DSI REALTY INCOME FUND X



                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 2O549
                                   FORM 10-K
(Mark One)
/ x /Annual  Report  Pursuant  to  Section  13 or 15 (d) of the  Securities  and
Exchange Act of 1934 [Fee Required] for the fiscal year ended December 31, 2004.
or /  /Transition  report  pursuant  to  Section  13 or 15(d) of the  Securities
Exchange  Act  of  1934  [No  Fee  Required]  for  the  transition  period  from
______________ to ________________.

Commission File No. 33-5327.

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

_________California___________________________33-0195079_____
(State of other jurisdiction of               (I.R.S. Employer
incorporation or organization                 identification
                                              number

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

Registrants telephone number, including area code-(562)493-3022

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

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

                     Units of Limited Partnership Interests
                        (Class of Securities Registered)

     Indicate by check mark,  whether the  registrant  (l) has filed all reports
required to be filed by Section 13 or 15(d) of the  Securities  Exchange  Act of
1934  during  the  preceding  12 months  (or for such  shorter  period  that the
registrant was required to file such reports),  and (2) has been subject to such
filing requirements for the past 9O days. Yes_X____. No______.

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

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



                       DOCUMENTS INCORPORATED BY REFERENCE

Item 8. Registrant's Financial Statements for its fiscal year ended December 31,
     2004, incorporated by reference to Form 10-K, Part II.

Item 11.  Registrant's  Financial  Statements for its fiscal year ended December
     31, 2004, incorporated by reference to Form 10-K, Part III.

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

Item 13.  Registrant's  Financial  Statements for its fiscal year ended December
     31, 2004, incorporated by reference to Form 10-K, Part III.

                                     PART I


Item l.  BUSINESS

     Registrant, DSI Realty Income Fund X (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 April 15, 1986. The General  Partners are DSI
Properties,  Inc.,  a  California  corporation,  Robert J.  Conway and Joseph W.
Conway, brothers. The General Partners are affiliates of Diversified Securities,
Inc., a  wholly-owned  subsidiary of DSI  Financial,  Inc. The General  Partners
provide similar services to other  partnerships.  Through its public offering of
Limited  Partnership  Units,  Registrant sold thirty-one  thousand seven hundred
eighty-three (31,783) units of limited partnership interests aggregating Fifteen
Million Eight Hundred  Ninety-One  Thousand Five Hundred Dollars  ($15,891,500).
The General  Partners  have retained a one percent (l%) interest in all profits,
losses and  distributions  (subject to certain  conditions)  without  making any
capital  contribution to the Partnership.  The General Partners are not required
to make any capital  contributions to the Partnership in the future.  Registrant
is engaged in the business of investing in and operating mini-storage facilities
with the primary objectives of generating,  for its partners, cash flow, capital
appreciation of its properties,  and obtaining  federal income tax deductions so
that  during  the  early  years  of  operations,   all  or  a  portion  of  such
distributable  cash may not  represent  taxable  income to its  partners.  Funds
obtained by Registrant  during the public offering period of its units were used
to acquire  five  mini-storage  facilities.  Registrant  does not intend to sell
additional limited partnership units. The term of the Partnership is fifty years
but it is anticipated  that Registrant will sell and/or refinance its properties
prior to the termination of the  Partnership.  The Partnership is intended to be
self-liquidating  and  it is  not  intended  that  proceeds  from  the  sale  or
refinancing of its operating  properties  will be reinvested.  Registrant has no
full time employees but shares one or more  employees  with other  publicly-held
limited partnerships sponsored by the General Partners. The General Partners are
vested  with  authority  as to the general  management  and  supervision  of the
business  and  affairs  of  Registrant.   Limited  Partners  have  no  right  to
participate  in the  management  or conduct of such  business  and  affairs.  An
independent   management   company  has  been  retained  to  provide  day-to-day
management  services  with  respect  to  all  of  the  Partnership's  investment
properties.

     The average occupancy levels for each of the Partnership's  five properties
for the years ended December 31, 2004 and December 31, 2003 were as follows:

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

Ryan Road
Warren, MI                      79%                      80%

Crestwood, IL                   77%                      79%

Groesbeck Hwy
Warren, MI                      77%                      78%

Forestville, MD                 83%                      81%

Troy, MI                        73%                      78%



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



Item 2.  PROPERTIES

     Registrant  owns a fee interest in five  mini-storage  facilities,  none of
which are subject to  long-term  indebtedness.  The  following  table sets forth
information  as  of  December  31,  2004  regarding   properties  owned  by  the
Partnership.

