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


CONSOLIDATED BALANCE SHEETS(UNAUDITED)
MARCH 31, 1999 AND DECEMBER 31, 1998

<TABLE>
<CAPTION>
                                         March 31,      December 31,
                                            1999             1998 
<S>                                      <C>              <C>
ASSETS

CASH AND CASH EQUIVALENTS                $  661,044       $  633,690 
PROPERTY, NET                             6,098,226        6,245,163 

OTHER ASSETS                                 49,077           45,536

TOTAL                                    $6,808,347       $6,924,389 

LIABILITIES AND PARTNERS' EQUITY (DEFICIT)

LIABILITIES                              $  736,639       $  727,790 

MINORITY INTEREST IN 
  REAL ESTATE JOINT VENTURE                 255,840          262,591

 
PARTNERS' EQUITY (DEFICIT):
     General Partners                       (79,282)         (78,101)
     Limited Partners                     5,895,150        6,012,109 

  Total partners' equity                  5,815,868        5,934,008

TOTAL                                    $6,808,347       $6,924,389


See accompanying notes to consolidated financial statements(unaudited).

CONSOLIDATED STATEMENTS OF INCOME (UNAUDITED)
FOR THE THREE MONTHS ENDED MARCH 31, 1999 AND 1998


                                         March 31,       March 31,
                                           1999             1998  
REVENUES:

Rental Income                            $  705,837       $  657,528
Interest                                      2,506            2,334
     Total revenues                         708,343          659,862 

EXPENSES:

Operating                                   418,452          338,805 
General and administrative                   72,352           74,854
     Total expenses                         490,804          413,659 

INCOME BEFORE MINORITY INTEREST 
   IN INCOME OF REAL ESTATE 
   JOINT VENTURE                            217,539          246,203

MINORITY INTEREST IN INCOME 
   OF REAL ESTATE JOINT VENTURE              25,649           24,788 

NET INCOME                               $  191,890       $  221,415 


AGGREGATE NET INCOME ALLOCATED TO:
    Limited partners                     $  189,971       $  219,201 
    General partners                          1,919            2,214

TOTAL                                    $  191,890       $  221,415 

NET INCOME PER LIMITED 
   PARTNERSHIP UNIT                      $     6.19       $     7.14 


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 (DEFICIT)(UNAUDITED)
FOR THE THREE MONTHS ENDED MARCH 31, 1999 AND 1998

<TABLE>
<CAPTION>
                                      GENERAL        LIMITED
                                      PARTNERS       PARTNERS       TOTAL
<S>                                 <C>             <C>          <C>
BALANCE, JANUARY 1, 1998            ($  73,905)     $6,427,489   $6,353,584

NET INCOME                               2,214         219,201      221,415 
DISTRIBUTIONS                           (3,100)       (306,930)    (310,030)

BALANCE, MARCH 31, 1998               ($74,791)     $6,339,760   $6,264,969

BALANCE, JANUARY 1, 1999              ($78,101)     $6,012,109   $5,934,008 

NET INCOME                               1,919         189,971      191,890 
DISTRIBUTIONS                           (3,100)       (306,930)    (310,030)

BALANCE, MARCH 31, 1999               ($79,282)     $5,895,150   $5,815,868 


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

CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED)
FOR THE THREE MONTHS ENDED MARCH 31, 1999 AND 1998

<TABLE>
<CAPTION>
                                       March 31,          March 31,
                                         1999               1998
               
<S>                                    <C>                <C>
CASH FLOWS FROM OPERATING ACTIVITIES:

Net income                             $ 191,890          $ 221,415 

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

     Depreciation                        146,937            146,937
     Loss on disposal of
       property and equipment                  0                147
     Minority interest in income
       real estate joint venture          25,649             24,788
     Changes in assets and 
      	liabilities:
     Increase in other assets             (3,541)           (14,743)
     Increase in liabilities               8,849             18,544
Net cash provided by 
  operating activities                   369,784            397,088 

CASH FLOWS FROM FINANCING ACTIVITIES -

     Distributions to partners          (310,030)          (310,030)
     Distributions paid to minority
       interest in real estate
       joint venture                     (32,400)           (32,699)
Net cash used in
         financing activities           (342,430)          (342,729)

NET INCREASE IN CASH AND 
   CASH EQUIVALENTS                       27,354             54,359 

CASH AND CASH EQUIVALENTS:

     At beginning of period              633,690            496,565 
     At end of period                  $ 661,044          $ 550,924 


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, 1999 
and  for  the  periods  ended March 31, 1999, and 1998 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, 1999, the total cost and 
accumulated depreciation of the mini-storage facilities are as follows:

<TABLE>
        <S>                                 <C>
        Land                                 $  2,729,790
        Buildings and equipment                10,975,901 
        Total                                  13,705,691
        Less: Accumulated Depreciation        ( 7,607,465)
        Property - Net                       $  6,098,226
</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.