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SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 2O549
FORM 1O-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. 2-96364.
DSI REALTY INCOME FUND IX, a California Limited Partnership
(Exact name of registrant as specified in governing instruments)
_________California___________________________33-0103189_____
(State of other jurisdiction of (I.R.S. Employer
incorporation or organization identification
number
37O1 Long Beach Boulevard, Long Beach, California 9O8O7
(Address of principal executive offices) (Zip Code)
Registrants telephone number, including area code-(562)595-7711
Securities registered pursuant to Section 12(b) of the Act: none.
Securities registered pursuant to Section 12(g) of the Act:
Units of Limited Partnership Interests
(Class of Securities Registered)
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 such shorter period that the
registrant was required to file such reports), and (2) has been subject to such
filing requirements for the past 9O 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 sold to date are owned by non-affiliates of the
registrant. All such units were sold at $5OO.OO 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, previously filed with the
Securities and Exchange Commission pursuant to 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, incorporated by reference to Form 10-K, Part III.
PART I
Item l. BUSINESS
Registrant, DSI Realty Income Fund IX (the "Partnership") is a
publicly-held limited partnership organized under the California Uniform Limited
Partnership Act pursuant to a Certificate and Agreement of Limited Partnership
(hereinafter referred to as "Agreement") dated March 6, 1985, as amended and
restated to November 1, 1985. The General Partners are DSI Properties, Inc., a
California corporation, Robert J. Conway and Joseph W. Conway, brothers. The
General Partners are affiliates of Diversified Securities, Inc., a wholly-owned
subsidiary of DSI Financial, Inc. The General Partners provide similar services
to other partnerships. Through its public offering of Limited Partnership Units,
Registrant sold thirty thousand six hundred ninety-three (30,693) units of
limited partnership interests aggregating Fifteen Million Three Hundred
Forty-Six Thousand Five Hundred Dollars ($15,346,500) The General Partners have
retained a one percent (l%) interest in all profits, losses and distributions
(subject to certain conditions) without making any capital contribution to the
Partnership. The General Partners are not required to make any capital
contributions to the Partnership in the future. Registrant 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 so that during the
early years of operations, all or a portion of such distributable cash may not
represent taxable income to its partners. Funds obtained by Registrant during
the public offering period of its units were used to acquire five mini-storage
facilities, as well as a joint venture interest with an affiliated Partnership
(DSI Realty Income Fund VIII, a California Limited Partnership) in which the
Partnership has a 70% interest in a mini-storage facility located in Aurora,
Colorado. Registrant does not intend to sell additional limited partnership
units. The term of the Partnership is fifty years but it is anticipated that
Registrant will sell and/or refinance its properties prior to the termination of
the Partnership. The Partnership is intended to be self-liquidating and it is
not intended that proceeds from the sale or refinancing of its operating
properties will be reinvested. Registrant has no full time employees but shares
one or more employees with other publicly-held limited partnerships sponsored by
the General Partners. The General Partners are vested with authority as to the
general management and supervision of the business and affairs of Registrant.
Limited Partners have no right to participate in the management or conduct of
such 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.
Average occupancy levels for each of the Partnership's properties for the
years ended December 31, 1996 and December 31, 1995 are as follows:
Location of Property Average Occupancy Average Occupancy
Level for the Level for the
Year Ended Year Ended
Dec. 31, 1996 Dec. 31, 1995
Azusa, CA 82% 85%
Elgin, IL 83% 85%
Everett, WA 84% 84%
Monterey Park, CA 91% 86%
Romeoville, IL 82% 82%
Aurora, CO* 82% 89%
*The Partnership owns a 70% interest in this facility.
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, competes with a significant number of individuals and
organizations with respect to both the purchase and sale of its properties and
for rentals. Generally, Registrant's business is not affected by the change in
seasons.
Item 2. PROPERTIES
Registrant owns a fee interest in five mini-storage facilities, as well as
a 70% interest in a joint venture with an affiliated partnership (DSI Realty
Income Fund VIII, a California Limited Partnership) which joint venture owns a
mini-storage facility, none of which are subject to long-term indebtedness. The
following table sets forth information as of December 31, 1996 regarding
properties owned by the Partnership.
