional risks.
Like other real estate companies, should we incur indebtedness on our proper-
ties, we will be subject to risks normally associated with debt financing,
such as the insufficiency of cash flow to meet required debt service payment
obligations and the inability to refinance existing indebtedness.  If such
debt cannot be paid, refinanced or extended at maturity, in addition to our
failure to repay our debt, we may not be able to make distributions at expected
levels or at all.  Furthermore, an increase in interest expense could adversely
affect our cash flow and ability to make distributions to Limited Partners.
If we should not meet our debt service obligations, any Properties securing
such indebtedness could be foreclosed on, which would have a material adverse
affect on our cash flow and ability to make distributions and, depending on
the number of Properties foreclosed on, could threaten our continued viability.
Our organizational documents do not contain any limitation on our ability to
incur debt secured by our Properties.  Accordingly, we could place financing
on our Properties almost without restriction.  If we were to take such action,
the debt service could adversely affect our cash flow and ability to make dis-
tributions and would include the risk of default on such indebtedness. There
are no plans to incur any long-term indebtedness on any of the Partnership's
Properties.

Environmental problems at the Properties are possible and may be costly.
Federal, state and local laws, ordinances and regulations may require a current
or previous owner or operator of real estate to investigate and clean up hazard-
ous or toxic substances or releases at such property.  The owner or operator
may be forced to pay for property damage and for investigation and clean up
costs incurred by others in connection with environmental contamination.  Such
laws typically impose clean-up responsibility and liability without regard to
whether the owner or operator knew of or caused the presence of  contaminates.
Even if more than one person may have been responsible for the contamination,
each person covered by the environmental laws may be held responsible for all
the clean-up costs incurred.  In addition, third parties may sue the owner or
operator of a site for damages and costs resulting from environmental contamin-
ation emanating from that site.  These costs may be substantial and the presence
of such substances may adversely affect the owner's ability to sell or rent
such property or to borrow using such property as collateral.

Environmental laws that govern the presence, maintenance and removal of asbestos
require that owners or operators of buildings containing asbestos properly
manage and maintain the asbestos, notifying and train those who may come into
contact with asbestos and undertake special precautions, including removal or
other abatement, if asbestos would be disturbed during renovation or demolition
of a building.  Such laws may impose fines and penalties on building owners or
operators who fail to comply with these requirements and may allow third parties
to seek recovery from owners or operators for personal injury associated with
exposure to asbestos fibers.

To the best of our knowledge, asbestos was not used in the construction of any
of the Properties.  Tenants of the Partnership's mini-storage facilities are
prohibited from storing hazardous or toxic substances or from even bringing
hazardous or toxic substances onto the property.  To the best knowledge of the
General Partners, there are no instances of storage or release of hazardous or
toxic substances at any of the Partnership's Properties.  However, there can
be no guaranty that one or more tenants did not actually store such materials
or cause releases at any of the Partnership's Properties.  If these conditions
should occur, we may need to undertake a target remediation program which could
become costly and could necessitate the temporary location of some or all of
the Properties' tenants or require rehabilitation of the affected property.

Americans With Disabilities Act compliance can be costly.
Under the Americans With Disabilities Act of 1990 ("ADA"), all public accom-
modations and commercial facilities, must meet certain Federal requirements
related to access and use by disabled persons.  Compliance with the ADA re-
quirements could involve removal of structural barriers from certain disabled
persons' entrances, which could adversely affect our financial condition, and
results of operations.  Other Federal, state or local laws may require modifi-
cations to or restrict further renovations of our Properties with respect to
such accesses.  Although we believe that our Properties are currently in
material compliance with present requirements, non-compliance with the ADA or
similar or related laws or regulations could result in the United States govern-
ment imposing fines or private litigants being awarded damages against us.  In
addition, we do not know whether existing requirements will change or whether
compliance with future requirements will require significant unanticipated
expenditures.  Such costs may adversely affect our cash flow and ability to
make distributions.

Partnership's status as a limited partnership is dependent on compliance with
Federal income tax requirements.
Failure of the Partnership to be treated as a limited partnership would have
serious adverse consequences to holders of our Units.  If the IRS were to
successfully challenge the tax status of the Partnership for Federal income
tax purposes, the Partnership would be treatable as a corporation.  In such
event, the imposition of a corporate tax on the Partnership would reduce the
amount of cash available for distribution from such Partnership to the Limited
Partners.  We do not anticipate such a challenge.

We are dependent upon our key personnel.
We are dependent upon our key personnel whose continued service is not guar-
anteed.  We are dependent upon our independent property manager for experience
in managing mini-storage facilities.  While we believe we could find replace-
ments for these key personnel, loss of their services could adversely affect
our operations.



Item 1b. UNRESOLVED STAFF COMMENTS

     None.


