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, 2012

[ ]
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 IX
a 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.

|                  |         |        | 2012      | 2011     
|----------------- | ------- | ------ | --------- | ---------
|                  | Parcel  |        | (Average) | (Average)
|                  | Size    | Date   | Rentable  | Revenue  
|Location          | (Acres) | Opened | Sq. Ft.   | Sq. Ft.  
|Aurora, CO (1)    | 4.60    | Feb-85 | 87,423    | 7.04     
|Azusa, CA         | 2.94    | Jun-86 | 64,422    | 6.98     
|Elgin, IL         | 4.99    | Sep-86 | 49,927    | 4.17     
|Everett, WA       | 2.71    | Nov-85 | 49,328    | 8.12     
|Monterey Park, CA | 0.95    | Aug-86 | 31,240    | 14.65    
|Romeoville, IL    | 3.96    | Nov-86 | 67,987    | 6.57     

(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, 2012,
there were approximately 1,072 holders of Limited Partnership Interests.

Distributions

Average cash distributions
of $6.38 per Limited Partnership Unit were declared and paid each quarter for the year ended December 31, 2012 and $7.00 per Limited
Partnership Unit were declared and paid each quarter for the year ended December 31, 2011. 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

2012 COMPARED TO 2011

Total revenues increased from $2,567,280 in 2011 to $2,578,579 in
2012, while total expenses increased from $1,726,499 to $1,767,434. As a result, net income attributable to the Partnership decreased
from $773,466 to $725,773. Rental revenues increased primarily as a result of increased occupancy rates. Occupancy levels for the
Partnership’s mini-storage facilities averaged 63.5% for the year 2012 as compared to 62.5% for 2011. Operating expenses
increased $49,061 (4.3%) primarily due to increases in real estate taxes, repair and maintenance, salary and wages, and employee
promotional expenses; partially offset by a decrease in advertising expenses. General and administrative expenses increased $4,728
(1.3%) primarily as a result of increases in administrative, petty cash and computer/equipment lease expenses; partially offset
decreases in credit card fees and legal and professional expenses. The General Partners’ incentive management fee, which
is based on cash available for distribution, decreased slightly as a result of the decrease in net cash provided by operating activities.

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.

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 $157,691
(17.9%) in 2012 compared to 2011 primarily due to decreases in other liabilities related to 2011 insurance proceeds received for
roof damages at the Romeoville facility, for which repairs were performed in 2012.

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 2012. 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 2012 and 2011.



Current economic conditions have shown improvement but the strength
of the recovery continues to vary by property and by region. As the economic recovery continues to stabilize and demonstrate consistency,
we are optimistic that positive momentum will continue to build throughout 2013. Lingering high unemployment rates are still affecting
people's discretionary income and their ability to afford storage.



Historically low interest rates have made housing more affordable
and have driven a strong recovery in this sector of the real estate market. Although this fact may be having a negative impact
on storage occupancy rates in the short term, we expect the growing economy to be a positive offset as incomes 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, 2012 was as follows:

|                                                                | 2012 Quarter Ended:
|--------------------------------------------------------------- | -------------------
|                                                                | March 31           
|Total revenues                                                  | 607,449            
|Net income                                                      | 171,232            
|Net income per limited partnership unit                         |                    
|$ 5.52                                                          | $ 4.80             
|Weighted average number of limited partnershipunits 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, 2012 and 2011......................................................................F-2

Consolidated
Statements of Income for the Years Ended December 31, 2012 and 2011..........................................F-3

Consolidated
Statements of Changes in Partners' Equity (Deficit) for the Years Ended December 31, 2012 and 2011.......F-4

Consolidated
Statements of Cash Flows for the Years Ended December 31, 2012 and 2011......................................F-5

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

SUPPLEMENTAL
SCHEDULE:

Schedule
III - Real Estate and Accumulated Depreciation as of December 31, 2012.............................................F-10

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

None.

ITEM 9A. CONTROLS AND
PROCEDURES

Disclosure 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) 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 Annual
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) 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 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 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 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.

