UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

FORM
10-K

[x]
Annual Report Pursuant to Section 13 or 15(d) of the Securities and Exchange Act of 1934

For
the fiscal year ended December 31, 2011

[ ]
Transition report pursuant to section 13 or 15(d) of the Securities Exchange Act of 1934

For
the transition period from ________________ to _______________

Commission
File No. 0-14186.

DSI
REALTY INCOME FUND IXa California Limited Partnership

|California                                                     |  | 33-0103989                          
|-------------------------------------------------------------- |  | ------------------------------------
|(State or other jurisdiction of incorporation or organization) |  | (I.R.S. Employer Identification No.)

6700 E. Pacific Coast Hwy., Long Beach, California 90803

(Address
of principal executive offices)

Registrant’s
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

Indicate by check mark if registrant is a well-known seasoned issuer, as defined in Rule 405 of the
Securities Act. Yes [ ] No [X]

Indicate
by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Exchange Act. Yes
[ ] No [X]

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 90 days.  Yes [X] No [ ]

Indicate
by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive
Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (232.405 of this chapter) during the preceding
12 months (or for such shorter period that the registrant was required to submit and post such files). Yes [X] No [ ]

Indicate
by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K (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. [ ]

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a
smaller reporting company.

Large accelerated filer [ ] Accelerated
filer [ ]  Non-accelerated filer [ ] Smaller reporting company [X]

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes [ ] No [X]




Certain
statements contained in this discussion or elsewhere in this report may be deemed “forward-looking statements” within
the meaning of the Private Securities Litigation Reform Act of 1995 and Section 27A of the Securities Act of 1933 and Section 21E
of the Securities Exchange Act of 1934. Words and phrases such as “expects”, “anticipates”, “intends”,
“plans”, “believes”, “seeks”, “estimates”, “designed to achieve”, variations
of such words and similar expressions are intended to identify such forward-looking statements, which generally are not historical
in nature. All statements that address operating performance, events or developments that we expect or anticipate will occur in
the future – including statements relating to rent and occupancy growth, general conditions in the geographic areas
where we operate – are forward-looking statements. These statements are not guarantees of future performance and involve
certain risks, uncertainties and assumptions that are difficult to predict.

Although
we believe the expectations reflected in any forward-looking statements are based on reasonable assumptions, we can give no assurance
that our expectations will be attained and therefore, actual outcomes and results may differ materially from what is expressed
or forecasted in such forward-looking statements. Many of the factors that may affect outcomes and results are beyond our ability
to control.

PART I

ITEM 1. BUSINESS

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. The General Partners are DSI Properties, Inc., a California corporation and RJC Capital Management, LLC and JWC Capital
Management, LLC.  
DSI Properties, Inc. is an affiliate 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 (1%) 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.

The Partnership 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 mini-storage facilities. Registrant does not intend to sell
additional limited partnership units. The term of the Partnership is fifty years, but it is anticipated that the Partnership 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 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 the Partnership. 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.

Please refer to the discussion
appearing elsewhere herein under the caption Management's Discussion and Analysis of Financial Condition and Results of Operations
for a detailed analysis of the results of operations of the Partnership's properties.

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, the Partnership's business is not affected by the change in seasons.

ITEM 1A. RISK FACTORS

Not required.

ITEM 1B. UNRESOLVED STAFF
COMMENTS

None.

ITEM 2. PROPERTIES

The Partnership owns
a fee interest in the following mini-storage facilities, none of which are subject to long-term indebtedness. The following table
sets forth information regarding properties owned by the Partnership and their respective average occupancies and revenue per square
foot.

|                  |         |        | 2011      | 2010     
|----------------- | ------- | ------ | --------- | ---------
|                  | Parcel  |        | (Average) | (Average)
|                  | Size    | Date   | Rentable  | Revenue  
|Location          | (Acres) | Opened | Sq. Ft.   | Sq. Ft.  
|Aurora, CO (1)    | 4.60    | Feb-85 | 87,423    | 6.19     
|Azusa, CA         | 2.94    | Jun-86 | 64,422    | 8.02     
|Elgin, IL         | 4.99    | Sep-86 | 49,927    | 4.17     
|Everett, WA       | 2.71    | Nov-85 | 49,328    | 8.16     
|Monterey Park, CA | 0.95    | Aug-86 | 31,240    | 15.32    
|Romeoville, IL    | 3.96    | Nov-86 | 68,012    | 6.18     

(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

The Partnership is not a
party to any material pending legal proceedings.

ITEM 4. MINE SAFETY DISCLOSURES

None.

PART II

ITEM 5. MARKET FOR REGISTRANT’S
COMMON EQUITY, RELATED STOCKHOLDER MATTERS AND ISSUER PURCHASES OF EQUITY SECURITIES

Market Information

The Partnership is a limited
partnership and thus has no common stock.  There is no established trading market for limited partnership interests in the
Partnership and it is not anticipated that any such public market will develop. The Limited Partnership Agreement effectively prevents
the transfer of Limited Partnership Interests except under very limited circumstances.  In order to transfer a Limited Partnership
Interest, a Limited Partner must obtain the consent of the General Partners of the Partnership, which have the absolute right to
refuse any request for a transfer.  In addition, the proposed transferee must meet all applicable suitability standards
and agree to be bound by the Limited Partnership Agreement.