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,  2005  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 1,155 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  $7.58 per Limited Partnership Unit were
declared and paid each quarter for the year ended December 31, 2005 and $10.39
per Limited Partnership Unit were declared and paid each quarter for the year
ended December 31, 2004 and $10.09 per Limited Partnership Unit were declared
and paid each quarter for the year ended December 31, 2003.  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, 2005
         --------------------------------------------------------------------
                   2005         2004         2003         2002          2001
                   ----         ----         ----         ----          ----
TOTAL REVENUES
AND OTHER
INCOME          $2,791,288   $2,648,811  $ 2,848,497  $ 3,107,226  $ 3,201,000

TOTAL
EXPENSES         2,064,603    1,843,046    1,807,338    1,892,925    1,756,730

MINORITY
INTEREST
IN INCOME OF
REAL ESTATE
JOINT
VENTURE           (108,420)   (115,732)    (128,775)     (143,534)    (168,986)
               -----------  -----------  -----------  ------------  -----------

NET
INCOME         $   618,265  $  690,033   $  912,384   $ 1,070,767  $ 1,275,284
               ===========  ===========  ===========  ============ ===========

TOTAL
ASSETS         $ 3,803,223  $ 4,238,864  $ 4,713,603  $ 5,049,395   $ 5,472,712
               ===========  ===========  ===========  ============  ===========

CASH FLOW FROM (USED IN):
OPERATING      $ 1,212,645  $ 1,203,300  $ 1,486,963  $ 1,640,392   $ 1,803,290
INVESTING          (12,850)     (28,262)      (6,499)     (10,438)     (28,442)
FINANCING       (1,166,460)  (1,420,657)  (1,379,818)  (1,631,748)  (1,650,755)

NET INCOME
PER LIMITED
PARTNERSHIP
UNIT           $     19.94  $     22.26  $     29.43  $     34.54   $     41.13
               ===========  ===========  ===========  ============  ===========

CASH
DISTRIBUTIONS
PER LIMITED
PARTNERSHIP
UNIT           $     32.81  $     41.57  $     40.37  $     47.96   $     47.95
               ===========  ===========  ===========  ============  ===========




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



Critical Accounting Policies

Revenue recognition - 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.



                              RESULTS OF OPERATIONS


2005 COMPARED TO 2004

     Total revenues increased from $2,648,288 in 2004 to $ 2,790,998 in 2005,
total expenses increased from $1,843,046 to $2,064,603, other income decreased
from $523 to $290 and minority interest in income of the real estate joint
venture decreased from $115,732 to $108,420. As a result of these fluctuations,
net income decreased from $690,033 to $618,265.  The approximate $142,700
(5.4%) increase in rental revenues can be attributed to higher occupancy and
unit rental rates.  Occupancy levels for the Partnership's six mini-storage
facilities averaged 75.3% for the year ended December 31, 2005 and 73.6% for
the year ended December 31, 2004.  The Partnership continued its advertising
campaign to attract and keep new tenants in its various mini-storage facilities.
The approximate $118,200 (12.6%) increase in operating expenses was due primar-
ily to increases in maintenance and repair, purchase of locks and packing
materials, real estate tax, salaries and wages and truck insurance and main-
tenance expenses, partially offset by a decrease in advertising and security
expenses.  The approximate $68,300 (31.7%) increase in general and administra-
tive expenses was due primarily to increases in legal and professional, equip-
ment and computer lease and office supplies and printing expenses.  General
Partners' incentive management 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.


2004 COMPARED TO 2003

     Total revenues decreased from $2,847,951 in 2003 to $2,648,288 in 2004,
total expenses increased from $1,807,338 to $1,843,046, other income decreased
from $546 to $523 and minority interest in income of the real estate joint
venture decreased from $128,775 to $115,732.  As a result of these fluctuations,
net income decreased from $912,384 to $690,033.  The approximate $199,700
(7.0%) decrease in rental revenues can be attributed to lower occupancy and
unit rental rates.  Occupancy levels for the Partnership's six mini-storage
facilities averaged 73.6% for the year ended December 31, 2004 and 78.4% for
the year ended December 31, 2003.  The Partnership continued its advertising
campaign to attract and keep new tenants in its various mini-storage facilities.
The approximate $106,100 (12.8%) increase in operating expenses was due pri-
marily to increases in advertising, purchase of locks, real estate tax and
security alarm services expenses.  The approximate $68,300 (24.1%) decrease
in general and administrative expenses was due primarily to decreases in legal
and professional and equipment and computer lease expenses, partially offset
by an increase in office expense and printing expense.  The decrease in legal
and professional expense is related to unsuccessful legal challenges by two
dissident Limited Partners to a proposed amendment to the Partnership Agreement
(see paragraph below).  General Partners' incentive management fees, which are
based on cash distributions to Limited Partners, increased as a result of an
increase in these distributions.  Property management fees, which are based
on rental revenue, decreased as a result of the decrease 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  approximately
$9,300 (0.8%) in 2005 as compared to 2004 primarily as a result of the de-
crease in payment of deferred incentive management fee payable to general
partners, partially offset by a decrease in net income, a decrease in customer
deposits and other liabilities and an increase in other assets. Net cash pro-
vided by operating activities decreased approximately $283,700 (19.1%) in 2004
as compared to 2003 primarily as a result of the decreases in net income and
incentive management fee payable to general partners, partially offset by an
increase in customer deposits and other liabilities.

