SECURITIES AND EXCHANGE COMMISSION

                          Washington, D.C. 20549

                                 FORM 10-Q

/_x_/     Quarterly report pursuant to section 13 or 15(d) of the
          Securities Exchange Act of 1934.

For the quarterly period ended September 30, 2004

/___/     Transition report pursuant to Section 13 or 15(d) of the
          Securities Act of 1934

for the transition period from ______________ to ________________.

Commission File Number 2-90168



DSI REALTY INCOME FUND IX, A California Limited Partnership
(Exact name of registrant as specified in its charter)

California_______________________________________33-0103989
(State or other jurisdiction of              (I.R.S. Employer
incorporation)                               Identification No.)


          6700 E. Pacific Coast Hwy., Long Beach, California 90803
          (Address of principal executive offices)    (Zip Code)


Registrant's telephone number, including area code-(562) 493-8881

_________________________________________________________________
Former name, former address and former fiscal year, if changed
since last report.



Indicate by check mark whether the registrant (1) 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__.

PART I - FINANCIAL INFORMATION

Item 1.  Financial Statements.

           The information required by Rule 10-01 of Regulation S-X is
included in the Quarterly Report to the Limited Partners of Registrant for
the period ended September 30, 2004, which is attached hereto as Exhibit "20"
and incorporated herein by this reference.

Item 2.  Management's Discussion and Analysis of Financial Condition and
Results of Operations.

         Registrant incorporates by this reference its Quarterly Report to
Limited Partners for the period ended September 30, 2004.

PART II - OTHER INFORMATION

Item 6.  Exhibits and Reports on Form 8K.
          (a)  Attached hereto as Exhibit "20" is Registrant's Quarterly
Report to Limited Partners for the period ended September 30, 2004.
          (B)  Registrant did not file any reports on Form 8-K for the
period reported upon.

SIGNATURES

          Pursuant to the requirements of the Securities and Exchange Act
of 1934, the Registrant has duly caused this report to be signed on its
behalf by the undersigned thereunto duly authorized.

Dated:  October 29, 2004             DSI REALTY INCOME FUND IX
                                     A California Limited Partnership
                                     (Registrant)



                                     By____\s\ Robert J. Conway_____
                                     DSI Properties, Inc., as General
                                     Partner by ROBERT J. CONWAY,
                                     President and Chief Financial Officer

SIGNATURES

          Pursuant to the requirements of the Securities and Exchange Act
of 1934, the Registrant has duly caused this report to be signed on its
behalf by the undersigned thereunto duly authorized.

Dated:  October 29, 2004             DSI REALTY INCOME FUND IX
                                     A California Limited Partnership
                                     (Registrant)


                                     By__\s\ Robert J. Conway________
                                     DSI Properties, Inc., as General
                                     Partner by ROBERT J. CONWAY,
                                     President and Chief Financial Officer





                                October 29, 2004

		QUARTERLY REPORT TO THE LIMITED PARTNERS
                        OF DSI REALTY INCOME FUND IX


DEAR LIMITED PARTNERS:

We  are  pleased  to  enclose  the  Partnership's  unaudited  financial
statements  for  the  period  ended  September 30, 2004.  The following is
Management's  discussion  and  analysis  of  the  Partnership's  financial
condition  and  results  of  its  operations.

For  the  three-month  periods  ended  September 30, 2004  and  2003, total
revenues decreased 6.2% from $704,751 to $661,370 and total expenses decreased
9.3% from $488,141 to $442,657 and other income remained constant.  Minority
interest in income of real estate joint venture decreased 4.7% from $30,124
to $28,698.  As a result, net income increased 1.9% from $186,617 to $190,146
for the three-month period ended September 30, 2004, as compared to the same
period in 2003.  Rental revenue decreased as a result of lower occupancy rates.
Occupancy levels for the Partnership's six mini-storage facilities averaged
73.5% for the three-month period ended September 30, 2004 as compared to 78.3%
for the same period in 2003.  The Partnership is continuing its marketing
efforts to attract and keep new tenants in its various mini-storage facilities.
Operating expenses increased approximately $32,800 (8.9%) due primarily to an
increase in maintenance and repair, security and alarm services and bank and
credit card fee expenses, partially offset by a decrease in property manage-
ment fee expense.  Property management fees, which are based on rental revenue
decreased as a result of the decrease in rental revenue.  General and admin-
istrative expenses decreased approximately $78,300 (65.2%) primarily as a
result of a decrease in legal and professional expense.  The decrease in legal
and professional expense is related to unsuccessful legal challenges by two
dissident Limited Partners to an amendment to the Partnership Agreement.
Minority interest in income of real estate joint venture decreased as a result
of lower rental revenue at that facility.

