SECURITIES AND EXCHANGE COMMISSION 			 Washington, D.C. 20549 				 FORM 10-K (Mark One) / x /Annual Report Pursuant to Section 13 or 15(d) of the Securities and Exchange Act of 1934 [Fee Required] for the fiscal year ended December 31, 1996. or / /Transition report pursuant to section 13 or 15(d) of the Securities Exchange Act of 1934 [No Fee Required] for the transition period from ____________ to _____________. Commission File No. 33-26038. DSI REALTY INCOME FUND XI, a California Limited Partnership (Exact name of Registrant as specified in governing instruments) __________California_________________________33-0324161_______ (State or other jurisdiction of (I.R.S. Employer incorporation or organization) identification 					 number) 	 3701 Long Beach Boulevard, Long Beach, California 90807 	 (Address of principal executive offices) (Zip Code) Registrant's telephone number, including area code-(562)595-7711 Securities registered pursuant to Section 12(g) of the Act: Limited Partnership Units. Indicate by check mark, whether the Registrant (l) 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 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_____. Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K (Section 229.405 of this chapter) is not contained herein, and will not be contained, to the best of registrant's knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K. /x/ The Registrant is a limited partnership and there is no voting stock. All units of limited partnership are owned by non-affiliates of the Registrant. All units sold to date were sold at $500.00 per unit. 		 DOCUMENTS INCORPORATED BY REFERENCE Item 8. Registrant's Financial Statements for its fiscal year ended December 31, 1996, incorporated by reference to Form 10-K, Part II. Item 11. Registrant's Financial Statements for its fiscal year ended December 31, 1996, incorporated by reference to Form 10-K, Part III. Item 12. Registration Statement on Form S-11, as amended, previously filed with the Securities and Exchange Commission pursuant to the Securities Act of 1933, as amended, incorporated by reference to Form 10-K, Part III. Item 13. Registrant's financial statements for its fiscal year ended December 31, 1996, together with report of independent public accountants, incorporated by reference to Form 10-K, Part III. 				 PART I Item l. BUSINESS Registrant (the "Partnership") is a publicly held limited partnership organized under the California Uniform Limited Partnership Act pursuant to Agreement of Limited Partnership (the "Agreement") dated December 7, 1988. The General Partners are DSI Properties, Inc., a California corporation, ROBERT J. CONWAY and JOSEPH W. CONWAY. The General Partners are affiliates of the Selling Agent, Diversified Securities, Inc., a wholly-owned subsidiary of DSI Financial, Inc. The General Partners provide similar services to other partnerships. The Partnerships's public offering was completed on February 12, 1991, with 20,000 Units ($10,000,000) of limited partnership interests having been subscribed for. The General Partners have retained a l% interest in all profits, losses and distributions (subject to certain conditions) without making any capital contributions to the Partnership. The General Partners are not required to make any contributions to capital in the future. The General Partners and the Partnership have obtained a ruling from the Internal Revenue Service, that under present provisions of the Internal Revenue Code, current Treasury Regulations thereunder and the interpretations thereof by the Service and the courts, the Partnership should be treated for federal income tax purposes as a partnership and not as an association, which is taxable as a corporation. Such ruling was based upon certain representations contained in the ruling request. The Partnership is engaged in the business of investing in and operating mini-storage facilities with the primary objectives of generating, for its partners, cash flow, capital appreciation of its properties and obtaining federal income tax deductions in order to shelter a portion of cash distributed from taxation. The Partnership has interests in joint ventures which purchased four mini-storage facilities. See discussion under Item 2 - Properties for further information. The Partnership does not intend to sell additional limited partnership interests in the future. The term of the Partnership is fifty years, however, it is anticipated that all properties will be sold and/or refinanced prior thereto. The Partnership is intended to be self-liquidating and it is not anticipated that proceeds from the sale or refinancing of its operating properties will be reinvested. The Registrant has no full time employees other than on-site managers at each mini-storage facility. However, the Partnership shares the expenses of one or more employees with its various affiliated Limited Partnerships. The general management and supervision of the business and affairs of the Registrant is vested exclusively in the General Partners. Limited Partners have no right to participate in the management or conduct of the Registrant's business and affairs. An independent management company has been retained to provide day-to-day management services