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


CONSOLIDATED BALANCE SHEETS(UNAUDITED)
SEPTEMBER 30, 1997 AND DECEMBER 31, 1996

<TABLE>
<CAPTION>
                                       September 30,      December 31,
                                            1997             1996 
<S>                                      <C>              <C>
ASSETS

CASH AND CASH EQUIVALENTS                $  622,496       $  549,578 
PROPERTY                                  6,993,201        7,420,663 
OTHER ASSETS                                 86,081           41,457

TOTAL                                    $7,701,778       $8,011,698 

LIABILITIES AND PARTNERS' EQUITY

LIABILITIES                              $  760,250       $  744,650 

MINORITY INTEREST IN 
  REAL ESTATE JOINT VENTURE                 330,062          366,841

 
PARTNERS' EQUITY:
     General Partners                       (71,326)         (68,439)
     Limited Partners                     6,682,792        6,968,646 

  Total partners' equity                  6,611,466        6,900,207

TOTAL                                    $7,701,778       $8,011,698


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

CONSOLIDATED STATEMENTS OF INCOME (UNAUDITED)
FOR THE THREE MONTHS ENDED SEPTEMBER 30, 1997 AND 1996

<TABLE>
<CAPTION>

                                       September 30,    September 30,
                                           1997             1996 

<S>                                       <C>              <C>
 
REVENUES:

Rental Income                            $  674,803       $  642,768
Interest                                      3,686            3,905
     Total revenues                         678,489          646,673 

EXPENSES:

Operating Expenses                          377,896          342,650 
General and administrative                   39,975           37,901
     Total expenses                         417,871          380,551 

INCOME BEFORE MINORITY INTEREST 
   IN INCOME OF REAL ESTATE 
   JOINT VENTURE                            260,618          266,122

MINORITY INTEREST IN INCOME 
   OF REAL ESTATE JOINT VENTURE              24,611           24,134 

NET INCOME                               $  236,007       $  241,988 


AGGREGATE NET INCOME ALLOCATED TO:
    Limited partners                     $  233,647       $  239,568 
    General partners                          2,360            2,420

TOTAL                                    $  236,007       $  241,988 

NET INCOME PER LIMITED 
   PARTNERSHIP UNIT                      $     7.61       $     7.81 


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

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

CONSOLIDATED STATEMENTS OF INCOME (UNAUDITED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1997 AND 1996

<TABLE>
<CAPTION>

                                         September 30,     September 30,
                                             1997              1996

<S>                                        <C>                <C>

REVENUES:

Rental Income                             $1,961,832        $1,851,556
Interest                                       9,905            12,299

Total revenues                             1,971,737         1,863,855

EXPENSES:

Operating Expenses                         1,095,325         1,038,281  
General and administrative                   168,642           158,762

Total expenses                             1,263,967         1,197,043

INCOME BEFORE MINORITY INTEREST IN 
INCOME OF REAL ESTATE JOINT VENTURE          707,770           666,812

MINORITY INTEREST IN INCOME OF 
REAL ESTATE JOINT VENTURE                     66,421            67,095

NET INCOME                                   641,349           599,717

AGGREGATE NET INCOME ALLOCATED TO:
Limited Partners                             634,936           593,720
General Partners                               6,413             5,997

TOTAL                                        641,349           599,717

NET INCOME PER LIMITED PARTNERSHIP UNIT        20.69             19.34

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 NINE MONTHS ENDED SEPTEMBER 30, 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                               5,997         593,720      599,717 
DISTRIBUTIONS                           (9,300)       (920,790)    (930,090)

EQUITY AT SEPTEMBER 30, 1996          ($65,440)     $7,265,507   $7,200,067

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

NET INCOME                               6,413         634,936      641,349
DISTRIBUTIONS                           (9,300)       (920,790)    (930,090)

EQUITY AT SEPTEMBER 30, 1997          ($71,326)     $6,682,792   $6,611,466


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

CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1997 AND 1996

<TABLE>
<CAPTION>
                                     September 30,      September 30,
                                         1997               1996
               
<S>                                    <C>                <C>
CASH FLOWS FROM OPERATING ACTIVITIES:

Net income                             $ 641,349          $ 599,717 

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

     Depreciation                        440,811            440,814 
     Distributions paid to 
      	minority interest
       in real estate joint 
      	venture in excess of
        earnings                          (36,779)          (33,256)

     Changes in assets and 
      	liabilities:

     Increase in other assets            (44,624)           (27,113)
     Increase in liabilities              15,600                430
Net cash provided by 
  operating activities                 1,016,357            980,592 

CASH FLOWS FROM INVESTING ACTIVITIES -

     Purchase of property 
       and equipment                     (13,349)            (6,230)   

CASH FLOWS FROM FINANCING ACTIVITIES -

     Distributions to partners          (930,090)          (930,090)

NET INCREASE IN CASH AND 
   CASH EQUIVALENTS                       72,918             44,272 

CASH AND CASH EQUIVALENTS:

     At beginning of period              549,578            617,951 
     At end of period                  $ 622,496          $ 662,223 


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 September 30, 1997, 
and for the periods ended September 30, 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 September 30, 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                10,989,249 
        Total                                  13,719,039
        Less: Accumulated Depreciation        ( 6,725,838)
        Property - Net                       $  6,993,201

</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.