Internal Controls Over Financial
Reporting

The Partnership's management
assessed the effectiveness of the Partnership's internal control over financial reporting as of December 31, 2012. 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, 2012, the Partnership's internal control over financial reporting was not effective.

A “material weakness” is a deficiency, or combination of deficiencies, in internal control over financial reporting,
such that there is a reasonable possibility that a material misstatement of our annual or interim financial statements will not
be prevented or detected on a timely basis.



A “significant deficiency” is a
deficiency, or combination of deficiencies, in internal control over financial reporting that is less severe than a material weakness,
yet important enough to merit attention by those responsible for oversight of our financial reporting.



The following significant deficiency
(as defined above) was identified, which in combination with other deficiencies may constitute a material weakness (as defined
above):



| | · | We did not properly implement the controls to
detect errors in year-end close reconciliations and adjusting journal entries.
| | - | ----------------------------------------------------------------------------------------------------------------------------



To the knowledge of the Partnership’s
management, including the Partnership’s PEO and PFO, the aforementioned significant deficiency has not led to a misstatement
of our results of operations for the year ended December 31, 2012, or statement of financial position as of December 31, 2012.
The Partnership’s management is implementing improved year-end close checklists and review
procedures to remediate the above noted significant deficiency.

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 2012, except as noted above, 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,
78, 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, 90,
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, 45, 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, 2012
or 2011.

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,
2012 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         | 1,353 - Direct                          | 4.4%               
|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, 2012,
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 2012 an aggregate of $7,258 was
allocated to the General Partners, and during 2011 an aggregate of $7,735 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 refinancing of Partnership properties during 2012 or 2011, 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 2012, the General Partners earned an incentive management fee of $71,192, and during 2011 the General
Partners earned an incentive management fee of $78,476.

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 2012 and 2011 Dahn earned management fees of $127,240 and $126,039, respectively. Amounts payable
to Dahn at December 31, 2012 and 2011, were $8,362 and $10,208, 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 2012 were $41,000and for 2011 were $40,000.

Other Fees

The Partnership did not
pay Cacciamatta Accountancy Corporation any Non-Audit-Related Fees, Tax Fees, or other fees during 2012 and 2011.

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

101.INS	XBRL Instance Document*
101.SCH	XBRL Taxonomy Extension Schema Document*
101.CAL	XBRL Taxonomy Extension Calculation Linkbase Document*
101.DEF	XBRL Taxonomy Extension Definition Linkbase Document*
101.LAB	XBRL Taxonomy Extension Label Linkbase Document*
101.PRE	XBRL Taxonomy Extension Presentation Linkbase Document*

*To be filed by Amendment. Pursuant to Rule 406T of
Regulation S-T, the Interactive Data Files on Exhibit 101 hereto are deemed not filed or part of a registration statement
or prospectus for purposes of Sections 11 or 12 of the Securities Act of 1933, as amended, are deemed not filed for purposes of
Section 18 of the Securities Exchange Act of 1934, as amended, and otherwise are not subject to liability under those sections.



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: March 29, 2013

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

By: /s/ RICHARD P. CONWAY

Dated: March 29, 2013

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: March 29, 2013

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

By: /s/ RICHARD P. CONWAY

Dated: March 29, 2013

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









ITEM 15(1)

2012 ANNUAL REPORT TO
LIMITED PARTNERS OF DSI REALTY INCOME FUND IX

Consolidated Financial Statements
for its fiscal year ended December 31, 2012

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, 2012 and 2011 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, 2012. 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, 2012 and 2011, and the results of its operations and its cash flows for each of the years in the two year period
ended December 31, 2012, 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