Location          Size of      Net Rentable     No. of            Completion
                  Parcel       Area             Rental Units      Date
Ryan Road,
Warren, MI        4.286 acres  53,779           494                9/30/87

Crestwood, IL     2.96 acres   51,055           463               11/25/87

Groesbeck Hwy,
Warren, MI        4.76 acres   59,281           493                l/23/88

Forestville,
MD                4.18 acres   56,461           527                8/6/88

Troy, MI          4.98 acres   79,201           498                6/17/88

Item 3.  LEGAL PROCEEDINGS

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

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

     None.

                                     PART II

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

     Registrant,  a  publicly-held  limited  partnership,  sold  31,783  limited
partnership  units during its offering and currently has 947 limited  partners
of record.  There is no intention to sell additional  limited  partnership units
nor is there a market for these units.

     Average  cash  distributions  of $10.94 per Limited Partnership Unit were
declared and paid each quarter for the year ended December 31, 2004 and $10.96
per Limited Partnership Unit were declared and paid each quarter for the year
ended December 31, 2003 and $12.54 per Limited Partnership Units were declared
and paid each quarter for the year ended December 31, 2002.




Item 6.  SELECTED FINANCIAL DATA
         FIVE YEARS ENDED DECEMBER 31, 2004
         -------------------------------------------------------------------
                        2004         2003        2002       2001        2000
                        ----         ----        ----       ----        ----

TOTAL REVENUES
AND OTHER
INCOME                $2,678,680  $2,837,397  $3,076,030  $3,351,149  $3,201,912

TOTAL
EXPENSES               1,890,156   1,960,287   1,931,715   1,913,535   1,857,563
                      ---------- ----------- ----------- ----------- -----------

NET
INCOME                $  788,524  $  877,110  $1,144,315  $1,437,614  $1,344,349
                      ========== =========== =========== =========== ===========

TOTAL
ASSETS                $5,091,426  $5,557,881  $6,074,744  $7,194,045  $8,846,914
                      ========== =========== =========== =========== ===========

CASH FLOW FROM (USED IN):

OPERATING             $1,363,458  $1,448,782  $1,050,669  $  461,933  $2,216,593
INVESTING                (10,032)     (7,302)       -           -           -
FINANCING             (1,404,669) (1,407,500) (1,610,044) (1,620,635)(1,638,784)


NET INCOME
PER LIMITED
PARTNERSHIP
UNIT                  $    24.56  $    27.32  $    35.64 $    44.78  $    41.87
                      ========== =========== =========== =========== ===========

CASH
DISTRIBUTIONS
PER LIMITED
PARTNERSHIP
UNIT                  $    43.75  $    43.84  $    50.15  $    50.48 $    51.18
                      ========== =========== =========== =========== ===========





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


Critical Accounting Policies

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



                         RESULTS OF OPERATIONS

2004 COMPARED TO 2003

Total revenues decreased from $2,834,856 in 2003 to $2,676,266 in 2004, total
expenses decreased from $1,960,287 in $1,890,156 and other income decreased
from $2,541 to $2,414, resulting in a decease in net income from $877,110 to
$788,524.  The approximate $158,600 (5.6%) decrease in rental revenues can be
attributed to lower occupancy and unit rental rates.  Occupancy levels for
the Partnership's five mini-storage facilities averaged 77.6% for the year
ended December 31, 2004,  compared to 80.7% for the year ended December 31,
2003.  The Partnership continued its advertising campaign to attract and keep
new tenants in its various mini-storage facilities.  Operating expenses re-
mained relatively constant as increases in advertising and salaries and wages
expenses was offset by a decrease in maintenance and repair expense.  General
and administrative expenses decreased approximately $64,800 (24.5%) as a
result of decreases in legal and professional and equipment and computer lease
expenses, partially offset by increases in office supplies and bank and credit
card fee expenses.  The decrease in legal and professional expense is related
to unsuccessful legal challenges by two dissident Limited Partners to a pro-
posed amendment to the Partnership Agreement (see paragraph below).  The
General Partners' incentive management fee remained relatively constant.
Property management fees, which are computed as a percentage of rental revenue,
decreased as a result of the decrease in rental revenue.


2003 COMPARED TO 2002

     Total revenues decreased from $3,070,312 in 2002 to $2,834,856 in 2003,
total expenses increased from $1,931,715 to $1,960,287 and other income de-
creased from $5,718 to $2,541, resulting in a decrease in net income from
$1,144,315 to $877,110.  The approximate $235,500 (7.7%) decrease in rental
revenues can be attributed to lower occupancy and unit rental rates. Occupancy
levels for the Partnership's five mini-storage facilities averaged 80.7% for
the year ended December 31, 2003, compared to 84.3% for the year ended
December 31, 2002.  The Partnership  increased rental rates where market
conditions made such increases feasible.  Operating expenses increased
by approximately $12,900 (1.5%) primarily due to relatively insignificant
fluctuations in various expense accounts.  General and administrative expenses
increased approximately $41,800 (18.7%) as a result of increases in legal and
professional expense, partially offset by decreases in office supplies and
equipment and computer lease expenses.  Legal expense increased as a result
of legal challenges by dissident Limited Partners to a proposed amendment to
the Partnership Agreement (see paragraph below).  The General Partners' in-
centive management fee, which is based on cash distributions to Limited Partner,
decreased as a result of a decrease in these distributions.  Property manage-
ment fees, which are computed as a percentage of rental revenue, decreased as
a result of the decrease in rental revenue.