with respect to all of the Partnership's investment properties. The average occupancy levels for each of the Partnership's four properties for the years ended December 31, 1996 and December 31, 1995 were as follows: Location of Property Average Occupancy Average Occupancy 			 for the Level for the 			 Year Ended Year Ended 			 Dec. 31, 1996 Dec. 31, 1995 Whittier, CA(1) 88% 87% Bloomingdale, IL(2) 86% 88% Edgewater, NJ(3) 90% 89% Sterling Heights, MI(4) 83% 83% (1) The Partnership owns a 90% interest in this property. (2) The Partnership owns a 90% interest in this property. (3) The Partnership owns an 85% interest in this property. (4) The Partnership owns a 75% interest in this property. The business in which the Partnership is engaged is highly competitive. Each of its mini-storage facilities is located in or near a major urban area, and accordingly, will compete with a significant number of individuals and organizations with respect to both the purchase and sale of its properties and for rentals. Item 2. PROPERTIES Location Size of Net Rentable No. of Completion 		 Parcel Area Rental Date Whittier, CA(1) 3.92 acres 60,249 513 3/90 Bloomingdale, IL(2) 3.542 acres 60,624 571 1/31/91 Edgewater,NJ(2) 4.118 acres 52,940 447 8/21/90 Sterling Heights, MI(4) 3.76 acres 58,198 515 7/17/91 (1) The Partnership owns a 90% interest in this property. (2) The Partnership owns a 90% interest in this property. (3) The Partnership owns an 85% interest in this property. (4) The Partnership owns a 75% interest in this property. Item 3. LEGAL PROCEEDINGS Registrant is not a party to any material pending proceedings. Item 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS None. 				 PART II Item 5. MARKET FOR THE REGISTRANT'S COMMON EQUITY AND 		 RELATED STOCKHOLDER MATTERS. Registrant, a publicly-held limited partnership, had approximately 583 Limited Partners at December 31, 1996. The Registrant completed its public offering of limited partnership Units. There is no public market for the resale of these Units. Average cash distributions of $10.00 per Limited Partnership Unit were declared and paid each quarter for the year ended December 31, 1996 and $8.75 per Limited Partnership Unit for the year ended December 31, 1995. It is Registrant's expectations that distributions will continue to be paid in the future. Item 6. SELECTED FINANCIAL DATA DSI REALTY INCOME FUND XI (A California Real Estate Limited Partnership) - ---------------------------------------------- SELECTED FINANCIAL DATA FOR THE YEARS ENDED DECEMBER 31, 1996, 1995, 1994, 1993, AND 1992 - ----------------------------------------------------------------- 			1996 1995 1994 1993 1992 		 	---- ---- ---- ---- ---- REVENUES $1,829,360 $1,710,104 $1,596,378 $ 973,811 $ 676,810 EXPENSES 1,068,283 1,072,358 1,003,797 750,453 490,406 MINORITY INTEREST IN EARNINGS OF REAL ESTATE JOINT VENTURE (168,304) (142,554) (134,982) -0- (6,624) 		 --------- --------- --------- --------- --------- NET INCOME $ 592,773 $ 495,192 $ 457,599 $ 223,358 $ 179,780 		 ========= ========= ========= ========= ========= TOTAL ASSETS $6,709,600 $6,913,137 $7,236,568 $7,517,751 $8,031,229 		 ========== ========== ========== ========== ========== NET CASH PROVIDED BY OPERATING ACTIVITIES $1,097,502 $ 950,492 $ 897,978 $ 618,343 $ 588,162 		 ========= ========== ========== ========= ========= NET INCOME PER LIMITED PARTNERSHIP UNIT $ 29.34 $ 24.51 $ 22.65 $ 11.06 $ 8.90 		 ======== ========= ======== ======= ======== CASH DISTRIBUTIONS PER $500 LIMITED PARTNERSHIP UNIT $ 40.00 $ 40.00 $ 35.00 $ 35.00 $ 35.00 		 ======== ======== ======== ======= ======== (1) Quarterly cash distributions were $8.75 prorated per quarter based upon the month the Limited Partners were admitted to the Partnership. Item 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL 	 CONDITION AND RESULTS OF OPERATIONS As of December 31, 1993, the Partnership had purchased a 90% interest in a joint venture that owns a mini-storage facility in Whittier, California, an 85% interest in an operating mini-storage facility in Edgewater Park, New Jersey, a 90% interest in an operating mini-storage facility in Bloomingdale, Illinois and a 75% interest in an operating facility in Sterling Heights, Michigan. Occupancy levels for the Partnership's four mini-storage facilities on December 31, 1995, were: Bloomingdale 88%, Edgewater Park 89%, Whittier 87% and Sterling Heights 83%. RESULTS OF OPERATIONS 1996 COMPARED TO 1995 Total revenues increased from $1,710,104 in 1995 to $1,829,360 in 1996 and total expenses decreased from$1,072,358 to $1,068,283 contributing to an increase in net income from $495,192 to $592,773. Rental revenues increased to $1,818,065 in 1996 from $1,698,994 in 1995. The approximately $119,000 (7%) increase in rental revenues can be attributed to higher unit rental rates as average occupancy levels remained constant at 86.8% for the years ended December 31, 1996 and 1995. Operating expenses decreased approximately $9,400 (1.8%) primarily as a result of decreases in real estate tax and office expenses partially offset by an increase in salaries and wages. General and administrative expenses and incentive management fee remained constant. Property management fees, which are computed as a percentage of rental revenues, increased approximately $6,000 (7.1%). 