Approximate Number of
Security Holders

As of December 31, 2011,
there were approximately 1,082 holders of Limited Partnership Interests.

Distributions

Average cash distributions
of $7.00 per Limited Partnership Unit were declared and paid each quarter for the year ended December 31, 2011 and $7.65 per Limited
Partnership Unit were declared and paid each quarter for the year ended December 31, 2010. It is the Partnership’s expectation
that distributions will continue to be paid in the future.

ITEM 6. SELECTED FINANCIAL
DATA

Not Required.

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

Overview

The Partnership 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.

Critical Accounting Policies

Revenue recognition - Rental
income, which is generally earned pursuant to month-to-month leases for storage space, as well as late charges and administrative
fees, are recognized as earned. Promotional discounts reduce rental income over the promotional period. Ancillary revenues and
interest and other income are recognized when earned.

RESULTS OF OPERATIONS

2011 COMPARED TO 2010

Total revenues decreased from $2,637,469 in 2010 to $2,567,280 in
2011, while total expenses decreased from $1,727,885 to $1,726,499 and net income attributable to the non-controlling interest
decreased from $79,331 to $67,315. As a result, net income attributable to the Partnership decreased from $830,253 to $773,466.
Rental revenues decreased primarily as a result of decreased occupancy rates and merchandise sales, and poor economic conditions
nationwide. Occupancy levels for the Partnership’s mini-storage facilities averaged 62.5% for the year 2011 and 65.3% for
2010. The $34,267 (2.9%) decrease in operating expenses was due primarily to decreases in advertising, salary and wages expenses;
partially offset by increases in real estate taxes, maintenance and repairs, office supplies and employee promotional expenses.
General and administrative expenses increased $40,172 (12.6%) primarily due to increases in legal and professional, and administrative
expenses; partially offset by decreased travel 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.

Operating expenses consist mainly of expenses such as promotional
advertising, yellow pages and other forms of advertising, utilities, 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,
accounting services and computer expenses.

LIQUIDITY AND CAPITAL RESOURCES

Net cash provided by operating activities decreased by $89,912 (9.3%)
in 2011 compared to 2010 primarily due to decreases in net income.

Cash used in investing activities consists of acquisition of property
or capital improvements to the Partnership's mini storage facilities. Investing activities in 2011 consisted largely of the capitalization
of a roof replacement at the Monterey Park facility. No significant investing activity occurred in 2010. The Partnership currently
has no other material commitments for capital expenditures.

Cash used in financing activities, as set forth in the statements
of cash flows, has consisted solely of cash distributions to partners in 2011 and 2010.

Current economic conditions have shown some areas of recovery
but vary for each property and by region. The soft recovery has shown some stabilization but has yet to demonstrate consistency.
We are optimistic that positive momentum will build throughout 2012 and that a “double-dip” recession is unlikely.
Lingering high unemployment rates are still affecting people’s discretionary income and their ability to afford storage.

Real estate and credit markets have shown signs of improvement.
We anticipate that as financial markets continue to stabilize and as the economy begins to grow again, occupancies and income should
rebound steadily.

The General Partners plan to continue to improve and maintain
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.

LONG-TERM LIABILITIES
AND CONTRACTUAL OBLIGATIONS

None.

OFF-BALANCE SHEET ARRANGEMENTS



None.

QUARTERLY FINANCIAL INFORMATION
(UNAUDITED)Summarized quarterly financial data for the year ended December 31, 2011 was as follows:

|                                                                 | 2011 Quarter Ended:
|---------------------------------------------------------------- | -------------------
|                                                                 | March 31           
|Total revenues                                                   | 626,226            
|Net income                                                       | 162,439            
|Net income per limited partnership unit                          |                    
|$ 5.24                                                           | $ 5.35             
|Weighted average number of limited partnership units outstanding |                    
|30,693                                                           | 30,693             

ITEM 7A. QUANTITATIVE
AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK.

Not Required.

ITEM 8. FINANCIAL STATEMENTS
AND SUPPLEMENTARY DATA

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

INDEX TO CONSOLIDATED
FINANCIAL STATEMENTS AND SUPPLEMENTAL SCHEDULE

FINANCIAL STATEMENTS:

Report of Independent Registered
Public Accounting Firm..................................................................................F-1

Consolidated Balance Sheets
as of December 31, 2011 and 2010..........................................................................F-2

Consolidated Statements
of Income for the Years Ended December 31, 2011 and 2010...............................................F-3

Consolidated Statements
of Changes in Partners' Equity (Deficit) for the Years Ended December 31, 2011 and 2010..........F-4

Consolidated Statements
of Cash Flows for the Years Ended December 31, 2011 and 2010..........................................F-5

Notes to Consolidated Financial
Statements.....................................................................................................F-6

SUPPLEMENTAL SCHEDULE:

Schedule III - Real Estate
and Accumulated Depreciation as of December 31, 2011...................................................F-9

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

None.