March 29, 2013

Page
F-1







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

|CONSOLIDATED BALANCE SHEETS                                   |             |            
|------------------------------------------------------------- | ----------- | -----------
|AS OF DECEMBER 31                                             | 2012        | 2011       
|ASSETS                                                        |             |            
|Cash and cash equivalents                                     | $ 381,725   | $ 537,223  
|Property, net (Note 3)                                        | 2,840,605   | 2,853,141  
|Uncollected rental revenue                                    | 124,137     | 159,428    
|Prepaid advertising                                           | 4,071       | 5,514      
|Other assets                                                  | 33,330      | 26,045     
|TOTAL ASSETS                                                  | $ 3,383,868 | $ 3,581,351
|                                                              |             |            
|LIABILITIES AND PARTNERS' EQUITY                              |             |            
|LIABILITIES                                                   |             |            
|Distribution due to partners (Note 4)                         | $ 193,769   | $ 193,769  
|Incentive management fee payable to general partners (Note 4) | -           | 17,439     
|Deferred income                                               | 43,995      | 41,192     
|Accrued expenses                                              | 28,470      | 38,287     
|Property management fees payable (Note 6)                     | 8,362       | 10,208     
|Customer deposits and other liabilities                       | 41,936      | 147,440    
|Total liabilities                                             | 316,532     | 448,335    
|                                                              |             |            
|PARTNERS' EQUITY (DEFICIT) (Note 4)                           |             |            
|General partners                                              | (108,690)   | (108,038)  
|Limited partners                                              | 2,983,580   | 3,048,180  
|Total Partners' Equity                                        | 2,874,890   | 2,940,142  
|Noncontrolling interest in real estate joint venture          | 192,446     | 192,874    
|Total Equity                                                  | 3,067,336   | 3,133,016  
|TOTAL LIABILITIES AND PARTNERS’ EQUITY                        | $ 3,383,868 | $ 3,581,351

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

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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)               | 71,192   
|Property management fee (Note 6)                                  |          
|Total expenses                                                    |          
|                                                                  |          
|NET INCOME                                                        |          
|Less: Net income attributable to the noncontrolling interest      | (85,372) 
|NET INCOME ATTRIBUTABLE TO THE PARTNERSHIP                        | $ 725,773
|                                                                  |          
|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

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

|CONSOLIDATED STATEMENTS OF CHANGES IN PARTNERS' EQUITY (DEFICIT)
|----------------------------------------------------------------
|                                                                
|BALANCE DECEMBER 31, 2010                                       
|Net income allocation                                           
|Distributions                                                   
|BALANCE DECEMBER 31, 2011                                       
|Net income allocation                                           
|Distributions                                                   
|BALANCE DECEMBER 31, 2012                                       

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

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F-4







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

|CONSOLIDATED STATEMENTS OF CASH FLOWS                                            |          
|-------------------------------------------------------------------------------- | ---------
|FOR THE YEARS ENDED DECEMBER 31                                                  | 2012     
|CASH FLOWS FROM OPERATING ACTIVITIES                                             |          
|Net income                                                                       | $ 725,773
|Adjustments to reconcile net income to net cash provided by operating activities |          
|Depreciation                                                                     | 12,536   
|Net income attributable to noncontrolling interest                               | 85,372   
|Changes in assets and liabilities                                                |          
|Other assets                                                                     | 29,452   
|Incentive management fee payable to general partners                             | (17,439) 
|Property management fees payable                                                 | (1,846)  
|Customer deposits and other liabilities                                          | (112,520)
|Net cash provided by operating activities                                        | 721,328  
|                                                                                 |          
|CASH FLOWS FROM INVESTING ACTIVITIES                                             |          
|Additions to property                                                            | -        
|Net cash used in investing activities                                            | -        
|                                                                                 |          
|CASH FLOWS FROM FINANCING ACTIVITIES                                             |          
|Distributions to partners                                                        | (791,026)
|Distributions paid to noncontrolling interest                                    | (85,800) 
|Net cash used in financing activities                                            | (876,826)
|NET DECREASE IN CASH AND CASH EQUIVALENTS                                        | (155,498)
|CASH AND CASH EQUIVALENTS, BEGINNING OF YEAR                                     | 537,223  
|CASH AND CASH EQUIVALENTS, END OF YEAR                                           | $ 381,725
|                                                                                 |          
|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, 2012

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, 2012 and 2011 were $31,034
and $39,856, 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.

Page
F-6







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. 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 for the year ended December 31, 2011, only in order to coincide with the accounting method used
to prepare the Partnership’s GAAP basis financial statements. Accordingly there were no differences for the year ended December
31, 2012.