1995 COMPARED TO 1994 Total revenues increased from $1,596,378 in 1994 to $1,710,104 in 1995 and total expenses increased from $1,003,797 to $1,072,358 contributing to an increase in net income from $457,599 to $495,192. Rental revenues increased to $1,698,994 in 1995 from $1,582,952 in 1994 while guaranteed payments from the seller of the properties decreased from $7,300 to zero over the same periods. These fluctuations were primarily a result of the Edgewater Park and Bloomingdale properties emergence from their initial operating periods in 1993 and Sterling Heights in 1994. Once the properties emerged from their initial operating period, guaranteed payments were no longer received from the seller of the properties, and, the Partnership began to recognize the actual operating revenues and expenses of each property (see notes 1 and 2 to financial statements). Operating expenses increased approximately $55,000 primarily as a result of properties emergence from their initial operating periods. General and administrative expenses increased by approximately $4,000 (2.7%) primarily as a result of higher property management fees, which are computed as a percentage of rental revenues. The incentive management fee, which is based on distributions paid to partners, increased approximately $9,000 (14.1%) as a result of the special distribution declared and paid December 15, 1995. LIQUIDITY AND CAPITAL RESOURCES Net cash provided by operating activities increased by approximately $147,000 (15.5%) in 1996 as compared to 1995 primarily as a result of the increase in net income and other liabilities. Net cash provided by operating activities increased by approximately $53,000 (5.8%) in 1995 as compared to 1994 as a result of the increase in net income. Cash flows used in financing activities consisted of cash distributions to partners in 1996, 1995 and 1994. Additionally, cash distributions were paid to the minority interests in the real estate joint ventures in 1996, 1995, and 1994. In December 1995 and 1996, the General Partners declared and paid a special distribution equal to 1% of capital contributed by the limited partners. Cash used in investing activities, as set forth in the statement of cash flows, consists of acquisitions of equipment for the Partnership's mini storage facilities. The Partnership has no material commitments for capital expenditures. The General Partners plan to continue their policy of funding the continuing improvement and maintenance of the Partnership properties with cash generated from operations. The Partnership's financial resources appear to be adequate to meet its needs for the next twelve months. The General Partners are not aware of any environmental problems which could have a material adverse effect upon the financial position of the Partnership. Item 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA Attached hereto as Exhibit l is the information required to be set forth as item 8, Part II hereof. Item 9. DISAGREEMENTS ON ACCOUNTING AND FINANCIAL DISCLOSURE None. 				 PART III Item 10. DIRECTORS AND EXECUTIVE OFFICERS OF THE REGISTRANT'S 		 GENERAL PARTNER The General Partners of Registrant are the same as when the Partnership was formed, i.e., DSI Properties, Inc., a California corporation, Robert J. Conway and Joseph W. Conway, brothers. As of December 31, 1996, Messrs. Robert J. Conway and Joseph W. Conway, each of whom own approximately 45.43% of the issued and outstanding capital stock of DSI Financial, Inc., a California corporation, together with Mr. Joseph W. Stok, currently comprise the entire Board of Directors of DSI Properties, Inc. Mr. Robert J. Conway is 63 years of age and is a licensed California real estate broker, and since 1965 has been President and a member of the Board of Directors of Diversified Securities, Inc., and since 1973 President, Chief Financial Officer and a member of the Board of Directors of DSI Properties, Inc. Mr. Conway received a Bachelor of Science Degree from Marquette University with majors in Corporate Finance and Real Estate. Mr. Joseph W. Conway is age 67 and has been Executive Vice President, Treasurer and a member of the Board of Directors of Diversified Securities, Inc. since 1965 and since 1973 the Vice President, Treasurer and member of the Board of Directors of DSI Properties, Inc. Mr. Conway received a Bachelor of Arts Degree from Loras College with a major in Accounting. Mr. Joseph W. Stok is age 73 and has been a member of the Board of Directors of DSI Properties, Inc. since 1994, a Vice President of Diversified Securities, Inc. since 1973, and an Account Executive with Diversified Securities, Inc. since 1967. Item 11. MANAGEMENT REMUNERATION AND TRANSITIONS The information required to be furnished in Item 11 of Part III is contained in Registrant's Financial Statements for its fiscal year ended December 31, 1996, which together with the report of its independent auditors, Deloitte & Touche LLP, is attached hereto as Exhibit 1 and incorporated herein by this reference. In addition to such information: (a) No annuity, pension or retirement benefits are proposed to be paid by 	 the Registrant to any of the General