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



                         LIQUIDITY AND CAPITAL RESOURCES

    Net cash provided by operating activities increased approximately $72,300
(5.0%) in 2004 compared to 2003 primarily as a result of the increase in
customer depositis and other liabilities, partially offset by the decrease in
net income.  Net cash provided by operating activities increased approximately
$398,100 (37.9%) in 2003 compared to 2002 primarily as a result of not having
to pay accrued property management fees, partially offset by the decrease in
net income.

     Cash used in financing activities,  as set forth in the statements of cash
flows,  consists solely of cash distributions to partners. Special distributions
of 0.5%, 0.5%, and 1.9% of capital contributed by Limited Partners were declared
and paid on December 15, 2004, 2003 and 2002, respectively.

     Cash used in investing activities, as set forth in the statements of cash
flows, consists of acquisitions of property for the Partnership's mini-storage
facilities in 2004 and 2003.  The  Partnership has no material commitments for
capital expenditures.

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

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

     The General  Partners  are not aware of any  environmental  problems  which
might  have  a  material  adverse  impact  on  the  financial  position  of  the
Partnership.

                     QUARTERLY FINANCIAL INFORMATION (UNAUDITED)

Summarized quarterly financial data for the years ended December 31, 2004 and
2003 was as follows:


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

                      March 31    June 30    September 30   December 31

Total revenues        $705,778    $676,801    $666,472       $627,215

Net income             243,434     185,862     189,273        169,955

Net income per limited
 partnership unit     $   7.58    $   5.79    $   5.90       $   5.29

Weighted average
 number of limited
 partnership units
 outstanding            31,783      31,783      31,783         31,783



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

                      March 31    June 30    September 30   December 31

Total revenues        $716,977    $715,720    $715,867       $686,292

Net income             225,853     273,422     186,481        191,354

Net income per limited
 partnership unit     $   7.03    $   8.52    $   5.81       $   5.96

Weighted average
 number of limited
 partnership units
 outstanding            31,783      31,783      31,783         31,783



Item 7a. QUANTITATIVE & QUALITATIVE DISCLOSURES ABOUT MARKET RISK

         None.


Item 8.  FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA

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


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

         None.

Item 9a. CONTROLS AND PROCEDURES

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



                                    PART III

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

     The General Partners of Registrant are the same as when the Partnership was
formed, i.e., DSI Properties,  Inc., a California corporation,  Robert J. Conway
and Joseph W.  Conway,  brothers.  As of December 31,  2004,  Messrs.  Robert J.
Conway and Joseph W. Conway, each of whom own approximately 48.4% of the issued
and outstanding capital stock of DSI Financial,  Inc., a California corporation,
together  with Mr.  Joseph W.  Stok,  currently  comprise  the  entire  Board of
Directors of DSI Properties, Inc.

     Mr. Robert J. Conway is 71 years of age and is a licensed  California  real
estate  broker,  and since 1965 has been  President and a member of the Board of
Directors of  Diversified  Securities,  Inc.,  and since 1973  President,  Chief
Financial Officer and a member of the Board of Directors of DSI Properties, Inc.
Mr. Conway received a Bachelor of Science Degree from Marquette  University with
majors in Corporate Finance and Real Estate.

     Mr.  Joseph W.  Conway  is age 76 and has been  Executive  Vice  President,
Treasurer and a member of the Board of Directors of Diversified Securities, Inc.
since 1965 and since 1973 the Vice President,  Treasurer and member of the Board
of Directors of DSI  Properties,  Inc.  Mr.  Conway  received a Bachelor of Arts
Degree from Loras College with a major in Accounting.

     Mr.  Joseph  W.  Stok is age 82 and  has  been a  member  of the  Board  of
Directors of DSI  Properties,  Inc.  since 1994, a Vice President of Diversified
Securities,   Inc.  since  1973,  and  an  Account  Executive  with  Diversified
Securities, Inc. since 1967.


