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


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

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

CASH AND CASH EQUIVALENTS                $  551,785       $  549,578 
PROPERTY                                  7,126,789        7,420,663 

OTHER ASSETS                                 89,457           41,457

TOTAL                                    $7,768,031       $8,011,698 

LIABILITIES AND PARTNERS' EQUITY

LIABILITIES                              $  736,591       $  744,650 

MINORITY INTEREST IN 
  REAL ESTATE JOINT VENTURE                 345,951          366,841

 
PARTNERS' EQUITY:
     General Partners                       (70,586)         (68,439)
     Limited Partners                     6,756,075        6,968,646 

  Total partners' equity                  6,685,489        6,900,207

TOTAL                                    $7,768,031       $8,011,698


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

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

<TABLE>
<CAPTION>

                                         June 30,         June 30,
                                          1997             1996
<S>                                       <C>              <C>
REVENUES:

Rental Income                            $  650,511       $  603,920
Interest                                      3,176            4,727
     Total revenues                         653,687          608,647 

EXPENSES:

Operating Expenses                          374,035          357,147 
General and Administrative                   55,306           46,232
     Total expenses                         429,341          403,379 

INCOME BEFORE MINORITY INTEREST 
   IN INCOME OF REAL ESTATE 
   JOINT VENTURE                            224,346          205,268

MINORITY INTEREST IN INCOME 
   OF REAL ESTATE JOINT VENTURE              21,764           20,615 

NET INCOME                               $  202,582       $  184,653 


AGGREGATE NET INCOME ALLOCATED TO:
    Limited partners                     $  200,556       $  182,806 
    General partners                          2,026            1,847

TOTAL                                    $  202,582       $  184,653 

NET INCOME PER LIMITED 
   PARTNERSHIP UNIT                      $     6.53       $     5.96 
                                                          

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 SIX MONTHS ENDED JUNE 30, 1997 AND 1996

<TABLE>
<CAPTION>
                                         
                                         June 30,         June 30, 
                                           1997             1996
<S>                                        <C>              <C>

REVENUES:
Rental Income                            $1,287,029       $1,208,788
Interest                                      6,219            8,394
Total revenue                             1,293,248        1,217,182

EXPENSES:
Operating Expenses                          717,429          695,631
General and administrative                  128,667          120,861
Total expenses                              846,096          816,492

INCOME BEFORE MINORITY INTEREST IN
 INCOME OF REAL ESTATE JOINT VENTURE        447,152          400,690

MINORITY INTEREST IN INCOME OF REAL
 ESTATE JOINT VENTURE                        41,810           42,961

NET INCOME                                 $405,342         $357,729

AGGREGATE NET INCOME ALLOCATED TO:
 Limited partners                          $401,289         $354,152
 General partners                             4,053            3,577
TOTAL                                      $405,342         $357,729

NET INCOME PER LIMITED PARTNERSHIP UNIT      $13.07           $11.54

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 JUNE 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                               3,577         354,152      357,729 
DISTRIBUTIONS                           (6,200)       (613,860)    (620,060)

EQUITY AT JUNE 30, 1996               ($64,760)     $7,332,869   $7,268,109

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

NET INCOME                               4,053         401,289      405,342
DISTRIBUTIONS                           (6,200)       (613,860)    (620,060)

EQUITY AT JUNE 30, 1997               ($70,586)     $6,756,075   $6,685,489


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

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

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

Net income                             $ 405,342          $ 357,729 

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

     Depreciation                        293,875            293,876 
     Distributions paid to 
       minority interest
       in real estate joint 
       venture in excess of
       earnings                          (20,891)           (19,589)

     Changes in assets and 
      	liabilities:

     Increase in other assets            (48,000)           (53,525)
     Decrease in liabilities              (8,059)            (1,090)
Net cash provided by 
  operating activities                   622,267            577,401  
    

CASH FLOWS FROM FINANCING ACTIVITIES -

     Distributions to partners          (620,060)          (620,060)

NET INCREASE IN CASH AND 
     CASH EQUIVALENTS                      2,207            (42,659) 

CASH AND CASH EQUIVALENTS:

     At beginning of period              549,578            617,951 
     At end of period                  $ 551,785          $ 575,292 


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 June 30, 1997 
and  for  the  periods  ended  June 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  June 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                10,975,900 
        Total                                  13,705,690
        Less: Accumulated Depreciation        ( 6,578,901)
        Property - Net                       $  7,126,789
</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.