ITEM 9A. CONTROLS AND
PROCEDURES

The Partnership’s management, with the participation of the principal executive officer and
principal financial officer of DSI Properties, Inc., its General Partner, who are the equivalent of the Partnership’s principal
executive officer and principal financial officer, respectively, has evaluated the effectiveness of the Partnership’s disclosure
controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the
“Exchange Act”)) as of the end of the period covered by this report. Based on such evaluation, the principal
executive officer and principal financial officer of the General Partner, who are the equivalent of the Partnership’s principal
executive officer and principal financial officer, respectively, have concluded that, as of the end of such period, the Partnership’s
disclosure controls and procedures are effective.

Management’s Report
on Internal Control Over Financial Reporting

The Partnership’s
management is responsible for establishing and maintaining adequate internal control over financial reporting. Internal control
over financial reporting is defined in Rule 13a-15(f) and 15d-15(f) under the Exchange Act as a process designed by, or under the
supervision of, the principal executive and principal financial officers of the General Partner, who are the equivalent of the
Partnership’s principal executive officer and principal financial officer, respectively, and effected by the Partnership’s
management and other personnel to provide reasonable assurance regarding the reliability of financial reporting and the preparation
of consolidated financial statements for external purposes in accordance with generally accepted accounting principles and includes
those policies and procedures that:

| | · | pertain to the maintenance of records that in reasonable detail accurately and fairly reflect
the transactions and dispositions of assets;
| | - | ------------------------------------------------------------------------------------------------------------------------------------------

| | · | provide reasonable assurance that transactions are recorded as necessary to permit preparation
of consolidated financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures
are being made only in accordance with authorizations of the Partnership’s management; and
| | - | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | · | provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition,
use or disposition of assets that could have a material effect on the consolidated financial statements.
| | - | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

Because of its inherent
limitations, internal control over financial reporting may not prevent or detect misstatements. Projections of any evaluation of
effectiveness to future periods are subject to the risks that controls may become inadequate because of changes in conditions,
or that the degree of compliance with the policies or procedures may deteriorate.

The Partnership's management
assessed the effectiveness of the Partnership's internal control over financial reporting as of December 31, 2011. In making
this assessment, the Partnership's management used the criteria set forth by the Committee of Sponsoring Organizations of the
Treadway Commission (COSO) in Internal Control-Integrated Framework.

Based on their assessment,
the Partnership's management concluded that, as of December 31, 2011, the Partnership's internal control over financial reporting
was effective.

This annual report does
not include an attestation report of the Partnership’s registered public accounting firm regarding internal control over
financial reporting. Management’s report was not subject to the attestation by the Partnership’s registered public
accounting firm pursuant to rules of the Securities and Exchange Commission that permit the Partnership to provide only management’s
report in this annual report.

Changes in Internal Control
Over Financial Reporting.

There have been no significant
changes in the Partnership’s internal control over financial reporting (as defined in Rules 13a-15(f) and 15d-15(f) under
the Exchange Act) during the fourth quarter of 2011 that have materially affected, or are reasonably likely to materially affect,
the Partnership’s internal control over financial reporting.

ITEM
9B. OTHER INFORMATION

None.

PART III

ITEM 10. DIRECTORS, EXECUTIVE
OFFICERS AND CORPORATE GOVERNANCE.

The Partnership has no directors
or executives officers of its own.  The following biographical information is presented for the officers of DSI Properties,
Inc., a General Partner of the Partnership, as well as RJC Capital Management, LLC and JWC Capital Management, LLC. The General
Partners have principal responsibility for the Partnership’s affairs.

DSI Properties, Inc.

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

Joseph W. Stok, 89,
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.Richard P. Conway, 44, was elected to the Board of Directors of DSI Properties, Inc. on September 30th of 2011. At the same
time, he was also appointed as Executive Vice President of both DSI Properties, Inc. and Diversified Securities, Inc. He has been
Chief Financial Officer of DSI Properties, Inc. since 2009 and an Account Executive with Diversified Securities, Inc. since 1987. RJC Capital Management, LLC and JWC Capital Management, LLC.The two LLCs (descriptions above) are those of Robert J. Conway and Joseph W. Conway, the initial General Partners of
Registrant.
On September 12, 2011, Joseph W. Conway, one of the original founders of DSI Properties, Inc. passed away after more than 40 years
of service to the company. His legacy and contributions cannot be overestimated, however, his imprint will continue to serve the
companies which he helped to create. He will be fondly remembered and sorely missed by all of us at the DSI family of companies.
Joseph’s son, Thomas J. Conway, is currently the executor of his estate, and the controlling member of JWC Capital Management,
LLC.

As the Partnership itself
has no directors or executive officers, it has no audit, nominating or other committees.

ITEM 11. EXECUTIVE COMPENSATION

None of the directors or
officers of the General Partners received any direct remuneration from the Partnership during the years ended December 31, 2011
or 2010.