Location Size of Net Rentable No. of Completion
Parcel Area Rental Units Date
Azusa, CA 2.94 acres 71,059 664 6/11/86
Elgin, IL 4.99 acres 48,363 441 9/29/86
Everett, WA 2.71 acres 50,572 488 12/01/85
Monterey Park,
CA .95 acres 31,654 392 8/23/86
Romeoville, IL 3.956 acres 65,941 690 11/24/86
Aurora, CO(1) 4.6 acres 86,676 887 9/05/85
(1) The Partnership has a 70% fee interest in this facility. DSI Realty Income
Fund VIII, a California Limited Partnership (an affiliated partnership)
owns a 30% fee interest in this facility.
Item 3. LEGAL PROCEEDINGS
Registrant is not a party to any material pending legal 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, sold 30,693 limited
partnership units during its offering and currently has 1,307 limited partners
of record. There is no intention to sell additional limited partnership units
nor is there a market for these units.
Average cash distributions of $11.25 per Limited Partnership Unit were
declared and paid each quarter for the year ended December 31, 1996 and $9.06
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
FOR THE YEARS ENDED DECEMBER 31, 1996, 1995, 1994, 1993, AND 1992
--------------------------------------------------------------------
1996 1995 1994 1993 1992
---- ---- ---- ---- ----
REVENUES $ 2,468,108 $ 2,484,242 $ 2,312,201 $ 2,315,457 $ 2,144,647
COSTS AND
EXPENSES 1,620,477 1,563,848 1,520,382 1,552,502 1,532,136
MINORITY
INTEREST
IN EARNINGS OF
REAL ESTATE
JOINT
VENTURE (82,729) (116,421) (93,634) (88,765) (59,417)
----------- ----------- ----------- ------------ ------------
NET
INCOME $ 764,902 $ 803,973 $ 698,185 $ 674,190 $ 553,094
=========== =========== =========== ============ ============
TOTAL
ASSETS $ 8,011,698 $ 8,677,898 $ 9,031,055 $ 9,525,832 $ 10,118,690
=========== =========== =========== ============ ============
NET CASH
PROVIDED BY
OPERATING
ACTIVITIES $ 1,468,741 $ 1,488,619 $ 1,331,083 $ 1,213,385 $ 1,205,247
=========== =========== =========== ============ ============
NET INCOME
PER LIMITED
PARTNERSHIP
UNIT $ 45.00 $ 36.25 $ 35.00 $ 35.00 $ 35.00
=========== =========== =========== ============ ============
CASH
DISTRIBUTION
PER $500
LIMITED
PARTNERSHIP
UNIT $ 24.67 $ 25.93 $ 22.52 $ 21.75 $ 17.84
=========== =========== =========== ============ ============
Item 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
CONDITION AND RESULTS OF OPERATIONS.
RESULTS OF OPERATIONS
1996 COMPARED TO 1995
Total revenues decreased from $2,484,242 in 1995 to $2,468,108 in 1996,
total expenses increased from $1,563,848 to $1,620,477 and minority interest
share of income from the real estate joint venture decreased from $116,421
to $82,729. As a result of these fluctuations, net income decreased from
$803,973 in 1995 to $764,902 in 1996. The decrease in rental revenues can
be attributed to a combination of lower occupancy and unit rental rates.
Average occupancy levels for the Partnership's six mini-storage facilities
decreased from 85.2% for the year ended December 31, 1995, to 84% for the year
ended December 31, 1996. The Partnership continued to adjust rental rates
where market conditions made such adjustments feasible. The Partnership is
continuing its marketing efforts to attract and keep new tenants in its
various mini-storage facilities. The increase in operating expenses of
approximately $27,900 (4.4%) was primarily due to increases in yellow pages
advertising costs, real estate tax expense and salaries and wages partially
offset by decreases in maintenance and repair and office expenses. General
and administrative expenses remained constant. General Partners' incentive
management fees increased approximately $24,400 (24.1%). These fees which
are based on cash distributions to limited partners, increased as a result
of an increase in these distributions. The amount of income from the
Partnership's real estate joint venture allocated to the minority partner
decreased due to the decreased profitability of the joint venture.
1995 COMPARED TO 1994
Total revenues increased from $2,312,201 in 1994 to $2,484,242 in 1995,
total expenses increased from $1,520,382 to $1,563,848 and minority interest
share of income from the real estate joint venture increased from $93,634 to
$116,421. As a result of these fluctuations, net income increased from
$698,185 in 1994 to $803,973 in 1995. The increase in rental revenues can
be attributed to a combination of higher occupancy and unit rental rates.
