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, 2004.
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,
     2004, incorporated by reference to Form 10-K, Part II.

Item 11.  Registrant's  Financial  Statements for its fiscal year ended December
     31, 2004, 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, 2004, 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, 2004 and December 31, 2003 are as follows:


Location of Property                Average Occupancy         Average Occupancy
                                    Level for the              Level for the
                                    Year Ended                 Year Ended
                                    Dec. 31, 2004              Dec. 31, 2003

Azusa, CA                                80%                        82%

Elgin, IL                                65%                        68%

Everett, WA                              73%                        76%

Monterey Park, CA                        82%                        85%

Romeoville, IL                           63%                        65%

Aurora, CO*                              79%                        80%

*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 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,  2004  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 1,158 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  $10.39 per Limited Partnership Unit were
declared and paid each quarter for the year ended December 2004 and $10.09 per
Limited Partnership Unit were declared and paid each quarter for the year ended
December 31, 2003 and $11.99 per Limited Partnership Unit were declared and paid
each quarter for the year ended December 31, 2002.  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, 2004
         --------------------------------------------------------------------
                   2004         2003         2002         2001          2000
                   ----         ----         ----         ----          ----
TOTAL REVENUES
AND OTHER
INCOME          $2,648,811   $2,848,497  $ 3,107,226  $ 3,201,000  $ 2,960,225

TOTAL
EXPENSES         1,843,046    1,807,338    1,892,925    1,756,730    1,863,988

MINORITY
INTEREST
IN INCOME OF
REAL ESTATE
JOINT
VENTURE           (115,732)   (128,775)    (143,534)    (168,986)     (121,220)
               -----------  -----------  -----------  ------------  -----------

NET
INCOME         $   690,033  $  912,384  $ 1,070,767  $ 1,275,284   $   975,017
               ===========  ===========  ===========  ============  ===========

TOTAL
ASSETS         $ 4,238,864  $ 4,713,603  $ 5,049,395  $ 5,472,712   $ 5,709,174
               ===========  ===========  ===========  ============  ===========

CASH FLOW FROM (USED IN):
OPERATING      $ 1,188,300  $ 1,486,963  $ 1,640,392  $ 1,803,290   $ 1,666,833
INVESTING          (28,262)      (6,499)     (10,438)     (28,442)      (5,940)
FINANCING       (1,405,657)  (1,379,818)  (1,631,748)  (1,650,755)  (1,654,732)

NET INCOME
PER LIMITED
PARTNERSHIP
UNIT           $     22.26  $     29.43  $     34.54  $     41.13   $     31.45
               ===========  ===========  ===========  ============  ===========

CASH
DISTRIBUTIONS
PER LIMITED
PARTNERSHIP
UNIT           $     41.57  $     40.37  $     47.96  $     47.95   $     47.99
               ===========  ===========  ===========  ============  ===========





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


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.


2003 COMPARED TO 2002

     Total revenues decreased from $3,106,379 in 2002 to $2,847,951 in 2003,
total expenses decreased from $1,892,925 to $1,807,338, other income decreased
from $847 to $546 and minority interest in income of the real estate joint
venture decreased from $143,534 to $128,775. As a result of these fluctuations
net income decreased from $1,070,767 to $912,384.  The approximate $258,400
(8.3%) 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 78.4% for the year ended December 31, 2003 and 83.0% for
the year ended December 31, 2002.  The Partnership  continued its advertising
campaign to  attract  and  keep  new  tenants in its  various  mini-storage
facilities.  The approximate $70,800 (7.9%) decrease in operating expenses
was due primarily to decreases in yellow pages advertising, maintenance and
repair, office supplies, salaries and wages and workers compensation insurance
expenses.  The approximate $28,900 (11.3%) increase in general and admini-
strative expenses was due primarily to an increase in legal and professional
expense, partially offset by decreases in office expense and equipment and
computer lease expenses.  Legal expense increased as a result of legal
challenges by dissident Limited Partners to a proposed amendment to the Part-
ners Agreement (see paragraph below).  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, 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  decreased  approximately
$88500 (6.0%) in 2004 as compared to 2003 primarily as a result of the de-
creases in net income and incentive management fee payable to the general
partners, partially offset by an increase in customer deposits an other
liabilities.  Net cash provided by operating activities decreased approximately
$153,400 (9.4%) in 2003 as compared to 2002 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
investor in the  Partnership's  real estate joint venture.  Special distri-
butions of 1.5% of  capital  contributed by  Limited Partners, were declared
and paid on December 15, 2002.

