October 31, 1996


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


DEAR LIMITED PARTNERS:

We are pleased to enclose the Partnership's unaudited financial 
statements for the period ended September 30, 1996. 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, 1996, and 1995, total 
revenues increased 1.2% from $681,613 to $689,905 and total expenses 
decreased 2.5% from $383,243 to $373,820.  As a result, net income 
increased 5.9% from $298,370 to $316,085 for the three month period ended 
September 30, 1996, as compared to the same period in 1995. The increase 
in revenue can be attributed to an increase in rental income due to  
higher unit rental rates.  Occupancy levels for the Partnership's 
five mini-storage facilities averaged 89.3% for the three month period 
ended September 30, 1996, as compared to 92% for the same period in 1995.  
The Partnership is continuing its advertising campaign to attract and 
keep new tenants in its various mini-storage facilities. Operating expenses 
decreased approximately $13,500 (3.9%) from $347,319 for the three month 
period ended September 30, 1995, to $333,821 for the same period in 1996.
The decrease can be attributed primarily to lower maintenance and repairs 
and worker's compensation insurance expenses. General and administrative 
expenses increased approximately $4,100 (11.3%) primarily as a result of 
other taxes, which consists of Maryland Non-Resident Withholding Taxes 
which  were  paid by  the  Partnership.

For the nine month periods ended September 30, 1996, and 1995, total revenues 
increased 6% from $1,894,036 to $2,008,344 and total expenses decreased
0.6% from $1,179,912 to $1,172,762.  As a result, net income increased 17%
from $714,124 for the nine month period ended September 30, 1995, to $835,582 
for the same period in 1996.  The increase in revenue can be attributed to
an increase in rental income due to higher unit rental rates.  Operating 
expenses decreased approximately  $13,600 (1.3%) from $1,028,328 to 
$1,014,760.  Decreases in maintenance and repair, legal and professional
and office expenses were offset by increases in property management fees, 
power sweeping and guard service expenses.  Property management fees, 
which are based on rental income, increased as a result of the increase in 
rental revenue.  General and Administrative expenses increased approximately 
$6,400 (4.2%) for the same reason as discussed above.

The General Partners will continue their policy of funding improvements and
maintenance of Partnership properties with cash generated from operations.  
The Partnership's financial resources appear to be adequate to meet its needs. 

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 X, 
P.O. Box 357, Long Beach, California 90801.

                              Very truly yours,

                              DSI Realty Income Fund X
                              By: DSI Properties, Inc., as
                              General Partner



                              By___\s\ Robert J. Conway_______
                              ROBERT J. CONWAY, President