Average occupancy levels for the Partnership's six mini-storage facilities
increased from 81.5% for the year ended December 31, 1994, to 85.2% for the
year ended December 31, 1995. The Partnership continued to increase rental
rates where market conditions made such increases feasible. The increase
in operating expenses of approximately $22,000 (3.6%) was primarily due to
increases in maintenance and repairs and salaries and wages partially offset
by a decrease in yellow pages advertising costs. General and administrative
expenses increased by approximately $8,000 (3.5%) primarily as a
result of higher property management fees. Property management fees,
which are based on rental income, increased as a result of the increase in
rental income. The amount of income from the Partnership's real estate
joint venture allocated to the minority partner increased due to the
increased profitability of the joint venture.
LIQUIDITY AND CAPITAL RESOURCES
Net cash provided by operating activities increased approximately $19,900
(1.3%) in 1996 compared to 1995 primarily as a result of the decrease in net
income partially offset by an increase in customer deposits and other
liabilities. Net cash provided by operating activities increased approximately
$158,000 (11.9%) in 1995 compared to 1994 primarily as a result of the increase
in net income and the reduction in the amount paid for deferred property
management fees.
Cash used in financing activities, as set forth in the statements of cash
flows, has been used for distributions to partners and the minority interest in
the Partnership's real estate joint venture. The General Partners determined
that effective with the fourth quarter 1995 distribution, which was paid on
January 15, 1996, distributions to the limited partners would be increased to an
amount which yields an 8% annual return on the capital contributed by the
limited partners from annual return of 7% paid in the prior year. In addition,
a special distribution of 1% was declared and paid on December 15, 1996.
Cash used in investing activities, as set forth in the statements of cash
flows, consists of acquisitions of equipment for the Partnership's mini-storage
facilities in 1995 and 1996. 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 Partnership properties with cash
generated from operations. The Partnership's 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. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS 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. EXECUTIVE COMPENSATION (MANAGEMENT REMUNERATION AND
TRANSACTIONS)
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
Registrant to any of the General Partners or to any officer or
director of the corporate General Partner;
(b) No standard or other arrangement exists by which directors of the
Registrant are compensated;
(c) The Registrant has not granted any option to purchase any of its
securities; and
(d) 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 December 31, 1996 no person of record owned more than 5% of the
limited partnership units of Registrant, nor was any person known by 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 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. The only change to the information
contained in said Registration Statement on Form S-11 is the fact that Messrs.
Benes and Blakley have retired and Messrs. Robert J. Conway and Joseph W. Conway
equity interest in DSI Financial, Inc., parent of DSI Properties, Inc., has
increased. Please see information contained in Item 10 hereinabove.
Item 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS
The information required to be furnished in Item 13 of Part III is
contained in Registrant's Financial Statements for its 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 and Supplemental Schedule for
its fiscal year ended December 31, 1996, together with the reports of
its independent auditors, Deloitte & Touche. See Index to Financial
Statements and Supplemental Schedule.
(a)(2) Attached hereto and incorporated herein by this reference as Exhibit
2 is Registrant's letter to its Limited Partners regarding its Annual
Report for its fiscal year ended December 31, 1996.
(b) No reports on Form 8K were filed during the fiscal year ended December
31, 1996.
SIGNATURES
Pursuant to the requirements of Section 13 or 15 (d) of the Securities
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 IX
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 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 IX
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 IX
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 IX
(A California Real Estate Limited Partnership)
SELECTED FINANCIAL DATA
FIVE YEARS ENDED DECEMBER 31, 1996
- --------------------------------------------------------------------------------
1996 1995 1994 1993 1992
REVENUES $2,468,108 $2,484,242 $2,312,201 $2,315,457 $2,144,647
COSTS AND EXPENSES 1,620,477 1,563,848 1,520,382 1,552,502 1,532,136
MINORITY INTEREST
IN EARNINGS OF
REAL ESTATE
JOINT VENTURE (82,729) (116,421) (93,634) (88,765) (59,417)
---------- ---------- ---------- ---------- ----------
NET INCOME $ 764,902 $ 803,973 $ 698,185 $ 674,190 $ 553,094
========== ========== ========== ========== ==========
TOTAL ASSETS $8,011,698 $8,677,898 $9,031,055 $9,525,832 $10,118,690
========== ========== ========== ========== ==========
NET CASH PROVIDED BY
OPERATING ACTIVITIES $1,468,741 $1,488,619 $1,331,083 $1,213,385 $1,205,247
========== ========== ========== ========== ==========
NET INCOME PER
LIMITED
PARTNERSHIP UNIT $ 24.67 $ 25.93 $ 22.52 $ 21.75 $ 17.84
========== ========== ========== ========== ==========
CASH DISTRIBUTIONS
PER $500 LIMITED
PARTNERSHIP UNIT $ 45.00 $ 36.25 $ 35.00 $ 35.00 $ 35.00
========== ========== ========== ========== ==========
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.