Partners or to any officer or 	 director of the corporate General Partner; (b) No standard or other agreement exists by which directors of the 	 Registrant are compensated; (c) The Registrant has no plan, nor does the Registrant presently propose 	 a plan, which will result in any remuneration being paid to any 	 officer or director upon termination of employment. Item 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND 		 MANAGEMENT As of the December 31, 1996, no person of record owns more than 5% of the limited partnership units of the Registrant, nor was any person known by the Registrant to own of record and beneficially, or beneficially only, more than 5% thereof. The balance of the information required to be furnished in Item 12 of Part III is contained in the Registrant's Registration Statement on Form S-11, previously filed pursuant to the Securities Act of 1933, as amended, and which is incorporated herein by this reference. Item 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS The information required to be furnished in Item 13 of Part III is contained in the Registrant's Financial Statements and Financial Statement Schedule for it fiscal year ended December 31, 1996, attached hereto as Exhibit l and incorporated herein by this reference. 				 PART IV Item 14. EXHIBITS, FINANCIAL STATEMENT SCHEDULES AND REPORTS 		 ON FORM 8-K (a)(l) Attached hereto and incorporated herein by this reference as Exhibit 	 l are Registrant's Financial Statements for its fiscal year ended 	 December 31, 1996, together with the reports of its independent 	 auditors, Deloitte, & Touche LLP. (a)(2) Attached hereto and incorporated herein by this reference as Exhibit 	 2 is Registrant's Letter to Limited Partners regarding the Annual 	 Report for its fiscal year ended December 31, 1996. (b) There have been no 8K's filed during the last quarter of the period 	 covered by this Report. 				 SIGNATURES 		 Pursuant to the requirements of Section 13 or 15(d) 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. DSI REALTY INCOME FUND XI by: DSI Properties, Inc., a California corporation, as General Partner By_______________________________ Dated: March 28, 1997 ROBERT J. CONWAY (President, Chief Executive Officer, Chief Financial Officer and Director) By_______________________________ Dated: March 28, 1997 JOSEPH W. CONWAY (Executive Vice President and Director) 		 Pursuant to the requirements of the Securities and Exchange Act of 1934, this report has been signed by the following persons on behalf of the Registrant and in the capacities and on the date indicated. DSI REALTY INCOME FUND XI by: DSI Properties, Inc., a California corporation, as General Partner By_______________________________ Dated: March 28, 1997 ROBERT J. CONWAY (President, Chief Executive Officer, Chief Financial Officer and Director) By______________________________ Dated: March 28, 1997 JOSEPH W. CONWAY (Executive Vice President and Director) 			 DSI REALTY INCOME FUND XI 			 CROSS REFERENCE SHEET 			FORM 1O-K ITEMS TO ANNUAL REPORT PART I, Item 3. There are no legal proceedings pending or threatened. PART I, Item 4. Not applicable. PART II, Item 5. Not applicable. PART II, Item 6. The information required is contained in Registrant's Financial Statements for its fiscal year ended December 31, 1996, attached as Exhibit l to Form 10-K. PART II, Item 8. See Exhibit l to Form 10-K filed herewith. PART II, Item 9. Not applicable. 				 EXHIBIT l DSI REALTY INCOME FUND XI (A California Real Estate Limited Partnership) SELECTED FINANCIAL DATA FIVE YEARS ENDED DECEMBER 31, 1996 - -------------------------------------------------------------------------------- 			 1996 1995 1994 1993 1992 REVENUES $1,829,360 $1,710,104 $1,596,378 $ 973,811 $ 676,810 EXPENSES 1,068,283 1,072,358 1,003,797 750,453 490,406 		 ---------- ---------- ---------- ---------- ---------- MINORITY INTERESTS IN EARNINGS OF REAL ESTATE JOINT VENTURES (168,304) (142,554) (134,982) (6,624) 		 ---------- ---------- ---------- ---------- --------- NET INCOME $592,773 $ 495,192 $ 457,599 $ 223,358 $ 179,780 		 ========== ========== ========== ========== ========== TOTAL ASSETS $6,709,600 $6,913,137 $7,236,568 $7,517,751 $8,031,229 		 ========== ========== ========== ========== ========== NET CASH PROVIDED BY OPERATING ACTIVITIES $1,097,502 $ 950,492 897,978 $ 618,343 $ 588,162 		 ========== ========== ========== ========== ========== NET INCOME PER LIMITED PARTNERSHIP UNIT $ 29.34 $ 24.51 $ 22.65 $ 11.06 $ 8.90 		 ========== ========== ========== ========== ========== CASH DISTRIBUTIONS PER $500 LIMITED PARTNERSHIP UNIT $ 40.00 $ 40.00 $ 35.00 $ 35.00 $ 35.00 		 ========== ========== ========== ========== ========== (1) Quarterly cash distributions were $8.75, prorated per quarter based upon the month the limited partners were admitted to the Partnership. The following are reconciliations between the operating results and partners' equity per the financial statements and the Partnership's income tax return for the year ended December 31, 1996. 						 