Item 11.  EXECUTIVE COMPENSATION (MANAGEMENT RENUMERATION AND
                  TRANSACTIONS)

     The  information  required  to be  furnished  in  Item  11 of  Part  III is
contained  in  Registrant's  Financial  Statements  for its  fiscal  year  ended
December 31, 2004,  which together with the report of its independent  auditors,
Deloitte & Touche LLP, is attached hereto as Exhibit 1 and  incorporated  herein
by this reference. In addition to such information:

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

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

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

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

Item 12.  SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND
                  MANAGEMENT

     As of  December  31,  2004,  no person of record  owned more than 5% of the
limited partnership units of Registrant,  nor was any person known by Registrant
to own of record and beneficially,  or beneficially  only, more than 5% thereof.
The balance of the  information  required to be furnished in Item 12 of Part III
is contained in  Registrant's  Registration  Statement on Form S-11,  previously
filed  pursuant  to the  Securities  Act of  1933,  as  amended,  and  which  is
incorporated herein by this reference.  Please see information contained in Item
10 hereinabove.


Item 13.  CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS

     The  information  required  to be  furnished  in  Item  13 of  Part  III is
contained  in  Registrant's  Financial  Statements  for its  fiscal  year  ended
December 31, 2004,  attached hereto as Exhibit l and incorporated herein by this
reference.


Item 14.  PRINCIPAL ACCOUNTANT FEES AND SERVICES

     Audit Fees

     The aggregate fees for professional services rendered by Deloitte & Touche
LLP for the audit of the Partnership's annual financial statements and for re-
view of the financial statements included in the Partnership's Quarterly Reports
on Form 10-Q for 2004 were $26,920 and for 2003 were $25,600.

     Tax Fees

     The aggregate fees for professional services rendered by Deloitee & Touche
LLP for tax compliance, tax advice and tax planning for 2004 were $16,300 and
for 2003 were $15,200.  Most of the fees related to preparation of the Partner-
ship's tax returns.


                                     PART IV

Item 15.  EXHIBITS, FINANCIAL STATEMENT SCHEDULES AND REPORTS ON
                  FORM 8-K

     (a)(l) Attached hereto and incorporated herein by this reference as Exhibit
          l are Registrant's  Financial Statements and Supplemental Schedule for
          its year ended  December  31, 2004,  together  with the reports of its
          independent  auditors,  Deloitte  &  Touche.  See  Index to  Financial
          Statements and Supplemental Schedule.

     (a)(2) Attached hereto and incorporated herein by this reference as Exhibit
          2 is Registrant's  letter to its Limited Partners regarding its Annual
          Report for its fiscal year ended  December 31, 2004. (b) No reports on
          Form 8K were filed during the fiscal year ended December 31, 2003.

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


   Robert J. Conway
By_____________________________     Dated:  March 31, 2005
  ROBERT J. CONWAY, President
  (Chief Executive Officer, Chief
  Financial Officer, and Director)


   Joseph W. Conway
By____________________________      Dated:  March 31, 2005
  JOSEPH W. CONWAY (Executive
  Vice President and Director)

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

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


    Robert J. Conway
By:__________________________               Dated:  March 31, 2005
  ROBERT J. CONWAY, President,
  Chief Executive Officer, Chief
  Financial Officer, and Director


    Joseph W. Conway
By___________________________               Dated:  March 31, 2005
  JOSEPH W. CONWAY
  (Executive Vice President
  and Director)



                            DSI REALTY INCOME FUND X

                              CROSS REFERENCE SHEET

                        FORM 1O-K ITEMS TO ANNUAL REPORT

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

PART I, Item 4.  Not applicable.

PART II, Item 5.  Not applicable.

PART II, Item 6. The information required is contained in Registrant's Financial
Statements for its fiscal year ended December 31, 2003, attached as Exhibit l to
Form 10-K.

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

PART II, Item 9.  Not applicable.



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

SELECTED FINANCIAL DATA
FIVE YEARS ENDED DECEMBER 31, 2004
         -------------------------------------------------------------------

                        2004         2003        2002       2001        2000
                        ----         ----        ----       ----        ----

TOTAL REVENUES
AND OTHER
INCOME                $2,678,680  $2,837,397  $3,076,030  $3,351,149  $3,201,912

TOTAL
EXPENSES               1,890,156   1,960,287   1,931,715   1,913,535   1,857,563
                      ---------- ----------- ----------- ----------- -----------

NET
INCOME                $  788,524  $  877,110  $1,144,315  $1,437,614  $1,344,349
                      ========== =========== =========== =========== ===========

TOTAL
ASSETS                $5,091,426  $5,557,881  $6,074,744  $7,194,045  $8,846,914
                      ========== =========== =========== =========== ===========

CASH FLOW FROM (USED IN):

