-----BEGIN PRIVACY-ENHANCED MESSAGE----- Proc-Type: 2001,MIC-CLEAR Originator-Name: webmaster@www.sec.gov Originator-Key-Asymmetric: MFgwCgYEVQgBAQICAf8DSgAwRwJAW2sNKK9AVtBzYZmr6aGjlWyK3XmZv3dTINen TWSM7vrzLADbmYQaionwg5sDW3P6oaM5D3tdezXMm7z1T+B+twIDAQAB MIC-Info: RSA-MD5,RSA, QX2e+7Xjql39VV1E8oxmtBlhJXrNIWrEpITPOmHiCsPYnPsWunVMu0E2MPE2q/HF kOE4gNz63pRVbw3sThIARw== 0000318835-03-000004.txt : 20030401 0000318835-03-000004.hdr.sgml : 20030401 20030331175851 ACCESSION NUMBER: 0000318835-03-000004 CONFORMED SUBMISSION TYPE: 10-K PUBLIC DOCUMENT COUNT: 1 CONFORMED PERIOD OF REPORT: 20021231 FILED AS OF DATE: 20030401 FILER: COMPANY DATA: COMPANY CONFORMED NAME: DSI REALTY INCOME FUND IX CENTRAL INDEX KEY: 0000764586 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE [6500] IRS NUMBER: 330103989 STATE OF INCORPORATION: CA FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 10-K SEC ACT: 1934 Act SEC FILE NUMBER: 000-14186 FILM NUMBER: 03632371 BUSINESS ADDRESS: STREET 1: 3701 LONG BEACH BLVD CITY: LONG BEACH STATE: CA ZIP: 90807 BUSINESS PHONE: 2135957711 MAIL ADDRESS: STREET 1: 3710 LONG BEACH BLVD STREET 2: P O BOX 357 CITY: LONG BEACH STATE: CA ZIP: 90807 10-K 1 dsi09k02.txt 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, 2002. 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 6700 E. Pacific Coast Hwy., Long Beach, California 9O8O3 (Address of principal executive offices) (Zip Code) Registrants telephone number, including area code-(562)493-8881 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, 2002, incorporated by reference to Form 10-K, Part II. Item 11. Registrant's Financial Statements for its fiscal year ended December 31, 2002, 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, 2002, 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, 2002 and December 31, 2001 are as follows: Location of Property Average Occupancy Average Occupancy Level for the Level for the Year Ended Year Ended Dec. 31, 2002 Dec. 31, 2001 Azusa, CA 86% 87% Elgin, IL 77% 85% Everett, WA 82% 88% Monterey Park, CA 90% 90% Romeoville, IL 79% 85% Aurora, CO* 83% 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, 2002 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 1,199 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 $11.99 per Limited Partnership Unit were declared and paid each quarter for the year ended December 31, 2002 and $11.98 per Limited Partnership Unit were declared and paid each quarter for the year ended December 31, 2001 and $13.75 per Limited Partnership Unit were declared and paid each quarter for the year ended December 31, 2000. It is the Registrant's expectations that distributions will continue to be paid in the future. Item 6. SELECTED FINANCIAL DATA FIVE YEARS ENDED DECEMBER 31, 2002 -------------------------------------------------------------------- 2002 2001 2000 1999 1998 ---- ---- ---- ---- ---- TOTAL REVENUES AND OTHER INCOME $3,107,226 $3,201,000 $ 2,960,225 $ 2,878,176 $ 2,779,151 TOTAL EXPENSES 1,892,925 1,756,730 1,863,988 1,833,773 1,684,393 MINORITY INTEREST IN INCOME OF REAL ESTATE JOINT VENTURE (143,534) (168,986) (121,220) (122,453) (109,741) ----------- ----------- ----------- ------------ ----------- NET INCOME $ 1,070,767 $ 1,275,284 $ 975,017 $ 921,950 $ 985,017 =========== =========== =========== ============ =========== TOTAL ASSETS $ 5,049,395 $ 5,472,712 $ 5,709,174 $ 6,265,344 $ 6,924,389 =========== =========== =========== ============ =========== CASH FLOW FROM: OPERATING $ 1,640,392 $ 1,803,290 $ 1,666,833 $ 1,639,711 $ 1,702,518 INVESTING (10,438) (28,442) (5,940) (42,758) - FINANCING (1,631,748) (1,650,755) (1,654,732) (1,727,394) (1,565,393) NET INCOME PER LIMITED PARTNERSHIP UNIT $ 34.54 $ 41.13 $ 31.45 $ 29.64 $ 31.77 =========== =========== =========== ============ ============ CASH DISTRIBUTIONS PER LIMITED PARTNERSHIP UNIT $ 47.96 $ 47.95 $ 47.99 $ 50.47 $ 45.30 =========== =========== =========== ============ ============ Item 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS. RESULTS OF OPERATIONS 2002 COMPARED TO 2001 Total revenues decreased from $3,197,589 in 2001 to $3,106,379 in 2002, total expenses increased from $1,756,730 to $1,892,925, other income de- creased from $3,411 to $847 and minority interest in income of the real estate joint venture decreased from $168,986 to $143,534. As a result of these fluc- tuations, net income decreased from $1,275,284 to $1,070,767. The approximate $91,200 (2.9%) decrease in rental revenues can be attributed to lower occupancy rates. Occupancy levels for the Partnership's six mini-storage facilities averaged 83.0% for the year ended December 31, 2002 and 87.2% for the year ended December 31, 2001. The Partnership is continuing its advertising campaign