Operating Partners' 							Results Equity Per financial statements $ 592,773 $ 6,452,324 Excess financial statement depreciation 116,140 720,404 Deferred rental revenues 14,865 59,365 Accrued incentive management fees 443,214 Capitalization of syndication costs 1,033,223 Accrued partner distributions 176,768 		 				 ----------- ----------- Per Partnership income tax return $ 723,778 $ 8,885,298 						 =========== =========== Net Taxable income per $500 limited partnership unit $ 36.19 						 =========== DSI REALTY INCOME FUND XI (A California Real Estate Limited Partnership) INDEX TO CONSOLIDATED FINANCIAL STATEMENTS AND SUPPLEMENTAL SCHEDULE 									 Page FINANCIAL STATEMENTS: Independent Auditors' Report F-1 Consolidated Balance Sheets at December 31, 1996 and 1995 F-2 Consolidated Statements of Income for the Three 	Years Ended December 31, 1996 F-3 Consolidated Statements of Changes in Partners' Equity for 	the Three Years Ended December 31, 1996 F-4 Consolidated Statements of Cash Flows for the Three Years 	Ended December 31, 1996 F-5 Notes to Consolidated Financial Statements F-6 SUPPLEMENTAL SCHEDULE: Independent Auditors' Report F-8 Schedule XI - Real Estate and Accumulated Depreciation F-9 SCHEDULES OMITTED: Financial statements and schedules not listed above are omitted because of the absence of conditions under which they are required or because the information is included in the financial statements named above, or in the notes thereto. INDEPENDENT AUDITORS' REPORT To the Partners of DSI Realty Income Fund XI: We have audited the accompanying balance sheets of DSI Realty Income Fund XI, a California Real Estate Limited Partnership (the "Partnership") as of December 31, 1996 and 1995, and the related statements of income, changes in partners' equity, and cash flows for each of the three years in the period ended December 31, 1996. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits. We conducted our audits in accordance with generally accepted auditing standards. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion. In our opinion, such financial statements present fairly, in all material respects, the financial position of DSI Realty Income Fund XI at December 31, 1996 and 1995, and the results of its operations and its cash flows for each of the three years in the period ended December 31, 1996 in conformity with generally accepted accounting principles. January 31, 1997 Deloitte Touche LLP Long Beach, California DSI REALTY INCOME FUND XI (A California Real Estate Limited Partnership) CONSOLIDATED BALANCE SHEETS DECEMBER 31, 1996 AND 1995 - -------------------------------------------------------------------------------- ASSETS 1996 1995 CASH AND CASH EQUIVALENTS $ 384,938 $ 277,455 PROPERTY, At cost (net of accumulated depreciation of $2,017,303 in 1996 and $1,692,649 in 1995) (Notes 1, 2 and 3) 6,305,096 6,616,116 OTHER ASSETS (Note 2) 19,566 19,566 						 ----------- ----------- TOTAL $ 6,709,600 $ 6,913,137 						 =========== =========== LIABILITIES AND PARTNERS' EQUITY LIABILITIES: Distribution due partners (Note 4) $ 176,768 $ 176,768 Property management fees payable (Note 1) 7,125 6,787 Other liabilities 73,383 61,950 						 ----------- ---------- Total liabilities 257,276 245,505 						 ----------- ---------- PARTNERS' EQUITY (Notes 2 and 4): General partners (25,145) (22,992) Limited partners (20,000 limited partnership units outstanding at December 31, 1996 and 1995) 6,477,469 6,690,624 						 ------------ ----------- Total partners' equity 6,452,324 6,667,632 					 	 ------------ ----------- TOTAL $ 6,709,600 $ 6,913,137 						 ============ =========== See accompanying notes to consolidated financial statements. DSI REALTY INCOME FUND XI (A California Real Estate Limited Partnership) CONSOLIDATED STATEMENTS OF INCOME THREE YEARS ENDED DECEMBER 31, 1996 - -------------------------------------------------------------------------------- 					 1996 1995 1994 REVENUES: Rental revenues $1,818,605 $1,698,994 $1,582,982 Interest income 11,295 11,110 6,126 Guaranteed payments from Dahn (Note 1 and 2) 7,300 					 ---------- ---------- ---------- Total revenues 1,829,360 1,710,104 1,596,378 					 ---------- ---------- ---------- EXPENSES: Depreciation and amortization (Note 2) 324,654 323,290 322,792 Operating expenses 516,812 526,171 470,926 General and administrative 63,187 150,170 146,443 General partners' incentive management fee (Note 4) 72,727 72,727 63,636 Property management fees (Note 1) 90,903 84,950 80,298 					 ---------- ---------- ---------- Total expenses 1,068,283 1,072,358 1,003,797 					 ---------- ---------- ---------- INCOME BEFORE MINORITY INTERESTS IN INCOME OF REAL ESTATE JOINT VENTURES 761,077 637,746 592,581 					 ---------- ---------- ---------- MINORITY INTERESTS IN INCOME OF REAL ESTATE JOINT VENTURES (Note 1) (168,304) (142,554) (134,982) 					 ---------- ---------- ---------- NET INCOME $ 592,773 $ 495,192 $ 457,599 					 ========== ========== ========== AGGREGATE NET INCOME ALLOCATED TO (Note 4): Limited partners $ 589,845 $ 490,240 $ 453,023 General partners 5,928 4,952 4,576 					 ---------- ---------- ---------- TOTAL $ 592,773 $ 495,192 $ 457,599 					 ========== ========== ========== NET INCOME PER LIMITED PARTNERSHIP UNIT (Notes 2 and 4) $ 29.34 $ 24.51 $ 22.65 					 ========== ========== ========== See accompanying notes to financial statements. DSI REALTY INCOME FUND XI (A California Real Estate Limited Partnership) CONSOLIDATED