     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.

     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, 2004 and
2003 was as follows:


                                        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


                                        2003 Quarter Ended
                                        ------------------

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

Total revenues            $763,313    $714,842    $704,751        $665,045

Income before
  minority interest
  in joint venture         314,429     267,387     216,741         242,602

Net income                 276,245     235,882     186,617         213,640

Net income per limited
  partnership unit        $   8.91    $   7.61    $   6.02        $   6.89

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.



                                          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,  2004,  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 71 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 76 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 82 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, 2004,  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, 2004 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, 2004,  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 2004 were $26,920 and for 2003 were $25,600.

     Tax Fees

     The aggregate fees for professional services rendered by Deloitee & Touche
LLP for tax compliance, tax advice and tax planning for 2004 were $22,100 and
for 2003 were $20,700.  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, 2004,  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, 2004.

     (b)  No reports on Form 8K were filed during the fiscal year ended December
          31, 2004.

                                   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, 2005
  ROBERT J. CONWAY, President
  (Chief Executive Officer, Chief
  Financial Officer, and Director)



By____________________________      Dated:  March 31, 2005
  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, 2005
  ROBERT J. CONWAY, President,
  Chief Executive Officer, Chief
  Financial Officer, and Director



By___________________________       Dated:  March 31, 2005
  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, 2004, 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, 2004
         --------------------------------------------------------------------

                   2004         2003         2002         2001          2000
                   ----         ----         ----         ----          ----
TOTAL REVENUES
AND OTHER
INCOME          $2,648,811   $2,848,497  $ 3,107,226  $ 3,201,000  $ 2,960,225

TOTAL
EXPENSES         1,843,046    1,807,338    1,892,925    1,756,730    1,863,988

MINORITY
INTEREST
IN INCOME OF
REAL ESTATE
JOINT
VENTURE           (115,732)   (128,775)    (143,534)    (168,986)     (121,220)
               -----------  -----------  -----------  ------------  -----------

NET
INCOME         $   690,033  $  912,384  $ 1,070,767  $ 1,275,284   $   975,017
               ===========  ===========  ===========  ============  ===========

TOTAL
ASSETS         $ 4,238,864  $ 4,713,603  $ 5,049,395  $ 5,472,712   $ 5,709,174
               ===========  ===========  ===========  ============  ===========

CASH FLOW FROM (USED IN):
OPERATING      $ 1,188,300  $ 1,486,963  $ 1,640,392  $ 1,803,290   $ 1,666,833
INVESTING          (28,262)      (6,499)     (10,438)     (28,442)      (5,940)
FINANCING       (1,405,657)  (1,379,818)  (1,631,748)  (1,650,755)  (1,654,732)

NET INCOME
PER LIMITED
PARTNERSHIP
UNIT           $     22.26  $     29.43  $     34.54  $     41.13   $     31.45
               ===========  ===========  ===========  ============  ===========

CASH
DISTRIBUTIONS
PER LIMITED
PARTNERSHIP
UNIT           $     41.57  $     40.37  $     47.96  $     47.95   $     47.99
               ===========  ===========  ===========  ============  ===========




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, 2004.


