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, 2002 /___/ 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, 2002 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, 2002. 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, 2002. (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, 2002 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, 2002 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, 2002 		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, 2002. 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, 2002 and 2001, total revenues decreased 4.7% from $807,977 to $770,436 and total expenses increased 6.1% from $458,126 to $485,968 and other income decreased from $974 to $212. Minority interest in income of real estate joint venture decreased 24.0% from $43,090 to $32,739. As a result, net income decreased 18.1% from $307,735 to $251,941 for the three-month period ended June 30, 2002, as compared to the same period in 2001. Rental revenue decreased as a result of lower occupancy rates. Occupancy levels for the Partnership's six mini- storage facilities averaged 85.1% for the three-month period ended June 30, 2002 as compared to 88.6% for the same period in 2001. The Partnership is continuing its marketing efforts to attract and keep new tenants in its various mini-storage facilities. Operating expenses increased approximately $8,100 (2.1%) due primarily to increases in advertising, office supplies, workers compensation insurance and depreciation expenses, partially offset by a decrease in maintenance and repair expense. General and administrative expenses increased approximately $19,800 (30.1%) primarily as a result of increases in legal and professional and equipment and computer lease expenses. Minority interest in income of real estate joint venture decreased as a result of lower rental revenue and higher operating expenses at that facility. For the six-months period ended June 30, 2002, and 2001, total revenues decreased 0.9% from $1,586,061 to $1,571,645 and total expenses increased 9.1% from $873,810 to $952,926 and other income decreased from $2,182 to $411. Minority interest in income of real estate joint venture decreased 19.1% from $86,484 to $69,927. As a result, net income decreased 12.5% from $627,949 to $549,203 for the six-month period ended June 30, 2002, as compared to the same period in 2001. Rental revenue increased as a result of lower occupancy rates. Operating expenses increased approximately $55,400 (7.5%) due primarily to increases in legal and professional, maintenance and repair, office supplies, salaries and wages, workers compensation insurance, security alarm services and travel expenses, partially offset by decreases in advertising and power and sweeping expenses. Power and sweeping expenses decreased as the substantial snow removal costs, associated with heavy snow- falls in area of Illinois and Michigan where Partnership facilities are located, were not incurred in the current period. General and administrative expenses increased approximately $23,800 (17.9%) for the reasons discussed above. The decrease in minority interest in income of real estate joint venture was discussed above. On April 5, 2002, the General Partners received a copy of a hostile tender offer from MacKenzie Patterson, Inc. and associated corporations and limited partnerships to purchase all of the Units in the Partnership. This offer was also filed with the Securities and Exchange Commission on the same date. The General Partners have determined that the hostile tender offer was not in the best interests of the Limited Partners, that the tender offer was grossly in- adequate given the performance history of the Limited Partnership and the inherent value of the Units, and recommended that the Limited Partners reject the hostile tender offer and not tender their Units pursuant thereto. The offer was subsequently increased and extended to June 30, 2002 and again to July 22, 2002. The General Partners' initial determination regarding the offer has not changed. Prior to the expiration date of the offer, Limited Partners tendered 22 Units representing 0.072% of the