to attract and keep new tenants in its various mini-storage facilities. The approximate $38,300 (4.4%) increase in operating expenses was due primarily to increases in yellow pages advertising salaries and wages and workers compensation insurance, partially offset by decreases in mainten- ance and repair, security alarm service and power and sweeping expenses. The approximate $73,600 (40.6%) increase in general and administrative expenses was due primarily to increases in office supplies, legal and professional equipment and computer lease expenses. General Partners' incentive management fees remained relatively constant. Property management fees, which are based on rental revenue, decreased as a result of the decrease in rental revenue. 2001 COMPARED TO 2000 Total revenues increased from $2,952,549 in 2000 to $3,197,589 in 2001, total expenses decreased from $1,863,988 to $1,756,730, other income decreased from $7,676 to $3,411 and minority interest in income of the real estate joint venture increased from $121,220 to $168,986. As a result of these fluctuations net income increased from $975,017 to $1,275,284. The approximate $245,000 (8.30%) increase in rental revenues can be attributed to higher occupancy and unit rental rates. Occupancy levels for the Partnership's six mini-storage facilities averaged 87.2% for the year ended December 31, 2001 and 83.8% for the year ended December 31, 2000. The Partnership is continuing its advertising campaign to attract and keep new tenants in its various mini-storage facilities. The approximate $27,200 (3.3%) increase in operating expenses was due primarily to increases in yellow pages advertising, maintenance and repair, salaries and wages and power and sweeping expenses, partially offset by decreases in workers compensation insurance and security alarm service expenses. General and admin- istrative expenses and General Partners' incentive management fees remained relatively constant. Property management fees, which are based on rental revenue, increased as a result of the increase in rental revenue. Operating expenses consists mainly of expenses such as yellow pages and other advertising, utilities, repairs and maintenance, real estate taxes, salaries and wages and their related expenses. General and administrative expenses consist mainly of expenses such as legal and professional, office supplies, postage accounting services and computer expenses. LIQUIDITY AND CAPITAL RESOURCES Net cash provided by operating activities decreased approximately $162,900 (9.0%) in 2002 as compared to 2001 primarily as a result of the de- crease in net income. Net cash provided by operating activities increased approximately $136,500 (8.2%) in 2001 as compared to 2000 primarily as a re- sult of the increase in net income, partially offset by increases in other assets and decreases in customer deposits and other liabilities. Cash used in financing activities, as set forth in the statements of cash flows, has been used for distributions to partners and the minority investor in the Partnership's real estate joint venture. Special distri- butions of 1.5%, 1.5% and 1.5% of capital contributed by Limited Partners, were declared and paid on December 15, 2002, 2001 and 2000. 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. The Partnership has no material commitments for capital expenditures. On April 22, 2002, the General Partner received a copy of a hostile tender offer from MacKenzie Patterson, Inc. and associated corporations and limited partnerships. This offer was also files with the Securities and Exchange Commission on the same date. The General Partners determined that the hostile tender offer was not in the best interests of the Limited Partners, that the offer was grossly inadequate given the performance history of the Limited Partners reject the hostile tender offer and net 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 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 improvement and maintenance of Partnership properties with cash generated from operations. The Partnership anticipates that cash flows generated from operations of the Partnership's rental real estate operations will be sufficient to cover operating expenses and distributions for the next twelve months and beyond. The General Partners are not aware of any environmental problems which could have a material adverse effect upon the financial position of the Partnership. QUARTERLY FINANCIAL INFORMATION (UNAUDITED) Summarized quarterly financial data for the years ended December 31, 2002 and 2001 was as follows: 2002 Quarter Ended ------------------ March 31 June 30 September 30 December 31 -------- ------- ------------ ----------- Total revenues $801,209 $770,436 $787,933 $746,801 Income before minority interest in joint venture 334,450 284,680 354,055 241,116 Net income 297,262 251,941 317,940 203,624 Net income per limited partnership unit $ 9.59 $ 8.13 $ 10.26 $ 6.56 Weighted average number of limited partnership units outstanding 30,693 30,693 30,693 30,693 2001 Quarter Ended ------------------ March 31 June 30 September 30 December 31 -------- ------- ------------ ----------- Total revenues $778,084 $807,977 $805,170 $806,358 Income before minority interest in joint venture 363,608 350,825 355,646 374,191 Net income 320,214 307,735 315,994 331,341 Net income per limited partnership unit $ 10.33 $ 9.93 $ 10.19 $ 10.68 Weighted average number of limited partnership units outstanding 30,693 30,693 30,693 30,693 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, 2002, Messrs. Robert J. Conway and Joseph W. Conway, each of whom own approximately 48.4% 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 69 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 73 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 79 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, 2002, 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, 2002 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, 2002, 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, 2002, 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, 2002. (b) No reports on Form 8K were filed during the fiscal year ended December 31, 2002. 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 31, 2003 ROBERT J. CONWAY, President (Chief Executive Officer, Chief Financial Officer, and Director) By____________________________ Dated: March 31, 2003 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 31, 2003 ROBERT J. CONWAY, President, Chief Executive Officer, Chief Financial Officer, and Director By___________________________ Dated: March 31, 2003 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, 2002, 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, 2002 -------------------------------------------------------------------- 2002 2001 2000 1999 1998 ---- ---- ---- ---- ---- TOTAL REVENUES AND OTHER INCOME $3,107,226 $3,201,000 $ 2,960,225 $ 2,878,176 $ 2,779,151 TOTAL EXPENSES 1,892,925 1,756,730 1,863,988 1,833,773 1,684,393 MINORITY INTEREST IN INCOME OF REAL ESTATE JOINT VENTURE (143,534) (168,986) (121,220) (122,453) (109,741) ----------- ----------- ----------- ------------ ----------- NET INCOME $ 1,070,767 $ 1,275,284 $ 975,017 $ 921,950 $ 985,017 =========== =========== =========== ============ =========== TOTAL ASSETS $ 5,049,395 $ 5,472,712 $ 5,709,174 $ 6,265,344 $ 6,924,389 =========== =========== =========== ============ =========== CASH FLOW FROM: OPERATING $ 1,640,392 $ 1,803,290 $ 1,666,833 $ 1,639,711 $ 1,702,518 INVESTING (10,438) (28,442) (5,940) (42,758) - FINANCING (1,631,748) (1,650,755) (1,654,732) (1,727,394) (1,565,393) NET INCOME PER LIMITED PARTNERSHIP UNIT $ 34.54 $ 41.13 $ 31.45 $ 29.64 $ 31.77 =========== =========== =========== ============ ============ CASH DISTRIBUTIONS PER LIMITED PARTNERSHIP UNIT $ 47.96 $ 47.95 $ 47.99 $ 50.47 $ 45.30 =========== =========== =========== ============ ============ 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, 2002. Net Partners' Income Equity Per financial statements $ 1,070,767 $ 4,150,885 Excess book depreciation 34,858 222,994 Accrued incentive management fee 314,602 Taxable income from joint venture less than book income (89,621) 381,013 Acquisition costs capitalized for tax purposes 466,135 Recognition of deferred rental revenues 56,021 Accrued distributions to partners 310,030 Accrued property taxes (75,000) Taxes paid - Buckley Road ----------- ----------- Per Partnership income tax return $ 1,016,004 $ 5,826,680 =========== =========== Net taxable income per limited partnership unit $ 32.77 =========== DSI REALTY INCOME FUND IX (A California Real Estate Limited Partnership) INDEX TO FINANCIAL STATEMENTS AND SUPPLEMENTAL SCHEDULE Page Independent Auditors' Report F-1 FINANCIAL STATEMENTS: Consolidated Balance Sheets at December 31, 2002 and 2001 F-2 Consolidated Statements of Income for the Three Years Ended December 31, 2002 F-3 Consolidated Statements of Changes in Partners' Equity (Deficit) for the Three Years Ended December 31, 2002 F-4 Consolidated Statements of Cash Flows for the Three Years Ended December 31, 2002 F-5 Notes to Consolidated Financial Statements F-6 SUPPLEMENTAL SCHEDULE: Schedule III - 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. CONTROLS AND PROCEDURES Within 90 days prior to the date of this report, the Partnership evalu- ated the effectiveness of its desclosure controls and procedures. This evaluation was performed by the Partnership's Controller