For the nine-month periods ended September 30, 2004, and 2003, total revenues
decreased 7.8% from $2,182,906 to $2,011,819 and total expenses decreased 1.4%
from $1,384,727 to $1,365,725 and other income increased from $378 to $391.
Minority interest in income of real estate joint venture decreased 11.9% from
$99,813 to $87,923.  As a result, net income decreased 20.1% from $698,744 to
$558,562 for the nine-month period ended September 30, 2004, as compared to the
same period in 2003.  Rental revenue decreased as a result of lower occupancy
rates.  Operating expenses increased approximately $57,500 (5.1%) due primarily
to increases in advertising, maintenance and repair, office supplies, security
and alarm services and bank and credit card fee expenses, partially offset by
decreases in property management fee medical insurance expenses.  The decrease
in property management fees was discussed above.  General and administrative
expenses decreased approximately $76,500 (29.0%) primarily as result of a de-
crease in legal and professional expense.  The decrease in legal and pro-
fessional expense was discussed above.  Minority interest in income of real
estate joint venture decreased as discussed above.

The  General Partners plan to continue  their policy of funding improvements
and maintenance of Partnership  properties  with  cash  generated from
operations.  The  Partnership's resources  appear  to be adequate  to meet
its needs.  The  General  Partners  anticipate  distributions  to  Limited
Partners  to  remain  at  the  current  level  for the  foreseeable future.

We are not enclosing a copy of the Partnership Form 10-Q as filed with the
Securities and Exchange Commission since all the information set forth
therein is contained either in this letter or in the attached financial
statements. However, if you wish to receive a copy of said report, please
send a written request to DSI Realty Income Fund IX, P.O. Box 357, Long
Beach, California 90801.

                              Very truly yours,

                              DSI REALTY INCOME FUND IX
                              By: DSI Properties, Inc., as
                              General Partner



                              By  /s/ Robert J. Conway
                                  ____________________________
                                 ROBERT J. CONWAY, President





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


CONSOLIDATED BALANCE SHEETS(UNAUDITED)
SEPTEMBER 30, 2004 AND DECEMBER 31, 2003



                                       September 30,      December 31,
                                            2004             2003

ASSETS

CASH AND CASH EQUIVALENTS                $  497,468       $  732,355
PROPERTY, Net                             3,562,460        3,876,070
OTHER ASSETS                                132,815          105,178

TOTAL                                    $4,192,743       $4,713,603

LIABILITIES AND PARTNERS' EQUITY (DEFICIT)

LIABILITIES                              $  612,980       $  721,081

MINORITY INTEREST IN
REAL ESTATE JOINT VENTURE                   181,594          180,971

PARTNERS' EQUITY(DEFICIT):
     General Partners                      (103,427)         (99,325)
     Limited Partners                     3,501,596        3,910,876

  Total partners' equity                  3,398,169        3,811,551

TOTAL                                    $4,192,743       $4,713,603

See accompanying notes to financial statements(unaudited).


CONSOLIDATED STATEMENTS OF INCOME (UNAUDITED)
FOR THE THREE MONTHS ENDED SEPTEMBER 30, 2004 AND 2003



                                       September 30,    September 30,
                                           2004             2003
REVENUES:

Rental                                   $  661,370       $  704,751

EXPENSES:

Operating                                   400,896          368,122
General and administrative                   41,761          120,019
     Total expenses                         442,657          488,141

OPERATING INCOME                            218,713          216,610

OTHER INCOME
  Interest                                      131              131

INCOME BEFORE EQUITY IN INCOME
   OF REAL ESTATE JOINT VENTURE             218,844          216,741

MINORITY INTEREST IN INCOME
   OF REAL ESTATE JOINT VENTURE             (28,698)         (30,124)

NET INCOME                               $  190,146       $  186,617


AGGREGATE NET INCOME ALLOCATED TO:
    Limited partners                     $  188,245       $  184,751
    General partners                          1,901            1,866

TOTAL                                    $  190,146       $  186,617

NET INCOME PER LIMITED
   PARTNERSHIP UNIT                      $     6.13       $     6.02


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

See accompanying notes to financial statements(unaudited).