Net Partners'
Income Equity
Per financial statements $ 764,902 $ 6,900,207
Capitalization of property
acquisition costs 466,135
Deferred rental revenues 56,021
Excess financial statement
depreciation 12,953 129,808
Excess tax return income from
real estate joint venture 36,531 410,183
Accrued incentive management fee 314,602
Accrued property taxes (75,000)
Accrued distributions 310,030
----------- -----------
Per Partnership income tax return $ 814,386 $ 8,511,986
=========== ===========
Taxable income per $500 limited
partnership unit $ 26.53
===========
DSI REALTY INCOME FUND IX
(A California Real Estate Limited Partnership)
INDEX TO 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 IX:
We have audited the accompanying balance sheets of DSI Realty Income Fund IX, 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 consolidated financial statements present fairly, in
all material respects, the financial position of DSI Realty Income Fund IX
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 IX
(A California Real Estate Limited Partnership)
CONSOLIDATED BALANCE SHEETS
DECEMBER 31, 1996 AND 1995
- --------------------------------------------------------------------------------
ASSETS 1996 1995
CASH AND CASH EQUIVALENTS $ 549,578 $ 617,951
PROPERTY, At cost (net of accumulated
depreciation of $6,285,024
in 1996 and $5,680,967 in 1995)
(Notes 1, 2 and 3) 7,420,663 8,018,490
OTHER ASSETS 41,457 41,457
----------- -----------
TOTAL $8,011,698 $ 8,677,898
=========== ===========
LIABILITIES AND PARTNERS' EQUITY
LIABILITIES:
Distribution due partners(Note 4) $ 310,030 $ 310,030
Incentive management fee payable to
general partners (Note 4) 314,604 314,604
Property management fees payable (Note 1) 7,193 6,860
Customer deposits and other liabilities 112,823 96,103
----------- -----------
Total liabilities 744,650 727,597
----------- -----------
MINORITY INTERST IN REAL ESTATE
JOINT VENTURE (Notes 1 and 2) 366,841 419,861
PARTNERS' EQUITY (Notes 1 and 4):
General partners (68,439) (62,137)
Limited partners (30,693 limited
partnership units outstanding
at December 31, 1996 and 1995) 6,968,646 7,592,577
------------ -----------
Total partners' equity 6,900,207 7,530,440
------------ -----------
TOTAL $8,011,698 $ 8,677,898
============ ===========
See accompanying notes to financial statements.
DSI REALTY INCOME FUND IX
(A California Real Estate Limited Partnership)
CONSOLIDATED STATEMENTS OF INCOME
THREE YEARS ENDED DECEMBER 31, 1996
- --------------------------------------------------------------------------------
1996 1995 1994
REVENUES:
Rental revenues $2,450,664 $2,470,543 $2,306,251
Interest income 17,444 13,699 5,950
---------- ---------- ----------
Total revenues 2,468,108 2,484,242 2,312,201
---------- ---------- ----------
EXPENSES:
Depreciation (Note 2) 604,057 597,673 587,750
Operating expenses (Note 1) 659,645 631,778 609,945
General and administrative 231,212 233,249 225,027
General partners' incentive
management fee (Note 4) 125,563 101,148 97,660
---------- ---------- ----------
Total expenses 1,620,477 1,563,848 1,520,382
---------- ---------- ----------
INCOME BEFORE MINORITY INTEREST IN
INCOME OF REAL ESTATE JOINT VENTURE 847,631 920,394 791,819
MINORITY INTEREST IN INCOME OF REAL
ESTATE JOINT VENTURE (NOTES 1 and 2) (82,729) (116,421) (93,634)
NET INCOME $ 764,902 $ 803,973 $ 698,185
========== ========== ==========
AGGREGATE NET INCOME ALLOCATED
TO (Note 4):
Limited partners $ 757,253 $ 795,933 $ 691,203
General partners 7,649 8,040 6,982
---------- ---------- ----------
TOTAL $ 764,902 $ 803,973 $ 698,185
========== ========== ==========
NET INCOME PER LIMITED PARTNERSHIP
UNIT (Notes 2 and 4) $ 24.67 $ 25.93 $ 22.52
========== ========== ==========
See accompanying notes to financial statements.