     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.

     Cash used in financing  activities,  as set forth in the statements of
cash flows, has been used for  distributions to partners, the minority
investor in the  Partnership's  real estate joint venture in 2005, 2004 and
2003 and payments on capital lease obligations starting in 2004.

     In 2003, the Limited Partners approved an amendment to the Partnership
Agreement granting the General Partners ten days to review certain types of
transfers during which the General Partners may match, exceed or approve the
proposed transfers.  The Court has rejected all preliminary attempts to halt
the implementation of the amendment.  Subsequently, the dissident Limited
Partners  who initiated the legal proceedings decided not to pursue the matter
any further.

     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  anticipates  that  cash  flows
generated from operations  of the Partnership's rental real estate 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, 2005 and
2004 was as follows:

                                        2005 Quarter Ended
                                        ------------------

                          March 31    June 30    September 30    December 31
                          --------    -------    ------------    -----------

Total revenues            $663,961    $658,264    $736,887        $731,886

Income before
  minority interest
  in joint venture         173,381      96,679     245,481         211,144

Net income                 145,230      72,706     214,847         185,482

Net income per limited
  partnership unit        $   4.68    $   2.35    $   6.93        $   5.98

Weighted average number
  of limited partnership
  units outstanding         30,693      30,693      30,693          30,693



                                        2004 Quarter Ended
                                        ------------------

                          March 31    June 30    September 30    December 31
                          --------    -------    ------------    -----------

Total revenues            $704,032    $646,417    $661,370        $636,469

Income before
  minority interest
  in joint venture         260,452     167,189     218,844         159,280

Net income                 228,511     139,905     190,146         131,471

Net income per limited
  partnership unit        $   7.37    $   4.51    $   6.13        $   4.25

Weighted average number
  of limited partnership
  units outstanding         30,693      30,693      30,693          30,693




Item 7a. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
     None.



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.

     See the financial statements.

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

     None.

Item 9a. CONTROLS AND PROCEDURES

     The Partnership evaluated the effectiveness of its disclosure controls
     and procedures.  This evaluation was performed by the Partnership's
     Controller with the assistance of the Partnership's President and the
     Chief Executive Officer. These disclosure controls and procedures are
     designed to ensure that the information required to be disclosed by the
     Parnership in its periodic reports filed with the Securities and Exchange
     Commission (the "Commission") is recorded, processed summarized and
     reported, within the time periods specified by the Commission's rules
     and forms, and that the information is communicated to the certifying
     officers on a timely basis.  Based on this evaluation, the Partnership
     concluded that its disclosure controls and procedures were effective.
     There have been no significant changes in the Partnership's internal
     controls or in other factors that could significantly affect the internal
     controls subsequent to the date of their evaluation.


Item 9b. OTHER INFORMATION

     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,  2005,  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 72 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 77 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 83 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, 2005,  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, 2005 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.


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, 2005,  attached hereto as Exhibit l and incorporated herein by this
reference.

Item 14.  PRINCIPAL ACCOUNTANT FEES AND SERVICES

     Audit Fees

     The aggregate fees for professional services rendered by Deloitte & Touche
LLP for the audit of the Partnership's annual financial statements and for re-
view of the financial statements included in the Partnership's Quarterly Reports
on Form 10-Q for 2005 were $ $29,640 and for 2004 were $26,920.

     Tax Fees

     The aggregate fees for professional services rendered by Deloitte Tax
LLP for tax compliance, tax advice and tax planning for 2005 were $23,900 and
for 2004 were $22,100.  Most of the fees related to preparation of the Partner-
ship's tax returns.



                                     PART IV

Item 15.  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, 2005,  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, 2005.

     (b)  No reports on Form 8K were filed during the fiscal year ended December
          31, 2005.

                                   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 31, 2006
  ROBERT J. CONWAY, President
  (Chief Executive Officer, Chief
  Financial Officer, and Director)



By____________________________      Dated:  March 31, 2006
  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 31, 2006
  ROBERT J. CONWAY, President,
  Chief Executive Officer, Chief
  Financial Officer, and Director



By___________________________       Dated:  March 31, 2006
  JOSEPH W. CONWAY
  (Executive Vice President
  and Director)



                            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, 2005, 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.