CONSOLIDATED STATEMENTS OF INCOME (UNAUDITED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2004 AND 2003




                                      September 30,     September 30,
                                           2004             2003

REVENUES:

Rental                                 $2,011,819       $2,182,906

EXPENSES:
Operating                               1,178,285        1,120,755
General and Administrative                187,440          263,972
Total Expenses                          1,365,725        1,384,727

OPERATING INCOME                          646,094          798,179

OTHER INCOME
   Interest                                   391              378

INCOME BEFORE MINORITY INTEREST
IN INCOME OF REAL ESTATE
JOINT VENTURE                             646,485          798,557

MINORITY INTEREST IN INCOME OF REAL
ESTATE JOINT VENTURE                     ( 87,923)         (99,813)

NET INCOME                               $558,562         $698,744


AGGREGATE NET INCOME ALLOCATED TO:
Limited Partners                          552,976          691,757
General Partners                            5,586            6,987

TOTAL                                     558,562          698,744

NET INCOME PER LIMITED
PARTNERSHIP UNIT                           $18.02           $22.54

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

See accompanying notes to financial statements(unaudited).


CONSOLIDATED STATEMENTS OF CHANGES IN PARTNERS'
EQUITY (DEFICIT)(UNAUDITED) FOR THE NINE
MONTHS ENDED SEPTEMBER 30, 2004



                                      GENERAL        LIMITED
                                      PARTNERS       PARTNERS       TOTAL



BALANCE AT JANUARY 1, 2004            ($99,325)     $3,910,876   $3,811,551

NET INCOME                               5,586         552,976      558,562
DISTRIBUTIONS                           (9,688)       (962,256)    (971,944)

BALANCE AT SEPTEMBER 30, 2004        ($103,427)     $3,501,596   $3,398,169



See accompanying notes to consolidated financial statements(unaudited).


CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2004 AND 2003


                                    September 30,     September 30,
                                        2004              2003


CASH FLOWS FROM OPERATING ACTIVITIES:

Net income                             $ 558,562       $ 698,744

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

     Depreciation                        313,610         313,606
     Minority interest in income
       of real estate joint venture       87,923          99,813
     Changes in assets and
      	liabilities:

     Increase in other assets            (27,637)        (32,311)
    (Decrease)increase in liabilities   (108,101)        104,699

Net cash provided by
  operating activities                   824,357       1,184,551

CASH FLOWS FROM INVESTING -
     Additions to property                                (6,500)


CASH FLOWS FROM FINANCING ACTIVITIES -

     Distributions to partners          (971,944)       (930,090)
     Distributions paid to
       minority interest in
       real estate joint venture         (87,300)        (94,200)
Net cash used in financing activities (1,059,244)     (1,024,290)

NET (DECREASE)INCREASE IN CASH AND
   CASH EQUIVALENTS                     (234,887)        153,761

CASH AND CASH EQUIVALENTS:

     At beginning of period              732,355         631,709
     At end of period                  $ 497,468        $785,470


See accompanying notes to financial statements(unaudited).


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 September 30,
2004, and for the periods ended September 30, 2004, and 2003 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 September 30, 2004, the total cost and accumulated
depreciation of the mini-storage facilities are as follows:



        Land                                 $  2,729,790
        Buildings and equipment                11,069,318
        Total                                  13,799,108
        Less: Accumulated Depreciation        (10,236,648)
        Property - Net                       $  3,562,460




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.


4.   CONTROLS AND PROCEDURES

Within 90 days prior to the  date of this report, 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 that the information required to be
disclosed by the  Partnership  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 con-
cluded 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.