OPERATING             $1,363,458  $1,448,782  $1,050,669  $  461,933  $2,216,593
INVESTING                (10,032)     (7,302)       -           -           -
FINANCING             (1,404,669) (1,407,500) (1,610,044) (1,620,635)(1,638,784)


NET INCOME
PER LIMITED
PARTNERSHIP
UNIT                  $    24.56  $    27.32  $    35.64 $    44.78  $    41.87
                      ========== =========== =========== =========== ===========

CASH
DISTRIBUTIONS
PER LIMITED
PARTNERSHIP
UNIT                  $    43.75  $    43.84  $    50.15  $    50.48 $    51.18
                      ========== =========== =========== =========== ===========



The following are  reconciliations  between the operating  results and partners'
equity per the financial  statements and the Partnership's income tax return for
the year ended December 31, 2004.


                                                          Net         Partners'
                                                        Income         Equity

Per financial statements                             $   788,524    $ 3,996,552
Excess book depreciation                                 192,075      3,101,096
Capitalization of syndication costs                                   1,694,248
Excess book distributions                                               325,215
Property acquisition costs                                            1,146,935
Deferred rental revenues                                 (19,534)        55,200
Fixed asset adjustments                                  (11,250)       (11,250)
Tax expense adjustment                                   (23,555)
Gain on slae of land                                       2,272          2,272
Accrued expenses                                           9,800          9,800
                                                     -----------    -----------
Per Partnership income tax return                    $   938,332   $ 10,320,068
                                                     ===========    ===========
Net taxable income per limited
partnership unit                                     $     29.23
                                                     ===========


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


INDEX TO FINANCIAL STATEMENTS AND SUPPLEMENTAL SCHEDULE

                                                                            Page


FINANCIAL STATEMENTS:

    Report of Independent Registered Public Accounting Firm                  F-1

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

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

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

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

    Notes to Financial Statements                                            F-6


SUPPLEMENTAL SCHEDULE:

    Schedule III - Real Estate and Accumulated Depreciation                  F-9


SCHEDULES OMITTED:

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



REPORT OF INDEPENDENT REGISTERED
PUBLIC ACCOUNTING FIRM
To the Partners of
DSI Realty Income Fund X:

We have audited the accompanying  balance sheets of DSI Realty Income Fund X, a
California  Limited  Partnership (the  "Partnership") as of December 31, 2004
and 2003,  and the related  statements of income,  changes in partners' equity
(deficit), and cash flows for each of the three years ended December 31, 2004.
Our audits also included the financial statement schedule listed in the Index
at Item 15.  These financial statements and the financial statement schedule
are the responsibility of the Partnership's management.  Our responsibility
is to  express  an opinion on these financial statements and financial
statement schedule based on our audits.

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

In our  opinion,  such  financial  statements  present  fairly,  in all material
respects,  the  financial  position of DSI Realty Income Fund X at December 31,
2004 and 2003,  and the results of its operations and its cash flows for each of
the  three  years  in the  ended  December  31,  2004, in  conformity  with
generally accepted accounting in the United States of America.  Also, in our
opinion, such financial statement schedule, when considered in relation to the
basic financial statements taken as a whole, presents fairly, in all material
respects, the information set forth therein.



Deloitte & Touche LLP
March 14, 2005




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

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


ASSETS                                                  2004             2003

CASH AND CASH EQUIVALENTS                           $   870,322      $   921,565

PROPERTY, net (Note 3)                                4,100,004        4,493,620

OTHER ASSETS                                            121,100          142,696
                                                    -----------      -----------
TOTAL                                               $ 5,091,426      $ 5,557,881
                                                    ===========      ===========

LIABILITIES AND PARTNERS' EQUITY (DEFICIT)

LIABILITIES:
Distribution due partners (Note 4)                  $   325,214      $   325,214
Incentive management fee payable to
general partners (Note 4)                                 2,122            2,376
Property management fees payable                        408,879          409,210
Customer deposits and other liabilities                 212,305          208,384
Capital lease obligations (Note 3)                      146,354
                                                    -----------      -----------
Total liabilities                                     1,094,874          945,184
                                                    -----------      -----------
PARTNERS' EQUITY (DEFICIT)(Note 4):
General partners                                       (102,062)        (95,901)
Limited partners (31,783 limited
partnership units outstanding
at December 31, 2004 and 2003)                        4,098,614        4,708,598
                                                   ------------      -----------
Total partners' equity                                3,996,552        4,612,697
                                                   ------------      -----------
TOTAL                                               $ 5,091,426      $ 5,557,881
                                                   ============      ===========

See accompanying notes to financial statements.