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

SELECTED FINANCIAL DATA
FIVE YEARS ENDED DECEMBER 31, 2005
         --------------------------------------------------------------------

                   2005         2004         2003         2002          2001
                   ----         ----         ----         ----          ----
TOTAL REVENUES
AND OTHER
INCOME          $2,791,288   $2,648,811  $ 2,848,497  $ 3,107,226  $ 3,201,000

TOTAL
EXPENSES         2,064,603    1,843,046    1,807,338    1,892,925    1,756,730

MINORITY
INTEREST
IN INCOME OF
REAL ESTATE
JOINT
VENTURE           (108,420)   (115,732)    (128,775)    (143,534)     (168,986)
               -----------  -----------  -----------  ------------  -----------

NET
INCOME         $   618,265  $  690,033  $   912,384  $ 1,070,767   $ 1,275,284
               ===========  ===========  ===========  ============  ===========

TOTAL
ASSETS         $ 3,803,223  $ 4,238,864  $ 4,713,603  $ 5,049,395   $ 5,472,712
               ===========  ===========  ===========  ============  ===========

CASH FLOW FROM (USED IN):
OPERATING      $ 1,212,645  $ 1,203,300  $ 1,486,963  $ 1,640,392   $ 1,803,290
INVESTING          (12,850)     (28,262)      (6,499)     (10,438)     (28,442)
FINANCING       (1,166,460)  (1,420,657)  (1,379,818)  (1,631,748)  (1,650,755)

NET INCOME
PER LIMITED
PARTNERSHIP
UNIT           $     19.94  $     22.26  $     29.43  $     34.54   $     41.13
               ===========  ===========  ===========  ============  ===========

CASH
DISTRIBUTIONS
PER LIMITED
PARTNERSHIP
UNIT           $     32.81  $     41.57  $     40.37  $     47.96   $     47.95
               ===========  ===========  ===========  ============  ===========



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, 2005.


                                                          Net        Partners'
                                                        Income        Equity

Per financial statements                             $   618,265    $ 2,891,670
Excess book depreciation                                 207,778        498,400
Joint venture income adjustment                          (17,493)       226,369
Interest income                                            8,770          8,770
Property acquisition costs                                              466,135
Deferred rental revenues                                  (7,672)        48,349
Accrued expenses                                          16,200        101,834
Accrued property taxes                                                  (75,000)
Fixed asset adjustments                                  (45,000)       (57,500)
Excess book distributions                                               232,565
                                                     -----------    -----------
Per Partnership income tax return                    $   780,848    $ 4,341,592
                                                     ===========    ===========
Net taxable income per limited
partnership unit                                     $     25.19
                                                     ===========



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


INDEX TO FINANCIAL STATEMENTS AND SUPPLEMENTAL SCHEDULE

                                                                            Page

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM                      F-1

FINANCIAL STATEMENTS:


    Consolidated Balance Sheets as of December 31, 2005 and 2004             F-2

    Consolidated Statements of Income for each of the Three
        Years Ended December 31, 2005                                        F-3

    Consolidated Statements of Changes in Partners' Equity (Deficit)
        for each of the Three Years Ended December 31, 2005                  F-4

    Consolidated Statements of Cash Flows for each of the Three Years
        Ended December 31, 2005                                              F-5

    Notes to Consolidated Financial Statements                               F-6


SUPPLEMENTAL SCHEDULE:                                                      F-10


    Schedule III - Real Estate and Accumulated Depreciation
                   as of December 31, 2005                                  F-11


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.



REPORT OF INDEPENDENT REGISTERED
PUBLIC ACOUNTING FIRM

To the Partners of
DSI Realty Income Fund IX:

We have audited the accompanying  balance sheets of DSI Realty Income Fund IX, a
California Limited  Partnership (the  "Partnership")  as of December 31, 2005
and  2004,  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, 2005.  Our audits also included the financial state-
ment schedule listed in the Index at Item 15. These financial  statements and
the financial statement schedule are the responsibility of the Partnership's
management.  Our responsibility is to express an opinion on the financial
statements and financial statement schedule based on our audits.

We  conducted  our  audits  in  accordance  with the standards of the Public
Company Accounting Oversight Board (United States).  Those standards require
that we plan and perform the audit to obtain reasonable assurance about whether
the financial statements and financial statement schedule are free of material
misstatement. The Partnership is not required to have, nor were we engaged to
perform, an audit of its internal control over financial reporting. Our audit
included consideration of internal control over financial reporting as a basis
for designing audit procedures that are appropriate in the circumstances,
but not for the purpose of espressing an opinion on the effectiveness of the
Partnership's internal control over financial reporting.  Accordingly, we
express no such opinion.  An audit also includes examining, on a test basis,
evidence supporting the amounts and disclosures in the financial statements,
assessing the  accounting principles  used and  significant  estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audits provide a reasonable 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, 2005 and 2004,  and the results of its operations and its cash
flows for each of the three  years in the  period  ended  December  31,  2005,
in  conformity with accounting principles generally 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.