ITEM 12. SECURITY OWNERSHIP
OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT AND RELATED STOCKHOLDER MATTERS

The following table sets
forth certain information regarding the beneficial ownership of the Partnership's limited partnership units as of December 31,
2011 by (i) each person known to beneficially own more than 5% of the Partnership's limited partnership units, and (ii) each officer
of the General Partners of the Partnership.

|Title of Class               | Name of Beneficial Owner | Number of LP Units Beneficially Held(1) | Percent of Class(2)
|---------------------------- | ------------------------ | --------------------------------------- | -------------------
|Limited Partnership Interest | Robert J. Conway         | 1,321 - Direct                          | 4.3%               
|Limited Partnership Interest | Joseph W. Stok           | 54 – Direct                             | Less than 1%       

(1) Unless otherwise indicated,
the address for each listed director or officer is c/o 6700 E. Pacific Coast Hwy. #150, Long Beach, CA 90803. As used in this table,
"beneficial ownership" means the sole or shared power to vote or direct the voting or to dispose or direct the disposition
of any security.

(2) As of December 31, 2011,
no person owned more than 5% of the limited partnership units of record, nor was any person known by the Partnership to beneficially
own more than 5% thereof.

ITEM 13. CERTAIN RELATIONSHIPS
AND RELATED TRANSACTIONS, AND DIRECTOR INDEPENDENCE

The Partnership has no employees
and depends on the General Partners and their affiliates for the management and administration of all Partnership activities. The
Partnership Agreement provides for certain payments to affiliates for services and reimbursement of certain expenses incurred by
affiliates on behalf of the Partnership.

Under the Agreement of Limited Partnership, the General
Partners are allocated 1% of the net profits or losses from operations of the Partnership. During 2011 an aggregate of $7,735 was
allocated to the General Partners, and during 2010 an aggregate of $8,303 was allocated to the General Partners. In addition, under
the Limited Partnership Agreement the General Partners are entitled to receive a percentage of any cash distribution from the sale,
other disposition, or refinancing of properties of the Partnership, based on a formula set forth in the Limited Partnership Agreement.
As there were no sales or refinancings of Partnership properties during 2011 or 2010, no such fees were paid during these periods.

In addition, the general partners are entitled to receive
an incentive management fee for supervising the operations of the Partnership, equal to 9% per annum of the cash distributed to
the limited partners. During 2011 the Partnership paid the General Partners an incentive management fee of $78,476, and during
2010 the Partnership paid the General Partners an incentive management fee of $83,708.

All of the Partnership’s properties were purchased
from Dahn Corporation ("Dahn"). Dahn is not affiliated with the Partnership, but is affiliated with other partnerships
in which DSI Properties, Inc. is a general partner The Partnership has entered into management agreements with Dahn to operate
its mini-storage facilities. Each agreement provides for a 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. The management agreements
are renewable annually. During 2011 and 2010 the Partnership paid Dahn management fees of $126,039 and $129,190, respectively.
Amounts payable to Dahn at December 31, 2011 and 2010, were $10,208 and $10,459, respectively.

None of the General Partner's
directors is “independent” under the independence standards established by the Securities and Exchange Commission,
as all directors are employed by a General Partner.

ITEM 14. PRINCIPAL ACCOUNTING FEES AND SERVICES

Audit Fees

The aggregate fees for professional
services rendered by Cacciamatta Accountancy Corporation for the audit of the Partnership's annual financial statements and for
reviews of the financial statements included in the Partnership's Quarterly Reports on Form 10-Q
for 2011 were $40,000 and for 2010 were $39,700.

Other Fees

The Partnership did not
pay Cacciamatta Accountancy Corporation any Non-Audit-Related Fees, Tax Fees, or other fees during 2011 and 2010.

PART IV

ITEM 15. EXHIBITS, FINANCIAL
STATEMENT SCHEDULES

(1) Consolidated Financial
Statements

See Index to Consolidated
Financial Statements and Supplemental Schedule in Item 8.

(2) Consolidated Financial
Statement Schedules

See Index to Consolidated
Financial Statements and Supplemental Schedule in Item 8.

(3) Exhibits

13 Annual Report Letter to Limited
Partners

31.1 Rule 13a-14(a)/15d-14(a) Certification:
Principal Executive Officer

31.2 Rule 13a-14(a)/15d-14(a) Certification:
Principal Financial Officer

32.1 Section 1350 Certification: Principal
Executive Officer

32.2 Section 1350 Certification: Principal
Financial Officer



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,

a California Limited Partnership
by: DSI Properties, Inc., a California Corporation,
as General Partner

By: /s/ ROBERT J. CONWAY

Dated: April 16, 2012

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

By: /s/ RICHARD P. CONWAY

Dated: April 16, 2012

RICHARD P. CONWAY,(Executive Vice President,
Chief Financial Officer)

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,

a California Limited Partnership
by: DSI Properties, Inc., a California corporation, as
General Partner

By: /s/ ROBERT J. CONWAY

Dated: April 16, 2012

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

By: /s/ RICHARD P. CONWAY

Dated: April 16, 2012

RICHARD P. CONWAY,(Executive Vice President, Chief
	Financial Officer)



ITEM 15(1)