                                                          Net        Partners'
                                                        Income        Equity

Per financial statements                             $   690,033    $ 3,212,927
Excess book depreciation                                  31,657        290,622
Joint venture income adjustment                          (72,515)       234,432
Property acquisition costs                                              466,135
Recognition of deferred rental revenues                                  56,021
Excess book distributions                                               310,030
Fixed asset adjustments                                  (12,500)       (12,500)
Accrued expenses                                          85,634         85,634
Accrued real estate taxes                                               (75,000)
Minority interest                                       (314,602)
                                                     -----------    -----------
Per Partnership income tax return                    $   407,707    $ 4,568,301
                                                     ===========    ===========
Net taxable income per limited
partnership unit                                     $     13.15
                                                     ===========



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


INDEX TO FINANCIAL STATEMENTS AND SUPPLEMENTAL SCHEDULE

                                                                            Page



FINANCIAL STATEMENTS:

    Report of Independent Registered Public Accounting Firm                  F-1


    Consolidated Balance Sheets as of December 31, 2004 and 2003             F-2

    Consolidated Statements of Income for each of the Three
        Years Ended December 31, 2004                                        F-3

    Consolidated Statements of Changes in Partners' Equity (Deficit)
        for each of the Three Years Ended December 31, 2004                  F-4

    Consolidated Statements of Cash Flows for each of the Three Years
        Ended December 31, 2004                                              F-5

    Notes to Consolidated Financial Statements                               F-6


SUPPLEMENTAL SCHEDULE:


    Schedule III - 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.



REPORT OF INDEPENDENT REGISTERED
PUBLIC ACOUNTING FIRM
Partners
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, 2004
and  2003,  and the related  consolidated statements of income, changes in
partners' equity (deficit), and cash flows for each of the three years  ended
December 31, 2004.  Our audits also included the financial statement 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 these  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
Company'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, 2004 and 2003,  and the results of its operations and its cash
flows for each of the three  years in the  period  ended  December  31,  2004,
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
March 14, 2005



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

CONSOLIDATED BALANCE SHEETS
DECEMBER 31, 2004 AND 2003
--------------------------------------------------------------------------------


ASSETS                                                  2004             2003

CASH AND CASH EQUIVALENTS                           $   486,736      $   732,355

PROPERTY, net (Note 3)                                3,670,725        3,876,070

OTHER ASSETS                                             81,403          105,178
                                                    -----------      -----------
TOTAL                                               $ 4,238,864      $ 4,713,603
                                                    ===========      ===========

LIABILITIES AND PARTNERS' EQUITY (DEFICIT)

LIABILITIES:
Distribution due partners(Note 4)                  $   310,030      $    310,030
Incentive management fee payable to
general partners (Note 4)                              157,301           314,602
Property management fees payable                         8,236             8,689
Customer deposits and other liabilities                175,529            87,760
Capital lease obligations (Note 3)                     195,138
                                                    -----------      -----------
Total liabilities                                      846,234           721,081
                                                    -----------      -----------
MINORITY INTEREST IN REAL ESTATE
JOINT VENTURE                                          179,703           180,971

PARTNERS' EQUITY (DEFICIT)(Note 4):
General partners                                      (105,312)         (99,325)
Limited partners (30,693 limited
partnership units outstanding
at December 31, 2004 and 2003)                       3,318,239        3,910,876
                                                   ------------      -----------
Total partners' equity                               3,212,927        3,811,551
                                                   ------------      -----------
TOTAL                                              $ 4,238,864     $  4,713,603
                                                   ============      ===========

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, 2004
--------------------------------------------------------------------------------


                                               2004         2003         2002

REVENUES:
Rental                                      $2,648,288   $2,847,951   $3,106,379
                                            ----------   ----------   ----------
EXPENSES:
 Depreciation                                  443,745      438,875      447,817
 Operating                                     936,470      830,375      901,223
 General and administrative                    215,317      283,615      254,750
 General partners' incentive
  management fee (Note 4)                      115,100      111,612      133,816
 Property management fee                       132,414      142,861      155,319
                                            ----------   ----------   ----------
Total expenses                               1,843,046    1,807,338    1,892,925
                                            ----------   ----------   ----------

OPERATING INCOME                               805,242    1,040,613    1,213,454

OTHER INCOME-
 Interest income                                   523          546          847
                                            ----------   ----------   ----------