with the assis- tance of the Partnership's President and the Chief Executive Officer. These disclosure controls and procedures are designed to ensure that the information required to be disclosed by the Partnership in its periodic reports filed with the Securities and Exchange Commission (the "Commis- sion") is recorded processed, summarized and reported, within the time periods specified by the Commissions's rules and forms, and that the information is communicated to the certifying officers on a timely basis. Based on this evaluation, the Partnership concluded that its disclosure controls and procedures were effective. There have been no significant changes in the Partnership's internal controls or in other factors that could significantly affect the internal controls subsequent to the date of their evaluation. INDEPENDENT AUDITORS' REPORT Partners DSI Realty Income Fund IX: We have audited the accompanying balance sheets of DSI Realty Income Fund IX, a California Limited Partnership (the "Partnership") as of December 31, 2002 and 2001, and the related consolidated statements of income, changes in partners' equity (deficit), and cash flows for each of the three years in the period ended December 31, 2002. Our audits also included the financial state- ment schedule listed in the Index at Item 14. 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 auditing standards generally accepted in the United States of America. 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, 2002 and 2001, and the results of its operations and its cash flows for each of the three years in the period ended December 31, 2002, in conformity with accounting principles generally accepted in the United States of America. Also, 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. Deloitte & Touche LLP February 3, 2003 DSI REALTY INCOME FUND IX (A California Real Estate Limited Partnership) CONSOLIDATED BALANCE SHEETS DECEMBER 31, 2002 AND 2001 - -------------------------------------------------------------------------------- ASSETS 2002 2001 CASH AND CASH EQUIVALENTS $ 631,709 $ 633,503 PROPERTY, net (Note 3) 4,308,446 4,745,825 OTHER ASSETS 109,240 93,384 ----------- ----------- TOTAL $ 5,049,395 $ 5,472,712 =========== =========== LIABILITIES AND PARTNERS' EQUITY (DEFICIT) LIABILITIES: Distribution due partners(Note 4) $ 310,030 $ 310,030 Incentive management fee payable to general partners (Note 4) 315,879 315,862 Property management fees payable 8,657 9,459 Customer deposits and other liabilities 83,648 88,733 ----------- ----------- Total liabilities 718,214 724,084 ----------- ----------- MINORITY INTEREST IN REAL ESTATE JOINT VENTURE 180,296 181,660 PARTNERS' EQUITY (DEFICIT)(Note 4): General partners (95,932) (91,771) Limited partners (30,693 limited partnership units outstanding at December 31, 2001 and 2000) 4,246,817 4,658,739 ------------ ----------- Total partners' equity 4,150,885 4,566,968 ------------ ----------- TOTAL $ 5,049,395 $ 5,472,712 ============ =========== 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, 2002 - -------------------------------------------------------------------------------- 2002 2001 2000 REVENUES: Rental $3,106,379 $3,197,589 $2,952,549 ---------- ---------- ---------- EXPENSES: Depreciation 447,817 420,457 567,615 Operating 901,223 862,899 835,709 General and administrative 254,750 181,113 179,105 General partners' incentive management fee (Note 4) 133,816 133,799 133,906 Property management fee 155,319 158,462 147,653 ---------- ---------- ---------- Total expenses 1,892,925 1,756,730 1,863,988 ---------- ---------- ---------- OPERATING INCOME 1,213,454 1,440,859 1,088,561 OTHER INCOME- Interest income 847 3,411 7,676 ---------- ---------- ---------- INCOME BEFORE MINORITY INTEREST IN INCOME OF REAL ESTATE JOINT VENTURE 1,214,301 1,444,270 1,096,237 MINORITY INTEREST IN INCOME OF REAL ESTATE JOINT VENTURE (143,534) (168,986) (121,220) ---------- ---------- ---------- NET INCOME $1,070,767 $1,275,284 $ 975,017 ========== ========== ========== AGGREGATE NET INCOME ALLOCATED TO (Note 4): General partners 10,708 12,753 9,750 Limited partners $1,060,059 $1,262,531 $ 965,267 ---------- ---------- ---------- TOTAL $1,070,767 $1,275,284 $ 975,017 ========== ========== ========== NET INCOME PER LIMITED PARTNERSHIP UNIT (Notes 2 and 4) $ 34.54 $ 41.13 $ 31.45 ========== ========== ========== 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, 2002 - -------------------------------------------------------------------------------- General Limited Partners Partners Total ------- ----------- ----------- BALANCE JANUARY 1, 2000 (84,529) 5,375,693 5,291,164 Net income 9,750 965,267 975,017 Distributions (14,878) (1,472,964) (1,487,842) ------- ----------- ----------- BALANCE