DSI REALTY INCOME FUND IX
(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 $(55,069) $8,292,316 $8,237,247
Net income 6,982 691,203 698,185
Distributions (Note 4) (10,851) (1,074,255) (1,085,106)
------- ---------- -----------
BALANCE AT DECEMBER 31, 1994 (58,938) 7,909,264 7,850,326
Net income 8,040 795,933 803,973
Distributions (Note 4) (11,239) (1,112,620) (1,123,859)
------- ----------- -----------
BALANCE AT DECEMBER 31, 1995 (62,137) $ 7,592,577 $ 7,530,440
Net income 7,649 757,253 764,902
Distributions (Note 4) (13,951) (1,381,184) (1,395,135)
------- ----------- -----------
BALANCE AT DECEMBER 31, 1996 $(68,439) $ 6,968,646 $ 6,900,207
======= =========== ===========
See accompanying notes to financial statements.
DSI REALTY INCOME FUND IX
(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 $ 2,450,664 $ 2,464,540 $ 2,318,004
Cash paid to suppliers and employees (999,367) (989,620) (992,871)
Interest received 17,444 13,699 5,950
----------- ----------- ------------
Net cash provided by operating
activities 1,468,741 1,488,619 1,331,083
CASH FLOWS FROM FINANCING ACTIVITIES -
Distributions paid to minority interest
in real estate joint venture (135,749) (165,000) (141,212)
Distributions to partners (1,395,135) (1,085,106) (1,085,106)
____________ ___________ __________
Net cash used in financing
activities (1,530,884) (1,250,106) (1,226,318)
------------ ----------- ----------
CASH FLOWS FROM INVESTING ACTIVITIES -
Additions to property (6,230) (41,878) (16,322)
----------- ----------- ------------
NET INCREASE (DECREASE) IN CASH AND
CASH EQUIVALENTS (68,373) 196,635 88,443
CASH AND CASH EQUIVALENTS,
AT BEGINNING OF YEAR 617,951 421,316 332,873
----------- ----------- ------------
CASH AND CASH EQUIVALENTS,
AT END OF YEAR $ 549,578 $ 617,951 $ 421,316
=========== =========== ============
RECONCILIATION OF NET INCOME TO NET
CASH PROVIDED BY OPERATING ACTIVITIES:
Net income $ 764,902 $ 803,973 $ 698,185
Adjustments to reconcile net income
to net cash provided by operating
activities:
Depreciation 604,057 597,673 587,750
Minority interst in income of
real estate joint venture 82,729 116,421 93,634
Changes in assets and liabilities:
Other assets ( 6,002) 11,792
Property management fees payable 333 (14,071) (64,141)
Customer deposits and other
liabilities 16,720 ( 9,375) 3,863
----------- ----------- ------------
NET CASH PROVIDED BY OPERATING
ACTIVITIES $ 1,468,741 $ 1,488,619 $ 1,331,083
See accompanying notes to consolidated financial statements.
DSI REALTY INCOME FUND IX
(A California Real Estate Limited Partnership)
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
THREE YEARS ENDED DECEMBER 31, 1996
1. GENERAL
DSI Realty Income Fund IX, 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 30,693
limited partnership units which were purchased for $500 a unit. The
general partners have made no 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 April 12, 1985 under the
California Uniform Limited Partnership Act for the primary purpose of
acquiring and operating real estate.
The Partnership has acquired five mini-storage facilities located in
Monterey Park and Azusa, California; Everett, Washington;and Romeoville and
Elgin, Illinois. The Partnership also entered into a joint venture with
DSI Realty Income Fund VIII through which the Partnership has a 70%
interest in a mini-storage facility in Aurora, Colorado. The facilities
were acquired from Dahn Corporation ("Dahn"). Dahn is not affiliated with
the Partnership. Dahn is affiliated with other partnerships in which
DSI Properties, Inc., Robert J. Conway and Joseph W. Conway are the general
partners. The mini-storage facilities are operated for the Partnership
by Dahn under various agreements which are subject to renewal annually.