<PAGE>

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

STATEMENTS OF INCOME
THREE YEARS ENDED DECEMBER 31, 2004
--------------------------------------------------------------------------------


                                               2004         2003         2002

REVENUES:
Rental                                      $2,676,266   $2,834,856   $3,070,312
                                            ----------   ----------   ----------

EXPENSES:
 Depreciation                                  561,252      561,309      557,427
 Operating                                     867,829      865,712      852,859
 General and administrative                    200,076      264,846      223,009
 General partners' incentive
  management fee (Note 4)                      126,421      126,675      144,904
 Property management                           134,578      141,745      153,516
                                            ----------   ----------   ----------
Total expenses                               1,890,156    1,960,287    1,931,715
                                            ----------   ----------   ----------
OPERATING INCOME                               786,110      874,569    1,138,597

OTHER INCOME -
Interest income                                  2,414        2,541        5,718
                                            ----------   ----------   ----------
NET INCOME                                  $  788,524   $  877,110   $1,144,315
                                            ==========   ==========   ==========
AGGREGATE NET INCOME ALLOCATED
TO (Note 4):
Limited partners                            $  780,639   $  868,339   $1,132,872
General partners                                 7,885        8,771       11,443
                                            ----------   ----------   ----------
TOTAL                                       $  788,524   $  877,110   $1,144,315
                                            ==========   ==========   ==========
NET INCOME PER LIMITED PARTNERSHIP
UNIT                                        $    24.56   $    27.32   $    35.64
                                            ==========   ==========   ==========

See accompanying notes to financial statements.



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

STATEMENTS OF CHANGES IN PARTNERS' EQUITY
THREE YEARS ENDED DECEMBER 31, 2004
--------------------------------------------------------------------------------


                                         General       Limited
                                        Partners       Partners         Total

 BALANCE, JANUARY 1, 2002              $(85,940)     $5,694,756      $5,608,816

 Net income                              11,443       1,132,872       1,144,315

 Distributions                          (16,100)     (1,593,944)     (1,610,044)
                                        -------      ----------      ----------
 BALANCE, DECEMBER 31, 2002            $(90,597)     $5,233,684      $5,143,087

 Net income                               8,771         868,339         877,110

 Distributions                          (14,075)     (1,393,425)     (1,407,500)
                                        -------      ----------      ----------
 BALANCE, DECEMBER 31, 2003            $(95,901)     $4,708,598      $4,612,697

 Net income                               7,885         780,639         788,524

 Distributions                          (14,046)     (1,390,623)     (1,404,669)
                                        -------      ----------      ----------
 BALANCE, DECEMBER 31, 2004           $(102,062)     $4,098,614      $3,996,552
                                        =======      ==========      ==========


See accompanying notes to financial statements.



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

STATEMENTS OF CASH FLOWS
THREE YEARS ENDED DECEMBER 31, 2004
--------------------------------------------------------------------------------


                                            2004          2003          2002

CASH FLOWS FROM OPERATING ACTIVITIES:
 Net income                              $  788,524    $  877,110    $1,144,315
 Adjustments to reconcile net
  income to net cash provided
  by operating activities:
  Depreciation                              561,252       561,309       557,427
  Changes in assets and liabilities:
   Receivable from general partners
   Other assets                              21,596        (3,164)        2,499
   Incentive management fee
    payable to general partners                (254)        1,997          (953)
   Property management fee payable             (331)         (471)     (668,713)
   Customer deposits and other
    liabilities                               3,921        12,001        16,094
   Capital lease obligations                (11,250)
                                         -----------   -----------   -----------
  Net cash provided by operating
  activities                              1,363,458     1,448,782     1,050,669

CASH FLOWS USED IN INVESTING ACTIVITIES -
  Additions to property                     (10,032)       (7,302)

CASH FLOWS USED IN FINANCING ACTIVITIES -
Distributions to partners                (1,404,669)   (1,407,500)   (1,610,044)
                                         -----------    ----------   ----------
NET (DECREASE)INCREASE IN CASH AND
CASH EQUIVALENTS                            (51,243)       33,980      (559,375)

CASH AND CASH EQUIVALENTS,
AT BEGINNING OF YEAR                        921,565       887,585     1,446,960
                                        -----------   -----------   ------------
CASH AND CASH EQUIVALENTS,
AT END OF YEAR                          $   870,322   $   921,565   $   887,585
                                        ===========   ===========   ============

NON CASH INVESTING ACTIVITIIES

Acquisition of trucks utilizing capital leases        $157,604



See accompanying notes to financial statements.