DECEMBER 31, 2000 $(89,657) $ 4,867,996 $ 4,778,339 Net income 12,753 1,262,531 1,275,284 Distributions (14,867) (1,471,788) (1,486,655) ------- ----------- ----------- BALANCE DECEMBER 31, 2001 $(91,771) $ 4,658,739 $ 4,566,968 Net income 10,708 1,060,059 1,070,767 Distributions (14,869) (1,471,981) (1,486,850) ------- ----------- ----------- BALANCE DECEMBER 31, 2002 $(95,932) $ 4,246,817 $ 4,150,885 ======= =========== =========== 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, 2002 - -------------------------------------------------------------------------------- 2002 2002 2000 CASH FLOWS FROM OPERATING ACTIVITIES: Net income $ 1,070,767 $ 1,275,284 $ 975,017 Adjustments to reconcile net income to net cash provided by operating activities: Depreciation 447,817 420,457 567,615 Minority interest in income of real estate joint venture 143,534 168,986 121,220 Changes in assets and liabilities: Other assets (15,856) (31,460) 656 Incentive management fee payable 17 (1,425) 1,367 Property management fees payable (802) (390) 1,276 Customer deposits and other liabilities (5,085) (28,162) (318) ----------- ----------- ------------ Net cash provided by operating activities 1,640,392 1,803,290 1,666,833 ----------- ----------- ------------ CASH FLOWS FROM INVESTING ACTIVITIES - Additions to property (10,438) (28,442) (5,940) ----------- ----------- ---------- CASH FLOWS FROM FINANCING ACTIVITIES - Distributions paid to minority interest in real estate joint venture (144,898) (167,700) (166,890) Contributions received from minority interest in real estate joint venture 3,600 Distributions to partners (1,486,850) (1,486,655) (1,487,842) ____________ ___________ __________ Net cash used in financing activities (1,631,748) (1,650,755) (1,654,732) ------------ ----------- ---------- NET(DECREASE)INCREASE IN CASH AND CASH EQUIVALENTS (1,794) 124,093 6,161 CASH AND CASH EQUIVALENTS, AT BEGINNING OF YEAR 633,503 509,410 503,249 ----------- ----------- ----------- CASH AND CASH EQUIVALENTS, AT END OF YEAR $ 631,709 $ 633,503 $ 509,410 =========== =========== ============ 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, 2002 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 contributions 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 has 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 Partnership is a general partner in the joint venture. The facilities were acquired from Dahn Corporation ("Dahn"). Dahn is not affiliated with the Partner- ship. 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, defined as the entire amount of all receipts from the renting or leasing of storage compartments and sale of locks. 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 ranging from 15 to 20 years for the facilities. 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's taxable income or loss. The net difference between the basis of the Partnership's assets and liabilities for federal income tax purposes and as reported for financial statement purposes is $1,675,795. 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. Estimates - The preparation of financial statements in conformity with accounting principles generally accepted in the United States of America 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 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 undiscounted future cash flow is less than the carrying amount of the asset, the Partnership would recognize an impairment to the extent the carrying value exceeded the fair value of the property. No impairment losses were required in 2002, 2001 or 2000. Fair Value of Financial Instruments - The Partnership's financial instruments consist primarily of cash, receivables, accounts payable and accrued liabilities. The carrying values of all financial instruments are representative of their fair values due to their short-term maturities. Concentrations of Credit Risk - Financial instruments that potentially subject the Partnership to concentrations of credit risk consist primarily of cash and cash equivalents and rent receivables. The Partnership places its cash equivalents with high credit quality institutions. Impact of Recent Accounting Pronouncements - In 2002, the Partnership adopted the following pronouncements: Statement of Financial Accounting Standards ("SFAS") No. 144, Accounting for Impairment or Disposal of Long- Lived Assets', and SFAS No. 145, Rescission of FASB Statements No. 4, 44, and 64, Amendment of FASB Statement No. 13, and Technical Corrections. The adoption of these pronouncements did not have a material impact on the Partnership's financial position or results of operations. The Partner- ship believes the adoption of Financial Accounting Standards Board Inter- pretation No. 46, Consolidation of Variable Interest Entities, will not have a material impact on the consolidated financial statements. 