Under the terms of the agreements, the Partnership is required to pay
Dahn a property management fee equal to 5% of gross revenue from
operations, as defined.
2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
Principles of Consolidation - The consolidated financial statements
include the accounts of DSI Realty Income Fund IX and its 70% owned real
estate joint venture. All significant intercompany accounts and trans-
actions have been eliminated in consolidation.
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 composed
primarily of mini-storage facilities. Depreciation is provided for using
the straight-line method over an estimated useful life of 20 years for the
facilities. Improvements are depreiceated 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 assets and liabilities for federal income tax
purposes as as reported for financial statement purposes is $1,611,779.
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 the net income allocated to the
limited partners by the weighted average number of limited partnership
units outstanding during each year (30,693 in 1996, 1995 and 1994).
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 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 Company 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 Company recognizes an impairment. As of
December 31, 1996, no impairment losses were required.
3. PROPERTY
As of December 31, 1996 and 1995, the total cost of property and
accumulated depreciation are as follows:
1996 1995
Land $ 2,729,790 $ 2,729,790
Buildings and improvements 10,975,897 10,969,667
----------- -----------
Total 13,705,687 13,699,457
Less accumulated depreciation (6,285,024) (5,680,967)
----------- ----------
Property, net $ 7,420,663 $ 8,018,490
=========== ===========
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.
In addition, the general partners are entitled to an incentive management
fee for supervising the operations of the Partnership. The fee is to be
paid in an amount equal to 9% per annum of Partnership distributions made
from cash available for distribution from operations, as defined. Payment
of incentive management fees earned by the general partners during the
fiscal years 1986 through 1988 in tghe amount of $314,604 was subordinated
to the limited partners' receiving a cumulative, noncompounded annual
return of 8.1%.
INDEPENDENT AUDITORS' REPORT
To the Partners of
DSI Realty Income Fund IX:
We have audited the financial statements of DSI Realty Income Fund IX (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
IX, 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 statement 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 IX
(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
Monterey Park, CA None $420,200 $1,409,050 $ 6,123 $420,200 $1,415,173 $1,835,373 $726,680 08/86 12/85 20 Yrs
Azusa, CA None 696,000 2,095,965 9,188 696,000 2,105,153 2,801,153 1,105,452 06/86 01/86 20 Yrs
Everett, WA None 352,350 1,252,536 7,091 352,350 1,259,627 1,611,977 695,861 11/85 06/85 20 Yrs
Romeoville, IL None 298,740 2,180,802 18,598 298,740 2,199,400 2,498,180 1,106,831 01/87 05/86 20 Yrs
Elgin, IL None 376,000 1,424,577 6,521 376,000 1,431,098 1,807,098 722,270 09/86 03/86 20 Yrs
Aurora, CO None 586,500 2,544,046 21,400 586,500 2,565,446 3,151,946 1,927,930 02/85 09/85 15 Yrs
-------- ---------- ------- -------- ---------- ---------- ----------
$2,729,790 $10,906,976 $ 68,921 $2,729,790 $10,975,897 $13,705,687* $6,285,024
========== ========== ======== ========== ========== =========== ==========
Real Estate Accumulated
at Cost Depreciation
Balance at January 1, 1994 $13,641,257 $4,395,544
Additions 16,322 587,750
----------- ----------
Balance at December 31, 1995 13,657,579 5,083,294
Additions 41,878 597,673
----------- ----------
Balance at December 31, 1996 13,699,457 5,680,967
Additions 6,230 604,057
----------- ----------
Balance at December 31, 1996 $13,705,687 $6,285,024
=========== ==========
The total cost at the end of the period for Federal income tax purposes was
approximately $10,975,000.
EXHIBIT 2
March 28, 1997
ANNUAL REPORT TO LIMITED PARTNERS OF
DSI REALTY INCOME FUND IX
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 five
mini-storage facilities and a 70% interest in a sixth mini-storage facility on a
joint venture basis with an affiliated Partnership, DSI Realty Income Fund VIII.
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 six 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
Azusa, CA 82% 85%
Elgin, IL 83% 85%
Everett, WA 84% 84%
Monterey Park, CA 91% 86%
Romeoville, IL 82% 82%
Aurora, CO* 82% 89%
- ----------
*The Partnership owns a 70% interest in this facility.
We will keep you informed of the activities of DSI Realty Income Fund IX 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 IX
By: DSI Properties, Inc.
By___________________________
ROBERT J. CONWAY, President