2011 ANNUAL REPORT TO
LIMITED PARTNERS OF DSI REALTY INCOME FUND IX

Consolidated Financial Statements
for its fiscal year ended December 31, 2011

REPORT OF INDEPENDENT
REGISTERED PUBLIC ACCOUNTING FIRM

To the Partners of DSI Realty
Income Fund IX:

We have audited the accompanying
consolidated balance sheets of DSI Realty Income Fund IX, a California Limited Partnership (the "Partnership") as of
December 31, 2011 and 2010 and the related consolidated statements of income, changes in partners' equity (deficit), and cash flows
for each of the years in the two year period ended December 31, 2011. Our audits also included the supplemental schedule listed
in the Index at Item 15(2). These consolidated financial statements and the supplemental schedule are the responsibility of the
Partnership's management. Our responsibility is to express an opinion on these consolidated financial statements and supplemental
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 consolidated financial statements 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 audits 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 expressing 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 consolidated 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, the consolidated
financial statements referred to above present fairly, in all material respects, the financial position of DSI Realty Income Fund
IX at December 31, 2011 and 2010, and the results of its operations and its cash flows for each of the years in the two year period
ended December 31, 2011, in conformity with accounting principles generally accepted in the United States of America. Also, in
our opinion, the supplemental schedule referred to above, when considered in relation to the basic consolidated financial statements
taken as a whole, presents fairly, in all material respects, the information set forth therein.

/s/ Cacciamatta Accountancy
Corporation

Irvine, California

April 16, 2012

Page
F-1

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

|CONSOLIDATED BALANCE SHEETS                                   |             |            
|------------------------------------------------------------- | ----------- | -----------
|AS OF DECEMBER 31                                             | 2011        | 2010       
|ASSETS                                                        |             |            
|Cash and cash equivalents                                     | $ 537,223   | $ 703,774  
|Property, net (Note 3)                                        | 2,853,141   | 2,764,382  
|Uncollected rental revenue                                    | 159,428     | 155,208    
|Prepaid advertising                                           | 5,514       | 5,358      
|Other assets                                                  | 26,045      | 26,045     
|TOTAL ASSETS                                                  | $ 3,581,351 | $ 3,654,767
|                                                              |             |            
|LIABILITIES AND PARTNERS' EQUITY                              |             |            
|LIABILITIES                                                   |             |            
|Distribution due to partners (Note 4)                         | $ 193,769   | $ 232,523  
|Incentive management fee payable to general partners (Note 4) | 17,439      | -          
|Deferred income                                               | 41,192      | 45,369     
|Accrued expenses                                              | 38,287      | 39,873     
|Property management fees payable (Note 6)                     | 10,208      | 10,459     
|Customer deposits and other liabilities                       | 147,440     | 96,804     
|Total liabilities                                             | 448,335     | 425,028    
|                                                              |             |            
|PARTNERS' EQUITY (DEFICIT) (Note 4)                           |             |            
|General partners                                              | (108,038)   | (107,091)  
|Limited partners                                              | 3,048,180   | 3,141,971  
|Total Partners' Equity                                        | 2,940,142   | 3,034,880  
|Noncontrolling interest in real estate joint venture          | 192,874     | 194,859    
|Total Equity                                                  | 3,133,016   | 3,229,739  
|TOTAL LIABILITIES AND PARTNERS’ EQUITY                        | $ 3,581,351 | $ 3,654,767

The accompanying notes are
an integral part of these Consolidated Financial Statements

Page
F-2

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

|CONSOLIDATED STATEMENTS OF INCOME                                 |         
|----------------------------------------------------------------- | --------
|FOR THE YEARS ENDED DECEMBER 31                                   |         
|REVENUES                                                          |         
|Self-storage rental income                                        |         
|Ancillary operating revenue                                       |         
|Interest and other income                                         |         
|Total revenues                                                    |         
|                                                                  |         
|EXPENSES                                                          |         
|Depreciation                                                      |         
|Operating                                                         |         
|General and administrative                                        |         
|General partners' incentive management fee (Note 4)               | 78,476  
|Property management fee (Note 6)                                  |         
|Total expenses                                                    |         
|                                                                  |         
|NET INCOME                                                        |         
|Less: Net income attributable to the noncontrolling interest      | (67,315)
|NET INCOME ATTRIBUTABLE TO THE PARTNERSHIP                        | $773,466
|                                                                  |         
|NET INCOME ATTRIBUTABLE TO THE PARTNERSHIP ALLOCATED TO  (Note 4)
|General partners                                                  |         
|Limited partners                                                  |         
|TOTAL                                                             |         
|                                                                  |         
|Number of limited partnership units outstanding                   |         
|NET INCOME PER LIMITED PARTNERSHIP UNIT (Notes 2 and 4)           |         

The accompanying notes are
an integral part of these Consolidated Financial Statements

Page
F-3

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

|CONSOLIDATED STATEMENTS OF CHANGES IN PARTNERS' EQUITY (DEFICIT)
|----------------------------------------------------------------
|                                                                
|BALANCE DECEMBER 31, 2009                                       
|Net income allocation                                           
|Distributions                                                   
|BALANCE DECEMBER 31, 2010                                       
|Net income allocation                                           
|Distributions                                                   
|BALANCE DECEMBER 31, 2011                                       

