| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 30th | Poor |
| Amenities | 29th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1052 9th St, Imperial Beach, CA, 91932, US |
| Region / Metro | Imperial Beach |
| Year of Construction | 1984 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | $332,000 |
| Buyer | SJP PRESERVATION LP |
| Seller | ST JAMES LUTHERAN DEVELOPMENTS INC |
1052 9th St, Imperial Beach Multifamily Investment
Neighborhood occupancy is solid and renter concentration is high, supporting stable leasing conditions according to WDSuite’s CRE market data.
Imperial Beach’s neighborhood shows competitive occupancy metrics within the San Diego–Chula Vista–Carlsbad metro (ranked 227 among 621 neighborhoods) and sits in the top quartile nationally for occupancy. For multifamily investors, that signals depth in the tenant base and supports rent roll stability through cycles.
The property’s 1984 vintage is slightly newer than the neighborhood’s average construction year (1979). That positioning can be advantageous versus older local stock while still warranting selective modernization and systems planning to maintain competitiveness and capture value-add upside.
Renter-occupied share in the neighborhood is elevated, indicating a sizable pool of multifamily households and steady demand for professionally managed units. Within a 3-mile radius, demographics show modest population softening alongside a rise in household counts and smaller household sizes over time, which can translate into a broader renter pool and support for occupancy stability as more households form.
On fundamentals tied to affordability, neighborhood home values are elevated relative to national benchmarks while rent-to-income levels remain manageable. For investors, a high-cost ownership market can reinforce renter reliance on multifamily housing and help sustain tenant retention. Amenities are mixed: restaurant density is competitive nationally, while other tracked categories (cafes, groceries, parks, pharmacies) register limited counts within the immediate neighborhood dataset. Average school ratings trend low, which may temper family-driven premiums, but does not preclude demand from workforce renters.
Safety indicators in this neighborhood track closer to the metro middle but sit below national safety percentiles, according to WDSuite. The area’s crime rank is 299 out of 621 San Diego–Chula Vista–Carlsbad neighborhoods, placing it near the metro median. Nationally, both violent and property offense rates benchmark weaker; however, recent data show a notable year-over-year improvement in violent incidents, an encouraging directional trend for long-term investors.
Proximity to regional employers in energy infrastructure, defense and aerospace, biotech/pharma, and wireless technology supports a diverse white-collar workforce within commuting range—favorable for renter demand, lease-up, and retention.
- Sempra Energy — energy infrastructure (10.1 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace offices (16.9 miles)
- Celgene Corporation — biotech/pharma (21.9 miles)
- Qualcomm — wireless technology (22.5 miles) — HQ
- Sysco — foodservice distribution (25.0 miles)
This 100-unit asset benefits from a neighborhood with occupancy that is competitive within the metro and top quartile nationally, pointing to durable lease-up and renewal prospects. Elevated home values in the area reinforce reliance on rental housing, while rent-to-income levels suggest room for disciplined revenue management. According to CRE market data from WDSuite, the submarket’s renter concentration is high, which supports depth of demand for multifamily units.
Built in 1984, the property is modestly newer than the neighborhood average, offering relative competitiveness versus older buildings while presenting targeted value-add potential through modernization and systems updates. Within a 3-mile radius, household counts are projected to rise even as population trends edge down, implying smaller household sizes and a larger renter pool over time—factors that can support occupancy stability.
- Competitive neighborhood occupancy supports stable leasing and renewals.
- Elevated ownership costs help sustain multifamily demand and pricing power.
- 1984 vintage offers relative edge versus older stock and value-add potential via targeted updates.
- 3-mile household growth and smaller household sizes point to a broader renter base.
- Risks: below-national safety benchmarks and lower school ratings may temper certain renter segments.