DSI REALTY INCOME FUND IX
Form 10-Q

CERTIFICATION

Each of the undersigned hereby certifies in his capacity as an officer of
DSI Properties, Inc. (corporate General Partner) of DSI REALTY INCOME FUND IX
(the "Partnership") that the Quarterly Report of the Partnership on Form 10-Q
for the periods ended September 30, 2004 fully complies with the requirements
of Section 13(a) of the Securities and Exchange Act of 1934 and that inform-
ation contained in such report fairly presents, in all material respects, the
financial condition of the Partnership at the end of such periods and the
results of operations of the Partnership for such periods.



     ROBERT J. CONWAY, CEO                  RICHARD P. CONWAY, VP



      CERTIFICATIONS


I, Robert Conway, certify that:

1.  I have reviewed this quarterly report on Form 10-Q of DSI Realty Income
Fund IX;

2.  Based on my knowledge, this quarterly 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 quarterly report;

3.  Based on my knowledge, the financial statements, and other financial
information included in this quarterly 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 quarterly 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-14 and 15d-14) for the registrant and have:

    a)  designed  such  disclosure  controls and procedures to ensure that
    material information relating to the registrant, including its consoli-
    dated subsidiaries, is made known to us by others within those entities,
    particularly during the period in which this quarterly report is being
    prepared;

    b)  evaluated the effectiveness of the registrant's disclosure controls
    and procedures as of a date within 90 days prior to the filing date of
    this quarterly report (the "Evaluation Date"); and

    c)  presented in this quarterly report our conclusions about the effec-
    tiveness of the disclosure controls and procedures based on our evalu-
    ation as of the Evaluation Date;

5.  The registrant's other certifying officers and I have disclosed, based on
our most recent evaluation, to the registrant's auditors and the audit com-
mitee of registrant's board of directors (or persons performing the equivalent
functions):

    a)  all significant deficiencies in the design or operation of internal
    controls which could adversely affect the registrant's ability to record,
    process, summarize and report financial data and have identified for the
    registrant's auditors any material weaknesses in internal controls; and

    b)  any fraud, whether or not material, that involves management or other
    employees who have a significant role in the registrant's internal controls;
    and

6.  The registrant's other certifying officers and I have indicated in this
quarterly report whether there were significant changes in internal controls
or in other factors that could significantly affect internal controls sub-
sequent to the date of our most recent evaluation, including any corrective
actions with regard to significant deficiencies and material weaknesses.

Date:  November, 2004



Robert Conway
President


      CERTIFICATIONS


I, Richard Conway, certify that:

1.  I have reviewed this quarterly report on Form 10-Q of DSI Realty Income
Fund IX;

2.  Based on my knowledge, this quarterly 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 quarterly report;

3.  Based on my knowledge, the financial statements, and other financial
information included in this quarterly 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 quarterly 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-14 and 15d-14) for the registrant and have:

    a)  designed such disclosure controls and procedures to ensure that
    material information relating to the registrant, including its consoli-
    dated subsidiaries, is made known to us by others within those entities,
    particularly during the period in which this quarterly report is being
    prepared;

    b)  evaluated the effectiveness of the registrant's disclosure controls
    and procedures as of a date within 90 days prior to the filing date of
    this quarterly report (the "Evaluation Date"); and

    c)  presented in this quarterly report our conclusions about the effec-
    tiveness of the disclosure controls and procedures based on our evalu-
    ation as of the Evaluation Date;

5.  The registrant's other certifying officers and I have disclosed, based on
our most recent evaluation, to the registrant's auditors and the audit com-
mitee of registrant's board of directors (or persons performing the equivalent
functions):

    a)  all significant deficiencies in the design or operation of internal
    controls which could adversely affect the registrant's ability to record,
    process, summarize and report financial data and have identified for the
    registrant's auditors any material weaknesses in internal controls; and

    b)  any fraud, whether or not material, that involves management or other
    employees who have a significant role in the registrant's internal controls;
    and

6.  The registrant's other certifying officers and I have indicated in this
quarterly report whether there were significant changes in internal controls
or in other factors that could significantly affect internal controls sub-
sequent to the date of our most recent evaluation, including any corrective
actions with regard to significant deficiencies and material weaknesses.

Date:  November, 2004



Richard Conway
Vice President