outstanding Units of the Partnership. The General Partners plan to continue their policy of funding the continuing 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, 2002 AND DECEMBER 31, 2001 June 30, December 31, 2002 2001 ASSETS CASH AND CASH EQUIVALENTS $ 748,293 $ 633,503 PROPERTY, NET 4,531,043 4,745,825 OTHER ASSETS 90,597 93,384 TOTAL $5,369,933 $5,472,712 LIABILITIES AND PARTNERS' EQUITY (DEFICIT) LIABILITIES $ 689,735 $ 724,084 MINORITY INTEREST IN REAL ESTATE JOINT VENTURE 184,087 181,660 PARTNERS' EQUITY (DEFICIT): General Partners (92,479) (91,771) Limited Partners 4,588,590 4,658,739 Total partners' equity 4,496,111 4,566,968 TOTAL $5,369,933 $5,472,712 See accompanying notes to consolidated financial statements(unaudited). CONSOLIDATED STATEMENTS OF INCOME (UNAUDITED) FOR THE THREE MONTHS ENDED JUNE 30, 2002 AND 2001 June 30, June 30, 2002 2001 REVENUES: Rental $ 770,436 $ 807,977 EXPENSES: Operating 400,477 392,416 General and administrative 85,491 65,710 Total expenses 485,968 458,126 OPERATING INCOME 284,468 349,851 OTHER INCOME Interest 212 974 INCOME BEFORE MINORITY INTEREST IN INCOME OF REAL ESTATE JOINT VENTURE 284,680 350,825 MINORITY INTEREST IN INCOME OF REAL ESTATE JOINT VENTURE (32,739) (43,090) NET INCOME $ 251,941 $ 307,735 AGGREGATE NET INCOME ALLOCATED TO: Limited partners $ 249,422 $ 304,658 General partners 2,519 3,077 TOTAL $ 251,941 $ 307,735 NET INCOME PER LIMITED PARTNERSHIP UNIT $ 8.13 $ 9.93 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, 2002 AND 2001 June 30, June 30, 2002 2001 REVENUES Rental $1,571,645 $1,586,061 EXPENSES: Operating 796,397 741,047 General and Admininstrative 156,529 132,763 Total expenses 952,926 873,810 OPERATING INCOME 618,719 712,251 OTHER INCOME Interest 411 2,182 INTEREST BEFORE MINORITY INTEREST IN INCOME OF REAL ESTATE JOINT VENTURE 619,130 714,433 MINORITY INTEREST IN INCOME OF REAL ESTATE JOINT VENTURE (69,927) (86,484) NET INCOME $ 549,203 $ 627,949 AGGREGATE NET INCOME ALLOCATED TO: Limited Partners 543,711 621,670 General Partners 5,492 6,279 TOTAL $ 549,203 $ 627,949 NET INCOME PER LIMITED PARTNERSHIP UNIT 17.71 20.25 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 THREE MONTHS ENDED JUNE 30, 2002 GENERAL LIMITED PARTNERS PARTNERS TOTAL BALANCE AT JANUARY 1, 2002 ($91,771) $4,658,739 $4,566,968 NET INCOME 5,492 543,711 549,203 DISTRIBUTIONS (6,200) (613,860) (620,060) BALANCE AT JUNE 30, 2002 ($92,479) $4,588,590 $4,496,111 See accompanying notes to consolidated financial statements(unaudited). CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED) FOR THE THREE MONTHS ENDED JUNE 30, 2002 AND 2001 June 30, June 30, 2002 2001 CASH FLOWS FROM OPERATING ACTIVITIES: Net income $ 549,203 $ 627,949 Adjustments to reconcile net income to net cash provided by operating activities: Depreciation 214,782 209,074 Minority interest in income real estate joint venture 69,927 86,484 Changes in assets and 	liabilities: Decrease(increase)in other assets 2,787 (9,000) Decrease in liabilities (34,349) (38,423) Net cash provided by operating activities 802,350 876,084 CASH FLOWS FROM FINANCING ACTIVITIES - Distributions to partners (620,060) (620,060) Distributions paid to minority interest in real estate joint venture (67,500) (80,400) Net cash used in financing activities (687,560) (700,460) NET INCREASE IN CASH AND CASH EQUIVALENTS 114,790 175,624 CASH AND CASH EQUIVALENTS: At beginning of period 633,503 509,410 At end of period $ 748,293 $ 685,034 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, 2002, and for the periods ended June 30, 2002, and 2001 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, 2002, the total cost and accumulated depreciation of the mini-storage facilities are as follows: Land $ 2,729,790 Buildings and equipment 11,052,387 Total 13,782,177 Less: Accumulated Depreciation ( 9,251,134) Property - Net $ 4,531,043 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. 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 June 30, 2002 fully complies with the requirements of Section 13(a) of the Securities and Exchange Act of 1934 and that information 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