3. PROPERTY The total cost of property and the accumulated depreciation is as follows as of December 31: 2002 2001 Land $ 2,729,790 $ 2,729,790 Buildings and improvements 11,062,819 11,052,381 ----------- ----------- Total 13,792,609 13,782,171 Accumulated depreciation (9,484,163) (9,036,346) ----------- ---------- Property, net $ 4,308,446 $ 4,745,825 =========== =========== 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 net 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 percent- age, based on a predetermined formula, of any cash distribution from the sale, other disposition, or refinancing of the real estate 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, calculated as cash generated from operations less capital expenditures. 5. BUSINESS SEGMENT INFORMATION The following disclosure about segment reporting of the Partnership is made in accordance with the requirements of SFAS No. 131, "Disclosures about Segments of an Enterprise and Related Information." The Partner- ship operates in a single segment; storage facility operations, under which the Partnership rents its storage facilities to its customers on a need basis and charges rent on a predetermined rate. 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 $ 6,121 $420,200 $1,415,171 $1,835,371 $1,150,622 08/86 12/85 20 Yrs Azusa, CA None 696,000 2,095,965 14,726 696,000 2,110,691 2,806,691 1,737,186 06/86 01/86 20 Yrs Everett, WA None 352,350 1,252,536 6,431 352,350 1,258,967 1,611,317 1,072,910 11/85 06/85 20 Yrs Romeoville, IL None 298,740 2,180,802 57,366 298,740 2,238,168 2,536,908 1,772,545 01/87 05/86 20 Yrs Elgin, IL None 376,000 1,424,577 12,462 376,000 1,437,039 1,813,039 1,152,132 09/86 03/86 20 Yrs Aurora, CO None 586,500 2,521,560 81,223 586,500 2,602,783 3,189,283 2,598,768 02/85 09/85 15 Yrs -------- ---------- ------- -------- ---------- ---------- ---------- $2,729,790 $10,884,490 $178,329 $2,729,790 $11,062,819 $13,792,609*$9,484,163 ========== ========== ======== ========== ========== =========== ==========
Real Estate Accumulated at Cost Depreciation Balance, January 1, 2000 $13,747,789 $8,048,274 Additions 5,940 567,615 ----------- ---------- Balance, December 31, 2000 $13,753,729 $8,615,889 Additions 28,442 420,457 ----------- ---------- Balance, December 31, 2001 $13,782,171 $9,036,346 Additions 10,438 447,817 ----------- ---------- Balance, December 31, 2002 $13,792,609 $9,484,163 =========== ========== SCHEDULE 2 March 28, 2003 ANNUAL REPORT TO LIMITED PARTNERS OF DSI REALTY INCOME FUND X Dear Limited Partners: This reprot contains the Partnership's balance sheets as of December 31, 2002 and 2001, and the related statements of income, changes in partner' equity and cash flows for each of the three years in the period ended December 31, 2002 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, 2002 and December 31, 2001 were as follows: Location of Property Average Occupancy Average Occupancy Level for the Level for the Year Ended Year Ended Dec. 31, 2002 Dec. 31, 2001 Azusa, CA 86% 87% Elgin, IL 77% 85% Everett, WA 82% 88% Monterey Park, CA 90% 90% Romeoville, IL 79% 85% Aurora, CO* 83% 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 con- venience at (562) 493-3022. If you would like a copy of the Partnership's Annual Report on Form 10-K for the year ended December 31, 2002 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. Robert J. Conway, President CERTIFICATIONS I, Robert J. Conway, certify that: 1. I have reviewed this annual report on Form 10-K of DSI Realty Income Fund IX; 2. Based on my knowledge, this annual report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period cover- ed by this annual report. 3. Based on my knowledge, the financial statements, and other financial information included in this annual report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this annual report; 4. The registrant's other certifying officers and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-14 and 15d-14) for the registrant and have: a) designed such disclosure controls and procedures to ensure that material information relating to the registrant, including its con- solidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this annual report is being prepared; b) evaluated the effectiveness of the registrant's disclosure controls and procedures as of a date within 90 days prior to the filing date of this annual report (the "Evaluation Date"); and c) presented in this annual report our conclusions about the effec- tiveness of the disclosure controls and procedures based on our evalu- ation as of the Evaluation