STATEMENTS OF CHANGES IN PARTNERS' EQUITY THREE YEARS ENDED DECEMBER 31, 1996 - -------------------------------------------------------------------------------- 					 General Limited 					 Partners Partners Total BALANCE AT JANUARY 1, 1994 $ (17,368) 7,247,359 7,229,991 Net income 4,576 453,023 457,599 Distributions (7,071) (700,000) (707,071) 					------- ---------- ----------- BALANCE AT DECEMBER 31, 1994 (19,863) 7,000,382 6,980,519 Net income 4,952 490,240 495,192 Distributions (8,081) (799,998) (808,079) 					------- ----------- ----------- BALANCE AT DECEMBER 31, 1995 ($22,992) $ 6,690,624 $ 6,667,632 Net income 5,928 586,845 592,773 Distributions (8,081) (800,000) (808,081) 					 ------- ----------- ----------- BALANCE AT DECEMBER 31, 1996 $(25,145) $6,477,469 $6,452,324 				 	======= =========== =========== See accompanying notes to financial statements. DSI REALTY INCOME FUND XI (A California Real Estate Limited Partnership) CONSOLIDATED STATEMENTS OF CASH FLOWS THREE YEARS ENDED DECEMBER 31, 1996 - -------------------------------------------------------------------------------- 					 1996 1995 1994 CASH FLOWS FROM OPERATING ACTIVITIES: Cash received from customers 1,818,065 1,698,994 792,057 Cash paid to suppliers and employees (731,858) (759,612) (720,200) Interest received 11,295 11,110 6,126 Guaranteed payments from Dahn 29,100 					----------- ----------- ----------- Net cash provided by operating activities 1,097,502 950,492 897,978 					 ----------- ----------- ----------- CASH FLOWS FROM FINANCING ACTIVITIES - Distributions to partners (808,081) (808,079) (707,071) Distributions paid to minority inter- ests in real estate joint ventures (168,304) (142,554) (134,982) 				 	----------- ----------- ----------- Net cash used in financing activities (976,385) (950,633) (842,053) 					 ----------- ----------- ----------- CASH FLOWS FROM INVESTING ACTIVITIES - Additions to property (13,634) (22,111) (16,683) 					----------- ----------- ----------- NET (DECREASE) INCREASE IN CASH AND CASH EQUIVALENTS 107,483 (22,252) 39,242 CASH AND CASH EQUIVALENTS, AT BEGINNING OF YEAR 277,455 299,707 260,465 					----------- ----------- ----------- CASH AND CASH EQUIVALENTS, AT END OF YEAR $ 384,938 $ 277,455 $ 299,707 					 =========== =========== =========== RECONCILIATION OF NET INCOME TO NET CASH PROVIDED BY OPERATING ACTIVITIES: Net income $ 592,773 $ 495,192 $ 457,599 Adjustments to reconcile net income to net cash provided by operating activities: Depreciation and amortization 324,654 323,290 322,792 Minority interests in income of real estate joint ventures 168,304 142,554 134,982 Changes in assets and liabilities: Guaranteed payments receivable from Dahn 21,800 Other assets (7,484)) Incentive management fee payable (63,636) Property management fees payable 338 (54) Other liabilities (10,544) (10,544) 31,925 					----------- ----------- ----------- NET CASH PROVIDED BY OPERATING ACTIVITIES $ 1,097,502 $ 950,492 $ 897,978 					 =========== =========== =========== See accompanying notes to financial statements. DSI REALTY INCOME FUND XI (A California Real Estate Limited Partnership) NOTES TO CONSOLIDATED FINANCIAL STATEMENTS THREE YEARS ENDED DECEMBER 31, 1996 1. GENERAL DSI Realty Income Fund XI, a California Real Estate Limited Partnership (the "Partnership"), has three general partners (DSI Properties, Inc., Robert J. Conway and Joseph W. Conway) and limited partners owning 20,000 limited partnership units as of December 31, 1996 which were purchased for $500 a unit. The general partners have made no capital contribution to the Partnership and are not required to make any capital contribution in the future. The Partnership has a maximum life of 50 years and was formed on December 7, 1986 under the California Uniform Limited Partnership Act for the primary purpose of acquiring and operating real estate. The Partnership has entered into four joint venture arrangements with affiliates of Dahn Corporation ("Dahn"). The Partnership and its joint venture partners have acquired four mini-storage properties located in Whittier, California; Edgewater, New Jersey; Bloomingdale, Illinois; and Sterling Heights, Michigan. The properties were acquired from Dahn. Under the terms of the property purchase agreements, the Partnership and its joint venture partners (Whittier Mini, Bloomingdale Mini, Edgewater Mini and Sterling Heights Mini, each a California Limited Partnership and an affiliate of Dahn, and hereinafter referred to as the "Joint Venture Partners") own an undivided interest in the mini-storage facilities as follows: 						 Joint Venture Mini-Storage Property Partnership Partner Whittier, CA 90% 10% Bloomingdale, IL 90% 10% Edgewater, NJ 85% 15% Sterling Heights, MI 75% 25% The Joint Venture Partners have made no cash contributions to any of the joint ventures. Rather, each Joint Venture Partner's interest in each respective mini-storage property was obtained in consideration of a reduction in the purchase price of the property by Dahn. Pursuant to the terms of each joint venture agreement, annual profits (before depreciation) of each joint venture will be allocated to the Joint Venture Partners on the basis of actual distributions received, while annual losses (before depreciation) are to be allocated in proportion to the ownership percentages as specified above. Cash distributions are to be made to each Joint Venture Partner based upon each Joint Venture Partner's ownership percentage. However, the Joint Venture Partners have subordinated their rights to any distributions to the Partnership's receipt of an annual, noncumulative, 8% return (7.75% for the Whittier Mini) from the operation of the joint ventures. Requirements under the subordination agreement were met during 1996, 1995 and 1994. A minority interest in real estate joint venture is recorded to the extent of any distributions due to the Joint Venture partners. The Joint Venture Partners are also entitled to receive a percentage, based upon a pre- determined formula, of the net proceeds from the sale of the properties. The mini-storage facilities are operated by Dahn under various management agreements. In accordance with the agreements, Dahn is to pay all oper- ating expenses through the construction period and an initial operating period. In addition, Dahn is required to make guaranteed payments, as defined, through the same period. The guaranteed payments by Dahn are to be offset by amounts owed to Dahn representing interest earned on the net offering proceeds allocable to the purchase of the property less the cash down payment and progress payments related to each property. The last of the Partnership's properties to emerge from the initial operating period, Sterling Heights did so on January 31, 1994. The Partnership is required by the agreements to pay Dahn a management fee equal to 5% of gross revenue from operations, as defined. 2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES Principals of Consolidation - The accompanying finacial statements include the accounts of the Partnership and its joint venture investments. All significant intercompany balances and transactions have been eliminated. Cash and Cash Equivalents - The Partnership classifies its short-term investments purchased with an original maturity of three months or less as cash equivalents. Property and Depreciation - Property is recorded at cost and is comprised primarily of mini-storage facilities. Depreciation is provided for using the straight-line method over an estimated useful life of 20 years. Building improvements are depreciated over a five year period. Income Taxes - No provision has been made for income taxes in the accompanying financial statements. The taxable income or loss of the Partnership is allocated to each partner in accordance with the terms of the Agreement of Limited Partnership. Each partner's tax status, in turn, determines the appropriate income tax for its allocated share of the Partnership taxable income or loss. The net difference between the bases of the Partnership's asset and liabilities for federal income tax purposes and as reported for financial statement purposes is $2,432,974. Revenues - Rental revenue is recognized using the accrual method based on contractual amounts provided for in the lease agreements, which approximates recognition on a straight-line basis. The term of the lease agreements is usually less than one year. Net Income per Limited Partnership Unit - Net income per limited partnership unit is computed by dividing net income allocated to the limited partners by the weighted average number of limited partnership units outstanding during each period (20,000 in 1996, 1995 and 1994). Guaranteed Payments from Dahn - Guaranteed payments expected to be received from Dahn during the initial operating period are accrued and offset against the cost of the related mini-storage property to the extent that such payments are expected to exceed the forecasted operating results of the mini-storage property during the initial operating period. Estimates - The preparation of financial statements in conformity with generally accepted accounting principles requires the Partnership's management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates. Impairment of Long-Lived Assets - The Partnership regularly reviews long- lived assets for impairment whenever events or changes in circumstances indicate that the carrying amount of the asset may not be recoverable. If the sum of the expected future cash flow is less than the carrying amount of the asset, the partnership recognized an impairment. As of December 31, 1996, no impairment losses were required. 3. PROPERTY At December 31, 1996 and 1995, the total cost of property and accumulated depreciation are as follows: 						 1996 1995 Land $ 1,894,250 $ 1,894,250 Buildings 6,428,149 6,414,515 					 ----------- ----------- Total 8,322,399 8,308,765 Less accumulated depreciation (2,017,303) (1,692,649) 					 ----------- ---------- Property, net $ 6,305,096 $ 6,616,116 					 =========== =========== 4. ALLOCATION OF PROFITS AND LOSSES Under the Agreement of Limited Partnership, the general partners are to be allocated 1% of the net profits or losses from operations and the limited partners are to be allocated the balance of the net profits or losses from operations in proportion to their limited partnership interests. The general partners are also entitled to receive a percentage, based on a predetermined formula, of