INCOME BEFORE MINORITY INTEREST IN
INCOME OF REAL ESTATE JOINT VENTURE            805,765    1,041,159    1,214,301

MINORITY INTEREST IN INCOME OF REAL
ESTATE JOINT VENTURE                          (115,732)    (128,775)   (143,534)
                                            ----------   ----------   ----------
NET INCOME                                  $  690,033   $  912,384   $1,070,767
                                            ==========   ==========   ==========
AGGREGATE NET INCOME ALLOCATED
TO (Note 4):
General partners                            $    6,900   $    9,124   $   10,708
Limited partners                               683,133      903,260    1,060,059
                                            ----------   ----------   ----------
TOTAL                                       $  690,033   $  912,384   $1,070,767
                                            ==========   ==========   ==========
NET INCOME PER LIMITED PARTNERSHIP
UNIT (Notes 2 and 4)                        $    22.26   $    29.43   $    34.54
                                            ==========   ==========   ==========

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, 2004
--------------------------------------------------------------------------------


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

BALANCE JANUARY 1, 2002                $(91,771)    $ 4,658,739     $ 4,566,968

Net income                               10,708       1,060,059       1,070,767

Distributions                           (14,869)     (1,471,981)     (1,486,850)
                                        -------     -----------     -----------
BALANCE DECEMBER 31, 2002               (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
                                        =======     ===========     ===========


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, 2004
--------------------------------------------------------------------------------


                                            2004          2003          2002

CASH FLOWS FROM OPERATING ACTIVITIES:
 Net income                             $   690,033   $   912,384   $ 1,070,767
 Adjustments to reconcile net
  income to net cash provided
  by operating activities:
  Depreciation                              443,745       438,875       447,817
  Minority interest in income
   of real estate joint venture             115,732       128,775       143,534
  Changes in assets and liabilities:
   Other assets                              23,775         4,062       (15,856)
   Incentive management
     fee payable                           (157,301)       (1,277)           17
   Property management fees payable            (453)           32          (802)
   Customer deposits and
    other liabilities                        87,769         4,112        (5,085)
   Capital lease obligations                (15,000)
                                        -----------   -----------   ------------
  Net cash provided by operating
  activities                              1,188,300     1,486,963     1,640,392
                                        -----------   -----------   ------------
CASH FLOWS USED IN INVESTING ACTIVITIES -
Additions to property                       (28,262)       (6,499)      (10,438)
                                        -----------   -----------    ----------

CASH FLOWS USED IN FINANCING ACTIVITIES -
Distributions paid to minority interest
 in real estate joint venture              (117,000)     (128,100)     (144,898)
Distributions to partners                (1,288,657)   (1,251,718)   (1,486,850)
                                        ____________   ___________   __________
  Net cash used in financing
  activities                             (1,405,657)   (1,379,818)   (1,631,748)
                                        ------------   -----------   ----------
NET INCREASE(DECREASE) IN CASH AND
CASH EQUIVALENTS                           (245,619)      100,646        (1,794)

CASH AND CASH EQUIVALENTS,
AT BEGINNING OF YEAR                        732,355       631,709       633,503
                                        -----------   -----------   -----------
CASH AND CASH EQUIVALENTS,
AT END OF YEAR                          $   486,736   $   732,355   $   631,709
                                        ===========   ===========   ============

NON CASH INVESTING 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, 2004

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 is $282,326.

     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 2004, 2003 or 2002.

     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.



3.   PROPERTY

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

                                                  2004                2003

       Land                                   $ 2,729,790        $ 2,729,790
       Buildings and improvements              11,097,580         11,069,318
                                              -----------        -----------

       Total                                   13,827,370         13,799,108
       Accumulated depreciation               (10,366,783)        (9,923,038)
                                              -----------         ----------
       Total                                    3,460,587          3,876,070

       Rental trucks under capital leases         210,138
                                              -----------         ----------
       Property, net                          $ 3,670,725        $ 3,876,070
                                              ===========         ==========

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

     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, 2004 are
     summarized as follows:

     2005                                    $   54,000
     2006                                        54,000
     2007                                        54,000
     2008                                        54,000
                                             ----------
     Total future minimum
      payment obligations                       216,000
     Less interest portion                       20,862
                                             ----------
     Present value of net
      minimum lease payments                 $  195,138
                                             ==========