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, 2012 and 2011 was $85,372 and $67,315 respectively. Distributions were made to the noncontrolling interest in
real estate joint venture during the years ended December 31, 2012 and 2011 in the amount of $85,800 and $69,300, 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, 2012 and 2011 were $137,625 and $167,098 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 2012 or 2011.

Fair
Value of Financial Instruments - ASC 825-10 (formerly SFAS 107, “Disclosures about Fair Value of Financial Instruments”)
defines financial instruments and requires disclosure of the fair value of financial instruments held by the Partnership. 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.

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F-7







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 bythe Federal Deposit Insurance Corporation
(FDIC) up to $250,000. At December 31, 2012, the Partnership had no amounts 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.

Comprehensive
Income - The Partnership has adopted Accounting Standards Update 2011-05, Comprehensive Income
(Topic 220): Presentation of Comprehensive Income. For the year ended December 31, 2012 and 2011 comprehensive income equaled net
income, as the Partnership had no other comprehensive income. As of December 31, 2012 and 2011, accumulated other comprehensive
income was $0.

Recent
Accounting Pronouncements

In
December 2011, the FASB issued Accounting Standards Update No. 2011-11, Balance Sheet (Topic 210), Disclosures about
Offsetting Assets and Liabilities, which requires companies to disclose information about financial instruments that have been
offset and related arrangements to enable users of its financial statements to understand the effect of those arrangements on its
financial position. Companies will be required to provide both net (offset amounts) and gross information in the notes to the financial
statements for relevant assets and liabilities that are offset. This standard will be effective for fiscal years, and interim periods
within those years, beginning on or after January 1, 2013. The Partnership does not expect the adoption of the standard update
to impact its financial position or results of operations, as it only requires additional disclosure in the Partnership’s
consolidated financial statements.

3. PROPERTY

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

|                              | 2012         | 2011        
|----------------------------- | ------------ | ------------
|Land                          | $ 2,729,790  | $ 2,729,790 
|Buildings and improvements    | 11,293,074   | 11,293,074  
|Rental trucks                 | 210,138      | 210,138     
|Total                         | 14,233,002   | 14,233,002  
|                              |              |             
|Less accumulated depreciation | (11,392,397) | (11,379,861)
|                              |              |             
|Property – net                | $ 2,840,605  | $ 2,853,141 

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.

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F-8







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 for the
years ended December 31, 2012 and 2011 equal to $127,240 and $126,039, respectively. Amounts payable to Dahn at December 31, 2012
and 2011, were $8,362 and $10,208, 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, 2012 were $59,388

7. SUBSEQUENT EVENTS

Events subsequent to December
31, 2012 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.

Page
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ITEM 15(2)

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

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATIONAs of December 31, 2012

|Gross Carrying Amount |                           
|--------------------- | --------------------------
|Initial Cost          | Costs at December 31, 2012
|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-10







EXHIBIT 13

2012 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, 2012 and 2011, and the related consolidated statements of income,
changes in partners' equity (deficit) and cash flows for each of the two years ended December 31, 2012 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, 2012 and 2011 were as follows:

|                  |         |        | 2012      | 2011     
|----------------- | ------- | ------ | --------- | ---------
|                  | Parcel  |        | (Average) | (Average)
|                  | Size    | Date   | Rentable  | Revenue  
|Location          | (Acres) | Opened | Sq. Ft.   | Sq. Ft.  
|Aurora, CO (1)    | 4.60    | Feb-85 | 87,423    | 7.04     
|Azusa, CA         | 2.94    | Jun-86 | 64,422    | 6.98     
|Elgin, IL         | 4.99    | Sep-86 | 49,927    | 4.17     
|Everett, WA       | 2.71    | Nov-85 | 49,328    | 8.12     
|Monterey Park, CA | 0.95    | Aug-86 | 31,240    | 14.65    
|Romeoville, IL    | 3.96    | Nov-86 | 67,987    | 6.57     

(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.



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, 2012, 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: March 29, 2013

/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: March 29,2013

/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,
2012 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)

March 29, 2013







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, 2012 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)

March 29, 2013