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 June 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 2-96364



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 June 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 June 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 June 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:  July 31, 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:  July 31, 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





                                July 31, 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 consolidated financial
statements  for  the  period  ended  June 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 June 30, 2004  and  2003, total  revenues
decreased 9.6% from $714,842 to $646,417 and total expenses increased 7.1%
from $447,566 to $479,358 and other income increased from $111 to $130.
Minority interest in income of real estate joint venture decreased 13.4%
from $31,505 to $27,284.  As a result, net income decreased 40.7% from
$235,882 to $139,905 for the three-month period ended June 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 73.8% for the three-month period ended June 30,
2004 as compared to 79.3% 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
$24,600 (6.5%) due primarily to an increase in advertising, maintenance and
repair and office supplies expenses, partially offset by a decrease property
management fee expense.  Property management fees, which are based on rental
revenue, decreased as a result of the decrease in rental revenue.  General
and administrative expenses increased approximately $7,200 (10.6%) primarily
as a result of an increase in legal and professional expense.  Minority
interest in income of real estate joint venture decreased as a result of
lower rental revenue at that facility.

For the  six-months period  ended  June 30, 2004, and  2003, total  revenues
decreased 8.6%  from $1,478,155 to $1,350,449 and  total expenses  increased
3.0% from $896,586 to $923,068 and other income increased from $247 to $260.
Minority interest in income of real estate joint venture decreased 15.0% from
$69,689 to $59,225.  As a result, net income decreased 28.1% from $512,127 to
$368,416 for the six-month period ended  June 30, 2004, as  compared to  the
same period in 2003.  Rental revenue decreased as a result of lower occupancy
rates. Operating expenses increased approximately $24,800 (3.3%) due primarily
to increases in advertising, maintenance  and  repair and  office  supplies,
partially offset by decreases in property management  fee medical  insurance
expenses.  General and administrative expenses remained relatively constant.
Minority interest in income of real estate joint  venture  decreased as dis-
cussed 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 the 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)
JUNE 30, 2004 AND DECEMBER 31, 2003


                                         June 30,      December 31,
                                            2004             2003
ASSETS

CASH AND CASH EQUIVALENTS                $  504,132       $  732,355

PROPERTY, NET                             3,666,998        3,876,070

OTHER ASSETS                                124,302          105,178

TOTAL                                    $4,295,432       $4,713,603

LIABILITIES AND PARTNERS' EQUITY (DEFICIT)

LIABILITIES                              $  593,183       $  721,081

MINORITY INTEREST IN
  REAL ESTATE JOINT VENTURE                 181,096          180,971


PARTNERS' EQUITY (DEFICIT):
     General Partners                      (102,229)         (99,325)
     Limited Partners                     3,623,382        3,910,876

  Total partners' equity                  3,521,153        3,811,551

TOTAL                                    $4,295,432       $4,713,603


See accompanying notes to consolidated financial statements(unaudited).

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


                                         June 30,         June 30,
                                           2004             2003
REVENUES:

Rental                                   $  646,417       $  714,842

EXPENSES:

Operating                                   404,224          379,640
General and administrative                   75,134           67,926
     Total expenses                         479,358          447,566

OPERATING INCOME                            167,059          267,276

OTHER INCOME
  Interest                                      130              111


INCOME BEFORE MINORITY INTEREST
   IN INCOME OF REAL ESTATE
   JOINT VENTURE                            167,189          267,387

MINORITY INTEREST IN INCOME
   OF REAL ESTATE JOINT VENTURE             (27,284)         (31,505)

NET INCOME                               $  139,905       $  235,882


AGGREGATE NET INCOME ALLOCATED TO:
    Limited partners                     $  138,506       $  233,523
    General partners                          1,399            2,359

TOTAL                                    $  139,905       $  235,882

NET INCOME PER LIMITED
   PARTNERSHIP UNIT                      $     4.51       $     7.61


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

See accompanying notes to consolidated financial statements(unaudited).