<PAGE>

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

NOTES TO FINANCIAL STATEMENTS
THREE YEARS ENDED DECEMBER 31, 2004


1.   GENERAL

     DSI Realty  Income Fund X, a California  Real Estate  Limited  Partnership
     (the  "Partnership"),  has three general partners (DSI  Properties,  Inc.
     Robert J. Conway and Joseph W. Conway) and limited partners owning 31,783
     limited partnership  units,  which  were  purchased for $500 a unit.  The
     general partners have made no capital  contributions to the Partnership and
     are not required to make any capital contribution in the future.  The
     Partnership has a maximum life of 50 years and was formed on May 1, 1986
     under the California Uniform Limited Partnership Act for the primary
     purpose of acquiring and operating real estate.

     The Partnership has acquired five mini-storage properties, two of which
     are located in Warren, Michigan; one in Crestwood, Illinois; one in Troy,
     Michigan; and one in Forestville, Maryland.  The facilities were acquired
     from Dahn Corporation ("Dahn").  Dahn is not affiliated with the
     Partnership.  Dahn is affiliated with other partnerships in which DSI
     Properties, Inc., Robert J. Conway and Joseph W. Conway are the general
     partners.  The mini-storage facilities are operated for the Partnership
     by Dahn  under various agreements which are subject to renewal annually.
     Under the terms of the agreements, the Partnership is required to pay
     Dahn a property management fee equal to 5% of gross revenue from oper-
     ations, defined as the entire amount of all receipts for the renting or
     leasing of storage compartments and sale of locks.

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.

     Property and Depreciation - Property is recorded at cost and is composed
     mini-storage facilities.  Depreciation is provided using the straight-line
     method over an estimated useful life of twenty years for the facilities.
     Building improvements are depreciated over a five-year period.  Property
     under capital leases is amortized over 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 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 taxable income or loss.  The net difference between the
     basis of the Partnership's assets and liabilities for federal income tax
     purposes and as reported for financial statement purposes is $149,808.

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

     Net Income per Limited Partnership Unit - Net income per limited
     partnership unit is computed by dividing net income allocated
     to the limited partners by the weighted average number of limited
     partnership units outstanding during each year.

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

     Impairment of Long-Lived Assets - The Partnership regularly reviews
     long-lived assets for impairment whenever events or changes in
     circumstances indicate that the carrying amount of the asset may not
     be recoverable.  If the sum of the expected undiscounted future cash
     flows is less than the carrying amount of the asset, the Partnership
     would recognize an impairment to the extent the carrying value exceeded
     the fair market value of the property.  No impairment losses were recog-
     nized in 2004, 2003 or 2002.

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

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


3.   PROPERTY

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

                                                    2004                2003

     Land                                        $ 2,076,627        $ 2,089,882
     Buildings and improvements                   10,870,874         10,847,587
                                                 -----------        ------------
     Total                                       $12,947,501        $12,937,469
     Accumulated depreciation                     (9,005,101)        (8,443,849)
                                                 -----------        -----------
     Total                                       $ 3,942,400          4,493,620
     Rental trucks under capital leases              157,604
                                                 -----------        -----------
     Property - net                              $ 4,100,004        $ 4,493,620
                                                 ===========        ===========

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

     The Partnership leases certain vehicles under agreements that meet the
     criteria for classification as capital leases  which expire in 2008.
     Future minimum lease payments under these capital leases at December 31,
     2004 are summarized as follows:

     2005                                              $40,500
     2006                                               40,500
     2007                                               40,500
     2008                                               40,500
                                                      --------
     Total future minimum payment obligations         $162,000
     Less interest portion                              15,646
                                                      --------
     Present value of net minimum lease payments      $146,354
                                                      ========


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

     Under the Agreement of Limited Partnership, the general partners are to
     be allocated 1% of the net profits or net losses from operations, and
     the limited partners are to be allocated the balance of the net profit
     or loss 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 a real estate project.

     In addition, the general partners are entitled to an incentive management
     fee for supervising the operations of the Partnership.  The fee is to be
     paid in an amount equal to 9% per annum of the Partnership distributions
     made from cash available for distribution, calculated as cash generated
     from operations less capital expenditures,and the payment of such fee is
     subordinated to a cumulative return to the limited partners of 8.1% of
     the offering proceeds.


5.   BUSINESS SEGMENT INFORMATION

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





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

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


<TABLE>
<CAPTION>

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

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

Ryan Road, Warren
 Michigan             None    $264,544  $1,715,183  $  9,694         $264,544  $1,724,877  $1,989,421*$1,469,102  12/87 02/87 20 Yrs
Crestwood,Illinois    None     205,960   1,631,179     9,115          205,960   1,640,294   1,846,254  1,396,184  12/87 04/87 20 Yrs
Grosebeck Highway
 Warren, Michigan     None     314,517   1,760,657    81,298          314,517   1,841,955   2,156,472  1,554,136  01/88 04/87 20 Yrs
Forestville, Maryland None     755,000   2,278,110    18,037          755,000   2,296,147   3,051,147  1,902,658  07/88 08/87 20 Yrs
Troy, Michigan        None     536,606   3,152,736   214,865          536,606   3,367,601   3,904,207  2,683,021  06/88 06/88 20 Yrs
                              --------  ----------   -------         --------  ----------  ---------- ----------
                            $2,076,627 $10,537,865  $333,009       $2,076,627 $10,870,874 $12,947,501*$9,005,101
                            ==========  ==========  ========       ==========  ========== =========== ==========
</TABLE>