The accompanying notes are
an integral part of these Consolidated Financial Statements

Page
F-4

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

|CONSOLIDATED STATEMENTS OF CASH FLOWS                                            |          
|-------------------------------------------------------------------------------- | ---------
|FOR THE YEARS ENDED DECEMBER 31                                                  | 2011     
|CASH FLOWS FROM OPERATING ACTIVITIES                                             |          
|Net income                                                                       | $ 773,466
|Adjustments to reconcile net income to net cash provided by operating activities |          
|Depreciation                                                                     | 19,307   
|Net income attributable to noncontrolling interest                               | 67,315   
|Changes in assets and liabilities                                                |          
|Other assets                                                                     | (4,376)  
|Incentive management fee payable to general partners                             | 17,439   
|Property management fees payable                                                 | (251)    
|Customer deposits and other liabilities                                          | 6,119    
|Net cash provided by operating activities                                        | 879,019  
|                                                                                 |          
|CASH FLOWS FROM INVESTING ACTIVITIES                                             |          
|Additions to property                                                            | (108,066)
|Net cash used in investing activities                                            | (108,066)
|                                                                                 |          
|CASH FLOWS FROM FINANCING ACTIVITIES                                             |          
|Distributions to partners                                                        | (868,204)
|Distributions paid to noncontrolling interest                                    | (69,300) 
|Net cash used in financing activities                                            | (937,504)
|NET DECREASE IN CASH AND CASH EQUIVALENTS                                        | (166,651)
|CASH AND CASH EQUIVALENTS, BEGINNING OF YEAR                                     | 703,774  
|CASH AND CASH EQUIVALENTS, END OF YEAR                                           | $ 537,223
|                                                                                 |          
|SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION                                 |          
|Cash paid for interest                                                           | $ -      
|                                                                                 |          
|NON CASH INVESTING AND FINANCING ACTIVITIES                                      |          
|Distribution due to partners included in partners' equity                        | $ 193,769

The accompanying notes are
an integral part of these Consolidated Financial Statements

Page
F-5

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

NOTES TO CONSOLIDATED
FINANCIAL STATEMENTS

DECEMBER 31, 2011

1. GENERAL

DSI Realty Income Fund IX,
a California Limited Partnership (the "Partnership"), has three general partners (DSI Properties, Inc., RJC Capital
Management, LLC and JWC Capital Management, LLC). The general partners have made no capital contributions to the Partnership and
are not required to make any capital contributions in the future. The Partnership has a maximum life of 50 years and was formed
on March 6, 1985, under the California Uniform Limited Partnership Act for the primary purpose of acquiring and operating real
estate.

DSI Properties, Inc. is
an affiliate 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 (1%) 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.

The Partnership owns mini-storage
facilities located in Azusa and Monterey Park, California; Elgin and Romeoville, Illinois; Everett, Washington and owns a 70% interest
in a mini-storage facility located in Aurora, CO. All facilities were purchased from Dahn Corporation ("Dahn"). Dahn
is not affiliated with the Partnership. Dahn is affiliated with other partnerships in which DSI Properties, Inc. is a general partner
(see Note 6).

2. SUMMARY OF SIGNIFICANT
ACCOUNTING POLICIES

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

Uncollected Rental Revenue
- The Partnership estimates the collectability of uncollected rental revenue on an ongoing basis by reviewing past-due monthly
rents and assessing the current creditworthiness of each tenant.  Allowances are provided based on historical write-offs.
Allowances on uncollected rental revenue as of December 31, 2011 and 2010 were $39,856 and $38,802, respectively.

Property and Depreciation
- Property is recorded at cost and is composed primarily of mini-storage facilities. Depreciation is provided using the straight-line
method over an estimated useful life of 20 years for the facilities. Building improvements are depreciated over a five year period.
Property under capital leases is amortized over the lesser of the lives of the respective leases or the estimated useful lives
of the assets.

Income
Taxes - No provision has been made for income taxes in the accompanying consolidated 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, 2010 is $67,784. For the year ended December 31, 2011
the Partnership changed the accounting method for federal income tax purposes from cash to accrual basis thereby eliminating
the difference in the basis of the Partnership’s assets and liabilities between tax and the GAAP basis financial statements.
The change in tax accounting method resulted in an adjustment to the limited partners’ capital account for tax purposes only
in order to coincide with the accounting method used to prepare the Partnership’s GAAP basis financial statements.

Noncontrolling Interest
- In accordance with ASC 810-10 (formerly SFAS No. 160, "Noncontrolling Interests in Consolidated Financial Statements"),
the Partnership reports noncontrolling interests in real estate joint ventures as a separate component within equity in the consolidated
financial statements. The net income allocated to noncontrolling interest for the year ended
December 31, 2011 and 2010 was $67,315 and $79,331 respectively. Distributions were made to the noncontrolling interest in
real estate joint venture during the years ended December 31, 2011 and 2010 in the amount of $69,300 and $75,300, respectively.