any cash distribution from the sale, other disposition, or refinancing of the project. The general partners are entitled to receive an incentive management fee for supervising the operations of the Partnership. The fee is equal to 9% per annum of the Partnership distributions made from cash available for distribution from operations, as defined. INDEPENDENT AUDITORS' REPORT To the Partners of DSI Realty Income Fund XI: We have audited the financial statements of DSI Realty Income Fund XI (the "Partnership") as of December 31, 1996 and 1995, and for each of the three years in the period ended December 31, 1996, and have issued our report thereon dated January 31, 1997; such report is included elsewhere in this Form 10-K. Our audits also included the financial statements schedule of DSI Realty Income Fund XI, listed in Item 14. This financial statement schedule is the responsibility of the Partnership's management. Our responsibility is to express an opinion based on our audits. In our opinion, such financial statements schedule, when considered in relation to the basic financial statements taken as a whole, presents fairly in all material respects, the information set forth therein. January 31, 1997 Deloitte Touche LLP Long Beach, California DSI REALTY INCOME FUND XI (A California Real Estate Limited Partnership) REAL ESTATE AND ACCUMULATED DEPRECIATION - -------------------------------------------------------------------------------- 						 Costs Capitalized 				 Initial Cost to Subsequent to Gross Amount at Which Carried 				 Partnership Acquisition at Close of Period 			 ------------------- ----------------- ----------------------------- 					Buildings Buildings Date 					 and Improve- Carrying and Accum. of Date Description Encumbrances Land Improvements ments Costs Land Improvements Total Deprec. Const. Acq. Life MINI-U-STORAGE Whittier, CA None $845,000 $1,969,083 $ 5,131 $845,000 $1,974,214 $2,819,214 $667,399 04/90 03/90 20 Yrs Edgewater, NJ None 191,250 2,358,780 7,807 191,250 2,366,587 2,557,837 748,500 06/89 09/90 20 Yrs Bloomingdale, IL None 442,000 1,579,879 10,637 442,000 1,590,516 2,032,516 470,805 07/88 01/91 20 Yrs Sterling Heights, MI None 416,000 467,979 28,853 416,000 498,832 912,832 130,599 06/77 07/91 20 Yrs 			 -------- ---------- ------- -------- ---------- ---------- ---------- 			 $1,894,250 $6,375,721 $ 52,428 $1,894,250 $6,428,149 $ 8,322,399*$2,017,303 			 ========== ========== ======== ========== ========== =========== ========== 						 Real Estate Accumulated 							at Cost Depreciation 	 Balance at January 1, 1994 $ 8,269,971 $1,050,567 		 Additions 16,683 318,792 						 ----------- --------- 	 Balance at December 31, 1994 8,286,654 1,369,359 		 Additions 22,111 323,290 						 ----------- ---------- 	 Balance at December 31, 1995 $ 8,308,765 $1,692,649 		 Additions 13,634 324,654 				----------- ---------- 	 Balance at December 31, 1996 $ 8,322,399 $2,017,303 						 =========== ========== The total cost at the end of the period for Federal income tax purposes was approximately $8,729,000. 				 EXHIBIT 2 				 March 28, 1997 		 ANNUAL REPORT TO LIMITED PARTNERS OF 			 DSI REALTY INCOME FUND XI Dear Limited Partner: This report contains the Partnership's balance sheets as of December 31, 1996 and 1995, and the related statements of income, changes in partners' equity and cash flows for each of the three years in the period ended December 31, 1996 accompanied by an independent auditors' report. The Partnership owns seven mini-storage facilities, including two in Santa Rosa, California. The Partnership's properties were each purchased for all cash and funded solely from subscriptions for limited partnership interests without the use of mortgage financing. Your attention is directed to the section entitled Management's Discussion and Analysis of Financial Condition and Results of Operations for the General Partners' discussion and analysis of the financial statements and operations of the Partnership. Average occupancy levels for each of the Partnership's four properties for the years ended December 31, 1996 and December 31, 1995 were as follows: Location of Property Average Occupancy Average Occupancy 			 Levels for the Levels for the 				 Year Ended Year Ended 				 Dec. 31, 1996 Dec. 31, 1995 Whittier, CA(1) 89% 87% Bloomingdale, IL(2) 86% 88% Edgewater, NJ(3) 90% 89% Sterling Heights, MI(4) 83% 83% (1) The Partnership owns a 90% interest in this property. (2) The Partnership owns a 90% interest in this property (3) The Partnership owns an 85% interest in this property (4) The Partnership owns a 75% interest in this property We will keep you informed of the activities of DSI Realty Income Fund XI as they develop. If you have any questions, please contact us at your convenience at (562) 424-2655. If you would like a copy of the Partnership's Annual Report on Form 10-K for the year ended December 31, 1996, which was filed with the Securities and Exchange Commission (which report includes the enclosed Financial Statements), we will forward a copy of the report to you upon written request. 					 Very truly yours, 					 DSI REALTY INCOME FUND VI 					 By: DSI Properties, Inc. 					 By_______________________________ 						 ROBERT J. CONWAY, President