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)

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   $13,895         $420,200  $1,422,945  $1,843,145 $1,296,703  08/86 12/85 20 Yrs
Azusa, CA             None     696,000   2,095,965    18,680          696,000   2,114,645   2,810,645  1,953,067  06/86 01/86 20 Yrs
Everett, WA           None     352,350   1,252,536    12,713          352,350   1,265,249   1,617,599  1,201,368  11/85 06/85 20 Yrs
Romeoville, IL        None     298,740   2,180,802    63,220          298,740   2,244,022   2,542,762  2,014,157  01/87 05/86 20 Yrs
Elgin, IL             None     376,000   1,424,577    18,759          376,000   1,443,336   1,819,336  1,300,211  09/86 03/86 20 Yrs
Aurora, CO            None     586,500   2,521,560    85,823          586,500   2,607,383   3,193,883  2,601,277  02/85 09/85 15 Yrs
                              --------  ----------   -------         --------  ----------  ---------- ----------
                            $2,729,790 $10,884,490  $213,090       $2,729,790 $11,097,580 $13,827,370*$10,366,783
                            ==========  ==========  ========       ==========  ========== =========== ==========
</TABLE>

                                                     Real Estate     Accumulated
                                                        at Cost     Depreciation

               Balance, January 1, 2002               $13,782,171     $9,036,346
                 Additions                                 10,438        447,817
                                                      -----------     ----------
               Balance, December 31, 2002             $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
                                                      ===========     ==========


<PAGE>




                                SCHEDULE 2



                               March 14, 2005


                ANNUAL REPORT TO LIMITED PARTNERS OF

                        DSI REALTY INCOME FUND IX


Dear Limited Partners:

     This reprot contains the Partnership's balance sheets as of December 31,
2004 and 2003, and the related statements of income, changes in partner' equity
and cash flows for each of the three years ended December 31, 2004 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, 2004 and December 31, 2003 were as follows:

Location of Property                Average Occupancy         Average Occupancy
                                    Level for the              Level for the
                                    Year Ended                 Year Ended
                                    Dec. 31, 2004              Dec. 31, 2003


Azusa, CA                                80%                        82%

Elgin, IL                                65%                        68%

Everett, WA                              73%                        76%

Monterey Park, CA                        82%                        85%

Romeoville, IL                           63%                        65%

Aurora, CO*                              79%                        80%



*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, 2004 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 officers 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 officers and I have disclosed based
    on our most recent evaluation of internal control over financial reporting,
    to the registrant's auditors:

         a)  all significant deficiencies and material weaknesses in the design
         or operation of internal control over financial reporting which are
         reasonably likely to affect the registrant's ability to record, pro-
         cess, 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 14, 2005



    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 officers 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 officers and I have disclosed based
    on our most recent evaluation of internal control over financial reporting
    to the registrant's auditors:

         a)  all significant deficiencies and material weaknesses in the design
         or operation of internal control over financial reporting which are
         reasonably likely to affect the registrant's ability to record, pro-
         cess, 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 14, 2005



    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



     In connection with the Annual Report of DSI Realty Income Fund IX (the
"Partnership") on Form 10-K for the period ending December 31, 2004 as filed
with the Securities and Exchange Commission on the date hereof (the "Report"),
I, Robert J. Conway, Chief Executive Officer of the Partnership, certify,
pursuant to 18 U.S.C. 1350, as adopted pursuant to 906 of the Sarbanes-Oxley
Act of 2002, that:

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

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



                                    Robert J. Conway
                                    Chief Executive Officer
                                    March 14, 2005






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



     In connection with the Annual Report of DSI Realty Income Fund IX (the
"Partnership") on Form 10-K for the period ending December 31, 2004 as filed
with the Securities and Exchange Commission on the date hereof (the "Report"),
I, Richard P. Conway, Chief Executive Officer of the Partnership, certify,
pursuant to 18 U.S.C. 1350, as adopted pursuant to 906 of the Sarbanes-Oxley
Act of 2002, that:

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

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



                                    Richard P. Conway
                                    Vice President
                                    March 14, 2005