Date; 5. The registrant's other certifying officers and I have disclosed, based on our most recent evaluation, to the registrant's auditors: a) all significant deficiencies in the design or operation of internal controls which could adversely affect the registrant's ability to re- cord, process, summarize and report financial data and have identified for the registrant's auditors any material weaknesses in internal controls; and b) any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's in- ternal controls; and 6. The registrnat's other certifying officers and I have indicated in this annual report whether there were significant changes in internal controls or in other factors that could significantly affect internal controls sub- sequent to the date of our most recent evaluation, including any corrective actions with regard to significant deficiencies and material weaknesses. Date: February 3, 2003 Robert J. Conway Chief Executive Officer CERTIFICATIONS I, Richard P. Conway, certify that: 1. I have reviewed this annual report on Form 10-K of DSI Realty Income Fund IX; 2. Based on my knowledge, this annual report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period cover- ed by this annual report. 3. Based on my knowledge, the financial statements, and other financial information included in this annual report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this annual report; 4. The registrant's other certifying officers and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-14 and 15d-14) for the registrant and have: a) designed such disclosure controls and procedures to ensure that material information relating to the registrant, including its con- solidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this annual report is being prepared; b) evaluated the effectiveness of the registrant's disclosure controls and procedures as of a date within 90 days prior to the filing date of this annual report (the "Evaluation Date"); and c) presented in this annual report our conclusions about the effec- tiveness of the disclosure controls and procedures based on our evalu- ation as of the Evaluation Date; 5. The registrant's other certifying officers and I have disclosed, based on our most recent evaluation, to the registrant's auditors: a) all significant deficiencies in the design or operation of internal controls which could adversely affect the registrant's ability to re- cord, process, summarize and report financial data and have identified for the registrant's auditors any material weaknesses in internal controls; and b) any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's in- ternal controls; and 6. The registrnat's other certifying officers and I have indicated in this annual report whether there were significant changes in internal controls or in other factors that could significantly affect internal controls sub- sequent to the date of our most recent evaluation, including any corrective actions with regard to significant deficiencies and material weaknesses. Date: February 3, 2003 Richard P. Conway Vice President CERTIFICATION PURSUANT TO 18 U.S.C. SECTION 1350, AS ADOPTED PURSUANT TO SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002 In connection with the Annual Report of DSI Realty Income Fund IX (the "Partnership") on Form 10-K for the period ending December 31, 2002 as filed with the Securities and Exchange Commission on the date hereof (the "Report"), I, Robert J. Conway, Chief Executive Officer of the Partnership, certify, pursuant to 18 U.S.C. 1350, as adopted pursuant to 906 of the Sarbanes-Oxley Act of 2002, that: (1) The Report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934; and (2) The information contained in the Report fairly presents, in all material respects, the financial condition and result of operations of the Partnership. Robert J. Conway Chief Executive Officer February 3, 2003 CERTIFICATION PURSUANT TO 18 U.S.C. SECTION 1350, AS ADOPTED PURSUANT TO SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002 In connection with the Annual Report of DSI Realty Income Fund IX (the "Partnership") on Form 10-K for the period ending December 31, 2002 as filed with the Securities and Exchange Commission on the date hereof (the "Report"), I, Richard P. Conway, Chief Executive Officer of the Partnership, certify, pursuant to 18 U.S.C. 1350, as adopted pursuant to 906 of the Sarbanes-Oxley Act of 2002, that: (1) The Report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934; and (2) The information contained in the Report fairly presents, in all material respects, the financial condition and result of operations of the Partnership. Richard P. Conway Vice President February 3, 2003 -----END PRIVACY-ENHANCED MESSAGE-----