Deloitte & Touche LLP
Los Angeles, California

March 27, 2006



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

CONSOLIDATED BALANCE SHEETS
DECEMBER 31, 2005 AND 2004
--------------------------------------------------------------------------------


ASSETS                                                  2005             2004

CASH AND CASH EQUIVALENTS                           $   520,071      $   486,736

PROPERTY, net (Note 3)                                3,190,797        3,670,725

OTHER ASSETS                                             92,355           81,403
                                                    -----------      -----------
TOTAL                                               $ 3,803,223      $ 4,238,864
                                                    ===========      ===========

LIABILITIES AND PARTNERS' EQUITY

LIABILITIES:
Distribution due to partners(Note 4)               $   232,468      $    310,030
Incentive management fee payable to
general partners (Note 4)                              158,150           157,301
Property management fees payable                         9,372             8,236
Customer deposits and other liabilities                177,678           175,529
Capital lease obligations (Note 3)                     151,662           195,138
                                                    -----------      -----------
Total liabilities                                      729,330           846,234
                                                    -----------      -----------
MINORITY INTEREST IN REAL ESTATE
JOINT VENTURE                                          182,223           179,703

PARTNERS' EQUITY (DEFICIT)(Note 4):
General partners                                      (108,524)        (105,312)
Limited partners (30,693 limited
partnership units outstanding
at December 31, 2005 and 2004)                       3,000,194        3,318,239
                                                   ------------      -----------
Total partners' equity                               2,891,670        3,212,927
                                                   ------------      -----------
TOTAL                                              $ 3,803,223     $  4,238,864
                                                   ============      ===========

See accompanying notes to financial statements.



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

CONSOLIDATED STATEMENTS OF INCOME
THREE YEARS ENDED DECEMBER 31, 2005
--------------------------------------------------------------------------------


                                               2005         2004         2003

REVENUES:
Rental                                      $2,790,998   $2,648,288   $2,847,951
                                            ----------   ----------   ----------
EXPENSES:
 Depreciation                                  492,778      443,745      438,875
 Operating                                   1,054,717      936,470      830,375
 Interest Expense                               10,525
 General and administrative                    283,651      215,317      283,615
 General partners' incentive
  management fee (Note 4)                       84,557      115,100      111,612
 Property management fee                       138,375      132,414      142,861
                                            ----------   ----------   ----------
Total expenses                               2,064,603    1,843,046    1,807,338
                                            ----------   ----------   ----------

OPERATING INCOME                               726,395      805,242    1,040,613

OTHER INCOME-
 Interest income                                   290          523          546
                                            ----------   ----------   ----------


INCOME BEFORE MINORITY INTEREST IN
INCOME OF REAL ESTATE JOINT VENTURE            726,685      805,765    1,041,159

MINORITY INTEREST IN INCOME OF REAL
ESTATE JOINT VENTURE                          (108,420)    (115,732)   (128,775)
                                            ----------   ----------   ----------
NET INCOME                                  $  618,265   $  690,033   $ 912,384
                                            ==========   ==========   ==========
AGGREGATE NET INCOME ALLOCATED
TO (Note 4):
General partners                            $    6,183   $    6,900   $    9,124
Limited partners                               612,082      683,133      903,260
                                            ----------   ----------   ----------
TOTAL                                       $  618,265   $  690,033   $  912,384
                                            ==========   ==========   ==========
NET INCOME PER LIMITED PARTNERSHIP
UNIT (Note 2)                               $    19.94   $    22.26   $    29.43
                                            ==========   ==========   ==========

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 (DEFICIT)
THREE YEARS ENDED DECEMBER 31, 2005
--------------------------------------------------------------------------------


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

BALANCE JANUARY 1, 2003               $ (95,932)    $ 4,246,817     $ 4,150,885

Net income                                9,124         903,260         912,384

Distributions                           (12,517)     (1,239,201)     (1,251,718)
                                        -------     -----------     -----------
BALANCE, DECEMBER 31, 2003              (99,325)      3,910,876       3,811,551

Net income                                6,900         683,133         690,033

Distributions                           (12,887)     (1,275,770)     (1,288,657)
                                        -------     -----------     -----------
BALANCE, DECEMBER 31, 2004             (105,312)      3,318,239       3,212,927

Net income                                6,183         612,082         618,265

Distributions                            (9,395)       (930,127)       (939,522)
                                        -------     -----------     -----------
BALANCE, DECEMBER 31, 2005            $(108,524)    $ 3,000,194     $ 2,891,670
                                        =======     ===========     ===========


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, 2005
--------------------------------------------------------------------------------