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

                                          June 30,        June 30,
                                            2004            2003

REVENUES
  Rental                                 $1,350,449       $1,478,155

EXPENSES:
  Operating                                 777,389          752,633
  General and admininstrative               145,679          143,953
 Total expenses                             923,068          896,586

OPERATING INCOME                            427,381          581,569

OTHER INCOME
  Interest                                      260              247

INTEREST BEFORE MINORITY
  INTEREST IN INCOME OF REAL
  ESTATE JOINT VENTURE                      427,641          581,816

MINORITY INTEREST IN INCOME
   OF REAL ESTATE JOINT VENTURE             (59,225)         (69,689)

NET INCOME                                $ 368,416        $ 512,127

AGGREGATE NET INCOME ALLOCATED TO:

Limited Partners                            364,732          507,006
General Partners                              3,684            5,121
TOTAL                                     $ 368,416        $ 512,127

NET INCOME PER LIMITED
  PARTNERSHIP UNIT                            11.88            16.52

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


See accompanying notes to consolidated financial statements (unaudited).


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

                                      GENERAL        LIMITED
                                      PARTNERS       PARTNERS       TOTAL

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

NET INCOME                               3,684         364,732      368,416
DISTRIBUTIONS                           (6,588)       (652,226)    (658,814)

BALANCE AT JUNE 30, 2004             ($102,229)     $3,623,382   $3,521,153

See accompanying notes to consolidated financial statements(unaudited).



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

                                       June 30,          June 30,
                                         2004               2003

CASH FLOWS FROM OPERATING ACTIVITIES:

Net income                             $ 368,416          $ 512,127

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

     Depreciation                        209,072            209,072
     Minority interest in income
       real estate joint venture          59,225             69,689
     Changes in assets and
      	liabilities:
     Increase in other assets            (19,124)           (23,319)
    (Decrease)increase in liabilities   (127,898)            41,542
Net cash provided by
  operating activities                   489,691            809,111

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

CASH FLOWS FROM FINANCING ACTIVITIES -

     Distributions to partners          (658,814)          (620,060)
     Distributions paid to minority
       interest in real estate
       joint venture                     (59,100)           (64,200)
Net cash used in
         financing activities           (717,914)          (684,260)

NET (DECREASE)INCREASE IN CASH AND
   CASH EQUIVALENTS                     (228,223)           118,351

CASH AND CASH EQUIVALENTS:

     At beginning of period              732,355            631,709
     At end of period                  $ 504,132          $ 750,060


See accompanying notes to consolidated 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 June 30, 2004,
and  for  the  periods ended June 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 June 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        (10,132,110)
        Property - Net                       $  3,666,998


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 this report, the Partnerhip evaluated the
effectiveness of its disclosure controls and procedures.  This evaluation was
performed by the Partnership's Controller with the assistance of the Partner-
ship's President and 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 concluded that its dis-
closure controls and procedures were effective.  There have been no signif-
icant 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.




                          CERTIFICATIONS

    I, Robert J. 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 cover-
    ed 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 con-
         solidated 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:

         a)  all significant deficiencies in the design or operation of internal
         controls which could adversely affect the registrant's ability to re-
         cord, 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 in-
         ternal 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:  July 31, 2004



    Robert J. Conway
    Chief Executive Officer



                          CERTIFICATIONS

    I, Richard P. 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 cover-
    ed 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 con-
         solidated 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:

         a)  all significant deficiencies in the design or operation of internal
         controls which could adversely affect the registrant's ability to re-
         cord, 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 in-
         ternal 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:  July 31, 2004



    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 Quarterly Report of DSI Realty Income Fund IX (the
"Partnership") on Form 10-Q for the period ending June 30, 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
                                    July 31, 2004






                       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 Quarterly Report of DSI Realty Income Fund IX (the
"Partnership") on Form 10-Q for the period ending June 30, 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
                                    July 31, 2004