Revenues - Rental income,
which is generally earned pursuant to month-to-month leases for storage space, as well as late charges and administrative fees,
are recognized as earned. Promotional discounts reduce rental income over the promotional period. Ancillary revenues and interest
and other income are recognized when earned.

Advertising Expense - Costs
related to advertising in Yellow Pages are capitalized and amortized over 12 months. All other advertising costs are expensed as
incurred. Advertising expense for the years ended December 31, 2011 and 2010 were $167,098 and $218,433 respectively.

Net Income per Limited Partnership
Unit - Net income per limited partnership unit is computed by dividing 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 to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent
assets and liabilities at the date of the consolidated 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 loss to the extent the carrying value exceeded
the fair value of the property. No impairment losses were required in 2011 or 2010.

Fair Value of Financial
Instruments - For all financial instruments, including cash and cash equivalents, uncollected revenue, other assets, distributions
due to partners, 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 approximates fair value because the terms of the instrument are similar to terms available to the
Partnership for similar types of leasing agreements.

Page
F-6

Concentrations of Credit
Risk - Financial instruments that potentially subject the Partnership to concentrations of credit risk consist primarily of cash
and cash equivalents and uncollected rent revenue. The Partnership places its cash and cash equivalents with high credit quality
institutions. Accounts at banks are insured by the Federal Deposit Insurance Corporation (FDIC) up to $250,000. At December 31,
2011, the Partnership had $20,110 in excess of insured limits. The Partnership performs ongoing evaluations of these institutions
to limit its concentration of risk exposure. Management believes this risk is not significant due to the financial strength of
the financial institutions utilized by the Partnership.Recent Accounting Pronouncements

In June 2011, the Financial Accounting
Standards Board (“FASB”) issued Accounting Standards Update 2011-05, Comprehensive Income (Topic 220): Presentation
of Comprehensive Income, which amends current comprehensive income guidance. This accounting update eliminates the option to present
the components of other comprehensive income (loss) as part of the statement of shareholders’ equity. Instead, the Company
must report comprehensive income (loss) in either a single continuous statement of comprehensive income (loss) which contains two
sections, net income (loss) and other comprehensive income (loss), or in two separate but consecutive statements. This guidance
will be effective for fiscal years beginning after December 15, 2011. The Partnership does not expect the adoption of the standard
update to impact its financial position or results of operations, as it only requires a change in the format of presentation.

In May 2011, the FASB issued
Accounting Standards Update 2011-04, Fair Value Measurement (Topic 820): Amendments to Achieve Common Fair Value Measurement and
Disclosure Requirements in U.S. GAAP and IFRSs. The new guidance results in a consistent definition of fair value and common requirements
for measurement of and disclosure about fair value between U.S. GAAP and International Financial Reporting Standards. While many
of the amendments to U.S. GAAP are not expected to have a significant effect on practice, the new guidance changes some fair value
measurement principles and disclosure requirements. This new guidance is effective for fiscal years and interim periods beginning
after December 15, 2011. The Partnership does not expect the adoption of the standard update to have a significant impact
on its financial position or results of operations.

3. PROPERTY

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

|                              | 2011         | 2010        
|----------------------------- | ------------ | ------------
|Land                          | $ 2,729,790  | $ 2,729,790 
|Buildings and improvements    | 11,293,074   | 11,185,008  
|Rental trucks                 | 210,138      | 210,138     
|Total                         | 14,233,002   | 14,124,936  
|                              |              |             
|Less accumulated depreciation | (11,379,861) | (11,360,554)
|                              |              |             
|Property – net                | $ 2,853,141  | $ 2,764,382 

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 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 percentage, based on a predetermined formula, of any cash distribution from
the sale, other disposition, or refinancing of the project.

In addition, the general
partners are entitled to receive 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 the cash distributions to limited partners in the fund.

Page
F-7

5. BUSINESS SEGMENT INFORMATION

The following disclosure
about segment reporting of the Partnership is made in accordance with the requirements of ASC 280-10 (formerly SFAS No. 131, "Disclosures
About Segments of an Enterprise and Related Information") The Partnership 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.

6. RELATED-PARTY TRANSACTIONS

The Partnership has entered
into management agreements with Dahn to operate its mini-storage facilities. The management agreements provide for a management
fee equal to 5% of gross revenue from operations, which is defined as the entire amount of all receipts from the renting or leasing
of storage compartments and sale of locks. The management agreement is renewable annually. Dahn earned management fees equal to
$126,039 and $129,190, respectively. Amounts payable to Dahn at December 31, 2011 and 2010, were $10,208 and $10,459, respectively.

Beginning in July 2011,
the General Partner, DSI Properties, Inc. performs all tax related work with respect to the Partnership. These services are paid
monthly in the amount of $4,949. Tax fees paid to DSI Properties, Inc. for the year ended December 31, 2011 were $29,694.