                                            2005          2004          2003

CASH FLOWS FROM OPERATING ACTIVITIES:
 Net income                             $   618,265   $   690,033   $   912,384
 Adjustments to reconcile net
  income to net cash provided
  by operating activities:
  Depreciation                              492,778       443,745       438,875
  Minority interest in income
   of real estate joint venture             108,420       115,732       128,775
  Changes in assets and liabilities:
   Other assets                             (10,952)       23,775         4,062
   Incentive management
     fee payable                                849      (157,301)      (1,277)
   Property management fees payable           1,136          (453)           32
   Customer deposits and
    other liabilities                         2,149        87,769        4,112
                                        -----------   -----------   ------------
  Net cash provided by operating
  activities                              1,212,645     1,203,300     1,486,963
                                        -----------   -----------   ------------
CASH FLOWS USED IN INVESTING ACTIVITIES -
Additions to property                       (12,850)      (28,262)      (6,499)
                                        -----------   -----------    ----------

CASH FLOWS FROM FINANCING ACTIVITIES -
Distributions paid to minority interest
 in real estate joint venture              (105,900)     (117,000)     (128,100)
Distributions to partners                (1,017,084)   (1,288,657)   (1,251,718)
Payments on capital lease obligations       (43,476)      (15,000)
                                        ____________   ___________   __________
  Net cash used in financing
  activities                             (1,166,460)   (1,420,657)   (1,379,818)
                                        ------------   -----------   ----------
NET INCREASE(DECREASE) IN CASH AND
CASH EQUIVALENTS                             33,335      (245,619)      100,646

CASH AND CASH EQUIVALENTS,
AT BEGINNING OF YEAR                        486,736       732,355       631,709
                                        -----------   -----------   -----------
CASH AND CASH EQUIVALENTS,
AT END OF YEAR                          $   520,071   $   486,736   $   732,355
                                        ===========   ===========   ============

SUPPLEMENTAL DISCLOSURE OF CASH FLOW
INFORMATION - Cash paid for interest    $    10,525
                                        ===========

NON CASH INVESTING AND
 FINANCING ACTIVITIES -

 Acquisition of trucks
 utilizing capital leases               $      -      $   210,138   $     -
                                        ===========   ===========   ============



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, 2005

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 contributions 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 has 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 Partnership
     is a general partner in the joint venture. The  facilities were acquired
     from Dahn Corporation ("Dahn").  Dahn is not affiliated with the Partner-
     ship.  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 accompanying consolidated financial
     statements include the accounts of DSI Realty Income Fund IX and its 70%
     owned real estate joint venture. All significant intercompany accounts and
     transactions 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.  Property under capital leases is amortized over the lives
     of the respecitve leases or the estimated useful lives of the assets.

     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 for the year ended
     December 31, 2005 is $162,583.

     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.

     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 2005, 2004 or 2003.

     Fair Value of Financial Instruments - For all financial instruments,
     including cash and cash equivalents, other assets, distrivutions due part-
     ners, incentive management fee payable to general partners, property
     management fee payable, customer deposits and other liabilities, carrying
     values approximate fair values because of the short maturity of those
     instruments.  The carrying value of the capital lease obligations approx-
     imates fair value because the terms of the instrument are similar to terms
     available to the Partnership for similar types of leasing agreements.

     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 Pronouncement - In March 2005, the Financial Accounting
     Standards Board ("FASB") issued Statement of FASB Interpretation No. 47,
     Accounting for Conditional Asset Retirement Obligations ("FIN 47"). FIN 47
     clarifies guidance provided in Statement of Financial Accounting Standards
     ("SFAS") No. 143, Accounting for Asset Retirement Obligations.  The term
     asset retirement obligation refers to a legal obligation to perform an
     asset retirement activity in which the timing and/or method of settlement
     are conditional on a future event that may or may not be within the control
     of the entity.  Entities are required to recognize a liability for the fair
     value of a conditional asset retirement obligation when incurred if the
     liability's fair value can be reasonable estimated.  FIN 47 was effective
     for fiscal years ending after December 15, 2005.  The adoption of the
     interpretation did not have a material effect on the Partnership's con-
     solidated financial statements.

       In May 2005, the Financial Accounting Standards Board issued Statement
     of Financial Accounting Standards No. 154, Accounting Changes and Error
     Corrections ("SFAS 154"), to replace APB Opinion No. 20, Reporting
     Accounting Changes in Interim Financial Statements ("APB 20").  SFAS 154
     changes the requirements for the accounting for and reporting of a change
     in accounting principle and requires retrospective application to prior
     periods' financial statements, unless it is impracticable to determine
     period specific effects or the cumulative effect of the change.  SFAS 154
     will be effective for accounting changes and corrections of errors made
     in fiscal years beginning after December 15, 2005.  The adoption of this
     statement is not expected to have a material effect on the Partnership's
     results of operations or financial condition.