                                                     Real Estate     Accumulated
                                                        at Cost     Depreciation

               Balance, January 1, 2002               $12,930,167     $7,325,113
                 Additions                                               557,427
                                                      -----------     ----------
               Balance, December 31, 2002             $12,930,167     $7,882,540
                 Additions                                  7,302        561,309
                                                      -----------     ----------
               Balance, December 31, 2003             $12,937,469     $8,443,849
                 Additions                                 10,032        561,252
                                                      -----------     ----------
               Balance, December 31, 2004             $12,947,501     $9,005,101
                                                      ===========     ==========


<PAGE>

                                    EXHIBIT 2

                                 March 14, 2005

                      ANNUAL REPORT TO LIMITED PARTNERS OF

                            DSI REALTY INCOME FUND X

Dear Limited Partner:

     This report  contains the  Partnership's  balance sheets as of December 31,
2004 and 2003, and the related statements of income, changes in partners' equity
and cash flows for each of the three years ended December 31, 2004 accompanied
by an  independent  auditors'  report.  The  Partnership  owns five mini-
storage facilities including two in Warren, MI.  The Partnership's properties
were each purchased for all cash and funded solely from subscriptions for
limited partnership interests without the use of mortgage financing.

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

     Average  occupancy levels for each of the  Partnership's six properties for
the years ended December 31, 2004 and December 31, 2003 were as follows:


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

Ryan Road
Warren, MI                            79%                      80%

Crestwood, IL                         77%                      79%

Groesbeck Hwy
Warren, MI                            77%                      78%

Forestville, MD                       83%                      81%

Troy, MI                              73%                      78%



     We will keep you informed of the activities of DSI Realty Income Fund X 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, 2004 which was filed with the  Securities  and
Exchange  Commission (which report includes the enclosed Financial  Statements),
we will forward a copy of the report to you upon written request.

                                                     Very truly yours,

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



                                                   By___________________________
                                                     ROBERT J. CONWAY, President






                          CERTIFICATIONS

    I, Robert J. Conway, certify that:

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

    2.  Based on my knowledge, this annual report does not contain any untrue
    statement of a material fact or omit to state a material fact necessary
    to make the statements made, in light of the circumstances under which
    such statements were made, not misleading with respect to the period cover-
    ed by this annual report.

    3.  Based on my knowledge, the financial statements, and other financial
    information included in this annual report, fairly present in all material
    respects the financial condition, results of operations and cash flows of
    the registrant as of, and for, the periods presented in this annual report;

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

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

         b)  evaluated the effectiveness of the registrant's disclosure controls
         and procedures and presented in this report our conclusions about the
         effectiveness of the disclosure controls and procedures as of the end
         of the period covered by this report based on such evaluation; and

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

    5.  The registrant's other certifying officers and I have disclosed based
    on our most recent evaluation of internal controls over financial reporting,
    to the registrant's auditors:

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

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


    Date:  March 14, 2005



    Robert J. Conway
    Chief Executive Officer




                          CERTIFICATIONS

    I, Richard P. Conway, certify that:

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

    2.  Based on my knowledge, this annual report does not contain any untrue
    statement of a material fact or omit to state a material fact necessary
    to make the statements made, in light of the circumstances under which
    such statements were made, not misleading with respect to the period cover-
    ed by this annual report.

    3.  Based on my knowledge, the financial statements, and other financial
    information included in this annual report, fairly present in all material
    respects the financial condition, results of operations and cash flows of
    the registrant as of, and for, the periods presented in this annual report;

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

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

         b)  evaluated the effectiveness of the registrant's disclosure controls
         and procedures and presented in this report our conclusions about the
         effectiveness of the disclosure controls and procedures as of the end
         of the period covered by this report based on such evaluation; and

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

    5.  The registrant's other certifying officers and I have disclosed based
    on our most recent evaluation of internal controls over financial reporting,
    to the registrant's auditors:

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

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



    Date:  March 14, 2005



    Richard P. Conway
    Vice President



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



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

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

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



                                    Robert J. Conway
                                    Chief Executive Officer
                                    March 14, 2005






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



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

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

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



                                    Richard P. Conway
                                    Vice President
                                    March 14, 2005