Page
F-8

7. SUBSEQUENT EVENTS

Events subsequent to December
31, 2011 have been evaluated through the date these consolidated financial statements were issued, to determine whether they should
be disclosed to keep the consolidated financial statements from being misleading. Management found no subsequent events that should
be disclosed.ITEM 15(2)

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

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATIONAs of December 31, 2011

|Gross Carrying Amount |                           
|--------------------- | --------------------------
|Initial Cost          | Costs at December 31, 2011
|Description           | Acquisition Date          
|Azusa, CA             | 1/86                      
|Elgin, IL             | 3/86                      
|Everett, WA           | 6/85                      
|Monterey Park, CA     | 12/85                     
|Romeoville, IL        | 5/86                      
|Aurora, CO            | 9/85                      
|                      | $2,729,790                

Notes:

| | 1. | Depreciation expense is computed using the straight-line method over an estimated useful life
of 20 years for the buildings.
| | -- | ----------------------------------------------------------------------------------------------------------------------------

| | 2. | There are no encumbrances.
| | -- | --------------------------

Page F-9

EXHIBIT 13

2011 ANNUAL REPORT TO
LIMITED PARTNERS OF DSI REALTY INCOME FUND IX

Dear Limited Partner:

This report contains the
Partnership's consolidated balance sheets as of December 31, 2011 and 2010, and the related consolidated statements of income,
changes in partners' equity (deficit) and cash flows for each of the two years ended December 31, 2011 accompanied by a report
of Independent Registered Public Accounting firm. 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 consolidated financial statements and operations of the Partnership.

Average occupancy levels
and revenue per square foot for each of the Partnership's properties for the years ended December 31, 2011 and 2010 were as follows:

|                  |         |        | 2011      | 2010     
|----------------- | ------- | ------ | --------- | ---------
|                  | Parcel  |        | (Average) | (Average)
|                  | Size    | Date   | Rentable  | Revenue  
|Location          | (Acres) | Opened | Sq. Ft.   | Sq. Ft.  
|Aurora, CO (1)    | 4.60    | Feb-85 | 87,423    | 6.19     
|Azusa, CA         | 2.94    | Jun-86 | 64,422    | 8.02     
|Elgin, IL         | 4.99    | Sep-86 | 49,927    | 4.17     
|Everett, WA       | 2.71    | Nov-85 | 49,328    | 8.16     
|Monterey Park, CA | 0.95    | Aug-86 | 31,240    | 15.32    
|Romeoville, IL    | 3.96    | Nov-86 | 68,012    | 6.18     



We will keep you informed of the activities of your Fund as they
develop. If you have any questions, please contact us at your convenience at (562) 493-3022. If you would like a copy of the Partnership's
Annual Report on Form 10-K for the year ended December 31, 2011, which was filed with the Securities and Exchange Commission (which
report includes the enclosed Consolidated Financial Statements), we will forward a copy of the report to you upon written request.

Very truly yours,

DSI REALTY INCOME FUND IXBy: DSI Properties, Inc.

By__/s/ ROBERT J. CONWAYROBERT J. CONWAY, President

EXHIBIT 31.1Rule 13a-14(a)/15d-14(a) Certification

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

3. Based on my knowledge,
the consolidated financial statements, and other financial information included in this 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 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-15(e) and 15d-15(e) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and
15d-15(f)), for the registrant and have:

a) designed such disclosure
controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, 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 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;

c)   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

d) 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 an annual report) that has materially affected, or is reasonably
likely to materially affect, the registrant's internal control over financial reporting.

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 the audit committee of the registrant's board of directors (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 record, 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 internal control over
financial reporting.

Date: April 16, 2012

/s/ ROBERT J. CONWAY
_______________________________

Robert J. Conway
President of DSI Properties, Inc., General Partner (chief executive officer)

EXHIBIT 31.2Rule 13a-14(a)/15d-14(a) Certification



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

3.
Based on my knowledge, the consolidatedfinancial statements,
and other financial information included in this 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 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-15(e) and 15d-15(e) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and
15d-15(f)), for the registrant and have:

a) designed such disclosure
controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, 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 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;

c)   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

d) 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 an annual report) that has materially affected, or is reasonably
likely to materially affect, the registrant's internal control over financial reporting.

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 the audit committee of the registrant's board of directors (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 record, 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 internal control over
financial reporting.

Date: April 16, 2012

/s/ RICHARD P. CONWAY
__________________________________

Richard P. Conway
Executive Vice President of DSI Properties, Inc., General Partner (chief financial officer)

EXHIBIT 32.1

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

In connection
with the Annual Report of DSI Realty Income Fund IX (the "Partnership") on Form 10-K for the period ending December 31,
2011 as filed with the Securities and Exchange Commission on the date hereof (the "Report"), I, Robert J. Conway, President
of DSI Properties, Inc., General Partner of the Partnership, and performing the functions of 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.

/s/ ROBERT J. CONWAY
___________________________________

Robert J. Conway
President of DSI Properties, Inc., General Partner (chief executive officer)

April 16, 2012

EXHIBIT 32.2

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, 2011 as filed
with the Securities and Exchange Commission on the date hereof (the "Report"), I, Richard P. Conway, Executive Vice President
of DSI Properties, Inc., General Partner of  the Partnership, and performing the functions of chief financial 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.

/s/ RICHARD P. CONWAY
__________________________________

Richard P. Conway
Executive Vice President of DSI Properties, Inc., General Partner (chief financial officer)

April 16, 2012