     Reclassification - The Partnership reclassified the change in payments on
     capital lease obligations in the statements of cash flows from an operat-
     ing activity to a financing activity.  This reclassification does not
     affect the total net change in cash and cash equivalents and has no impact
     on the Partnership's consolidated balance sheet, consolidated statements
     of income, and consolidated statemnets of changes in partners' equity
     (deficit).




3.   PROPERTY

     The total cost of property and the accumulated depreciation  as  of
     December 31, 2005 and 2004, is as follows:

                                                  2005                2004

       Land                                   $ 2,729,790        $ 2,729,790
       Rental trucks under capital leases         210,138            210,138
       Buildings and improvements              11,110,430         11,097,580
                                              -----------        -----------

       Total                                   14,050,358         14,037,508
       Accumulated depreciation               (10,859,561)       (10,366,783)
                                              -----------         ----------
       Property, net                          $ 3,190,797        $ 3,670,725
                                              ===========         ==========

     The rental trucks under capital leases were not placed into service until
     January 2005, and therefore, no depreciation expense was recorded during
     2004.  Depreciation expense of $53,652 was recorded in 2005.

     The Partnership leases certain vehicles under agreements that meet the
     criteria for classification as capital leases which expire in 2008.  Future
     minimum lease payments under these capital leases at December 31, 2005 are
     summarized as follows:

     2006                                    $   54,000
     2007                                        54,000
     2008                                        54,000
                                             ----------
     Total future minimum
      payment obligations                       162,000
     Less interest portion                       10,338
                                             ----------
     Present value of net
      minimum lease payments                 $  151,662
                                             ==========



4.   ALLOCATION OF PROFITS AND LOSSES AND GENERAL PARTNERS' INCENTIVE
     MANAGEMENT FEE

     Under the Agreement of Limited Partnership,  the general partners are to be
     allocated 1%  of the net profits or net 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 9% per annum of Partnership  distributions
     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 SFAS No. 131, "Disclosures
     about Segments of an Enterprise and Related Information."  The Partner-
     ship operates in  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.



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

SCHEDULE III
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   $15,391         $420,200  $1,424,441  $1,844,641 $1,370,084  08/86 12/85 20 Yrs
Azusa, CA             None     696,000   2,095,965    19,761          696,000   2,115,726   2,811,726  2,061,710  06/86 01/86 20 Yrs
Everett, WA           None     352,350   1,252,536    12,713          352,350   1,265,249   1,617,599  1,258,854  11/85 06/85 20 Yrs
Romeoville, IL        None     298,740   2,180,802    63,220          298,740   2,244,022   2,542,762  2,135,842  01/87 05/86 20 Yrs
Elgin, IL             None     376,000   1,424,577    20,476          376,000   1,445,053   1,821,053  1,375,363  09/86 03/86 20 Yrs
Aurora, CO            None     586,500   2,521,560    94,379          586,500   2,615,939   3,202,439  2,604,056  02/85 09/85 15 Yrs
                              --------  ----------   -------         --------  ----------  ---------- ----------
                            $2,729,790 $10,884,490  $225,940       $2,729,790 $11,110,430 $13,840,220*$10,805,909
                            ==========  ==========  ========       ==========  ========== =========== ==========
</TABLE>

                                                     Real Estate     Accumulated
                                                        at Cost     Depreciation

               Balance, January 1, 2003               $13,792,609     $9,484,163
                 Additions                                  6,499        438,875
                                                      -----------     ----------
               Balance, December 31, 2003              13,799,108      9,923,038
                 Additions                                 28,262        443,745
                                                      -----------     ----------
               Balance, December 31, 2004              13,827,370     10,366,783
                 Additions                                 12,850        439,126
                                                      -----------     ----------
               Balance, December 31, 2005             $13,840,220    $10,805,909
                                                      ===========     ==========


<PAGE>




                                SCHEDULE 2



                               March 27, 2006


                ANNUAL REPORT TO LIMITED PARTNERS OF

                        DSI REALTY INCOME FUND IX


Dear Limited Partners:

     This report contains the Partnership's balance sheets as of December 31,
2005 and 2004, and the related statements of income, changes in partner' equity
(deficit) and cash flows for each of the three years ended December 31, 2005
accompanied by a report of independent registered public accounting firm.  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 in-
terests 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, 2005 and December 31, 2004 were as follows:

Location of Property                Average Occupancy         Average Occupancy
                                    Level for the              Level for the
                                    Year Ended                 Year Ended
                                    Dec. 31, 2005              Dec. 31, 2004


Azusa, CA                                81%                        80%

Elgin, IL                                63%                        65%

Everett, WA                              80%                        73%

Monterey Park, CA                        84%                        82%

Romeoville, IL                           66%                        63%

Aurora, CO*                              78%                        79%



*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 con-
venience 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, 2005 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.


