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


CONSOLIDATED BALANCE SHEETS(UNAUDITED)
MARCH 31, 1997 AND DECEMBER 31, 1996

<TABLE>
<CAPTION>
                                         March 31,      December 31,
                                            1997             1996 
<S>                                      <C>              <C>
ASSETS

CASH AND CASH EQUIVALENTS                $  549,643       $  549,578 
PROPERTY                                  7,273,726        7,420,663 

OTHER ASSETS                                108,216           41,457

TOTAL                                    $7,931,585       $8,011,698 

LIABILITIES AND PARTNERS' EQUITY

LIABILITIES                              $  782,661       $  744,650 

MINORITY INTEREST IN 
  REAL ESTATE JOINT VENTURE                 355,987          366,841

 
PARTNERS' EQUITY:
     General Partners                       (69,511)         (68,439)
     Limited Partners                     6,862,448        6,968,646 

  Total partners' equity                  6,792,937        6,900,207

TOTAL                                    $7,931,585       $8,011,698


See accompanying notes to consolidated financial statements(unaudited).

CONSOLIDATED STATEMENTS OF INCOME (UNAUDITED)
FOR THE THREE MONTHS ENDED MARCH 31, 1997 AND 1996


                                         March 31,       March 31,
                                           1997             1996  
REVENUES:

Rental Income                            $  636,518       $  604,868
Interest                                      3,043            3,667
     Total revenues                         639,561          608,535 

EXPENSES:

Operating Expenses                          343,394          338,484 
General and Administrative                   73,361           74,629
     Total expenses                         416,755          413,113 

INCOME BEFORE MINORITY INTEREST 
   IN INCOME OF REAL ESTATE 
   JOINT VENTURE                            222,806           195,422

MINORITY INTEREST IN INCOME 
   OF REAL ESTATE JOINT VENTURE              20,046            22,346 

NET INCOME                               $  202,760        $  173,076 


AGGREGATE NET INCOME ALLOCATED TO:
    Limited partners                     $  200,732        $  171,345 
    General partners                          2,028             1,731

TOTAL                                    $  202,760        $  173,076 

NET INCOME PER LIMITED 
   PARTNERSHIP UNIT                      $     6.54        $     5.58 


LIMITED PARTNERSHIP UNITS 
   USED IN PER UNIT CALCULATION              30,693            30,693 

See accompanying notes to consolidated financial statements(unaudited).

</TABLE>
         
CONSOLIDATED STATEMENTS OF CHANGES IN PARTNERS' EQUITY (UNAUDITED)
FOR THE THREE MONTHS ENDED MARCH 31, 1997 AND 1996

<TABLE>
<CAPTION>
                                      GENERAL        LIMITED
                                      PARTNERS       PARTNERS       TOTAL
<S>                                   <C>            <C>          <C>

EQUITY AT DECEMBER 31, 1995           ($62,137)     $7,592,577   $7,530,440 

NET INCOME                               1,731         171,345      173,076 
DISTRIBUTIONS                           (3,100)       (306,930)    (310,030)

EQUITY AT MARCH 31, 1996              ($63,506)     $7,456,992   $7,393,486

EQUITY AT DECEMBER 31, 1996           ($68,439)     $6,968,646   $6,900,207

NET INCOME                               2,028         200,732      202,760
DISTRIBUTIONS                           (3,100)       (306,930)    (310,030)

EQUITY AT MARCH 31, 1997              ($69,511)     $6,862,448   $6,792,937


See accompanying notes to consolidated financial statements(unaudited).
</TABLE>

CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED)
FOR THE THREE MONTHS ENDED MARCH 31, 1997 AND 1996

<TABLE>
<CAPTION>
                                       March 31,          March 31,
                                         1997               1996
               
<S>                                    <C>                <C>
CASH FLOWS FROM OPERATING ACTIVITIES:

Net income                             $ 202,760          $ 173,076 

Adjustments to reconcile net 
   income to net cash provided
   by operating activities:

     Depreciation                        146,937            146,937 
     Distributions paid to 
       minority interest
       in real estate joint 
       venture in excess of
       earnings                          (10,854)            (9,004)

     Changes in assets and 
      	liabilities:

     Increase in other assets            (66,759)           (71,818)
     Increase in liabilities              38,011             45,460
Net cash provided by 
  operating activities                   310,095            284,651  
    

CASH FLOWS FROM FINANCING ACTIVITIES -

     Distributions to partners          (310,030)          (310,030)

NET INCREASE (DECREASE)IN CASH AND 
     CASH EQUIVALENTS                         65            (25,379) 

CASH AND CASH EQUIVALENTS:

     At beginning of period              549,578            617,951 
     At end of period                  $ 549,643          $ 592,572 


See accompanying notes to consolidated financial statements(unaudited).
</TABLE>


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

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)
	
1.   GENERAL

DSI Realty Income Fund IX (the "Partnership"), a limited partnership, has 
three  general  partners (DSI  Properties, Inc.,  Robert  J.  Conway  and 
Joseph W. Conway) and limited partners owning 30,693 limited  partnership 
units. 


The  accompanying consolidated financial information as of March 31, 1997 
and  for  the  periods  ended March 31, 1997, and 1996 is unaudited. Such 
financial  information  includes  all  adjustments  which  are considered 
necessary by the Partnership's management for a fair  presentation of the 
results  for  the  periods  indicated.

2.   PROPERTY

The Partnership owns five mini-storage facilities located in Monterey Park 
and Azusa, California;  Everett, Washington;  and Romeoville and Elgin, 
Illinois.  The  Partnership also  owns a 70% interest in a mini-storage 
facility in Aurora, Colorado.  As of March 31, 1997, the total cost and 
accumulated depreciation of the mini-storage facilities are as follows:

<TABLE>
        <S>                                 <C>
        Land                                 $  2,729,790
        Buildings and equipment                10,975,900 
        Total                                  13,705,690
        Less: Accumulated Depreciation        ( 6,431,964)
        Property - Net                       $  7,273,726
</TABLE>

3.   NET INCOME PER LIMITED PARTNERSHIP UNIT

Net income per limited partnership unit is calculated by dividing the net 
income allocated to the limited partners by the number of limited 
partnership units outstanding during the period.