                                      Robert J. Conway, President




                          CERTIFICATIONS

    I, Robert J. Conway, certify that:

    1.  I have reviewed this annual report on Form 10-K of DSI Realty Income
    Fund IX;

    2.  Based on my knowledge, this annual 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 cover-
    ed by this annual report.

    3.  Based on my knowledge, the financial statements, and other financial
    information included in this annual 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 annual report;

    4.  The registrant's other certifying officer and I are responsible for
    establishing and maintaining disclosure controls and procedures (as defined
    in Exchange Act Rules 13a-15e and 15d-15e) for the registrant and have:

         a)  designed such disclosure controls and procedures, or caused such
         disclosure controls and procedures to be designed under our super-
         vision, to ensure that material information relating to the registrant,
         including its consolidated subsidiaries, is made known to us by others
         within those entities, particularly during the period in which this
         annual report is being prepared;

         b)  evaluated the effectiveness of the registrant's disclosure controls
         and procedures and presented in this report our 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

         c)  disclosed in this report any change in the registrant's internal
         control over financial reporting that occurred during the registrant's
         most recent fiscal quarter (the registrant's  fourth fiscal quarter
         in the case of our annual report) that has materially affected, or is
         reasonably likely to materially affect, the registrant's internal
         control over financial reporting; and

    5.  The registrant's other certifying officer and I have disclosed based
    on our most recent evaluation of internal control over financial reporting,
    to the registrant's auditors and general partners (or persons performing
    the equivalent functions):

         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 registrant's ability to re-
         cord, process, summarize and report financial information; and


         b)  any fraud, whether or not material, that involves management or
         other employees who have a significant role in the registrant's in-
         ternal controls over financial reporting.


    Date:  March 27, 2006



    Robert J. Conway
    Chief Executive Officer



                          CERTIFICATIONS

    I, Richard P. Conway, certify that:


    1.  I have reviewed this annual report on Form 10-K of DSI Realty Income
    Fund IX;

    2.  Based on my knowledge, this annual 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 cover-
    ed by this annual report.

    3.  Based on my knowledge, the financial statements, and other financial
    information included in this annual 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 annual report;

    4.  The registrant's other certifying officer and I are responsible for
    establishing and maintaining disclosure controls and procedures (as defined
    in Exchange Act Rules 13a-15e and 15d-15e) for the registrant and have:

         a)  designed such disclosure controls and procedures, or caused such
         disclosure controls and procedures to be designed under our super-
         vision, to ensure that material information relating to the registrant,
         including its consolidated subsidiaries, is made known to us by others
         within those entities, particularly during the period in which this
         annual report is being prepared;

         b)  evaluated the effectiveness of the registrant's disclosure controls
         and procedures and presented in this report our 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

         c)  disclosed in this report any change in the registrant's internal
         control over financial reporting that occurred during the registrant's
         most recent fiscal quarter (the registrant's  fourth fiscal quarter
         in the case of our annual report) that has materially affected, or is
         reasonably likely to materially affect, the registrant's internal
         control over financial reporting; and

    5.  The registrant's other certifying officer and I have disclosed based
    on our most recent evaluation of internal control over financial reporting
    to the registrant's auditors and general partners (or persons performing
    the equivalent functions):

         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 registrant's ability to re-
         cord, process, summarize and report financial information; and


         b)  any fraud, whether or not material, that involves management or
         other employees who have a significant role in the registrant's in-
         ternal controls over financial reporting.


    Date:  March 27, 2006



    Richard P. Conway
    Vice President



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



Pursuant to 18 U.S.C. 1350, as created by Section 906 of the Sarbanes-Oxley
Act of 2002, the undersigned of DSI Realty Income Fund IX (the "Partnership),
hereby certifies, to his knowledge, that:

  (i) the accompanying Annual Report on Form 10-K of the Partnership for the
fiscal year ended December 31, 2005 (the "Report") fully complies with the
requirements of Section 13(a) or Section 15(d), as applicable of the Securities
Exchange Act of 1934, as amended; and

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

                                    Robert J. Conway
                                    Chief Executive Officer
                                    March 27, 2006






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


Pursuant to 18 U.S.C. 1350, as created by Section 906 of the Sarbanes-Oxley
Act of 2002, the undersigned of DSI Realty Income Fund IX (the "Partnership),
hereby certifies, to his knowledge, that:

  (i) the accompanying Annual Report on Form 10-K of the Partnership for the
fiscal year ended December 31, 2005 (the "Report") fully complies with the
requirements of Section 13(a) or Section 15(d), as applicable of the Securities
Exchange Act of 1934, as amended; and

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

                                    Richard P. Conway
                                    Vice President
                                    March 27, 2006