| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 30th | Poor |
| Amenities | 29th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1055 Georgia St, Imperial Beach, CA, 91932, US |
| Region / Metro | Imperial Beach |
| Year of Construction | 1986 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1055 Georgia St Imperial Beach Multifamily Investment
Neighborhood occupancy is competitive among San Diego neighborhoods and sits in the top quartile nationally, according to WDSuite’s CRE market data, signaling solid tenant retention dynamics for this coastal submarket.
Situated in Imperial Beach within the San Diego-Chula Vista-Carlsbad metro, the neighborhood rates C and performs above the metro median for occupancy (ranked 227 of 621, top quartile nationally). For investors, that translates to relatively steady leasing and fewer vacancy-driven swings versus peers. Housing indicators also score well (85th percentile nationally), while overall demographic strength is below the national median, a mix that tends to favor stable workforce rental demand.
The renter-occupied share is high for the neighborhood (about two-thirds of units), indicating a deep tenant base and resilient multifamily demand. At the same time, home values are elevated (around the 95th percentile nationally), reinforcing reliance on rental housing and supporting lease retention where quality and value are clear. Median contract rents have risen materially over five years, so operators should balance pricing with resident affordability to sustain occupancy and renewal momentum.
Amenities are mixed: restaurants are relatively dense (around the 81st percentile nationally), while cafes, groceries, parks, and pharmacies are sparse within the immediate neighborhood footprint. Childcare access, however, is a relative strength (about the 91st percentile nationally). School ratings average low (about the 5th percentile nationally), which may shape resident mix and marketing strategy for family-oriented units.
Within a 3-mile radius, the population has edged down in recent years while household counts have increased modestly and are projected to rise further alongside smaller household sizes. This pattern typically supports multifamily absorption by expanding the number of renting households even as population trends soften. Based on commercial real estate analysis from WDSuite, the combination of strong occupancy and a high-cost ownership market points to ongoing renter demand, with operators advised to monitor rent-to-income dynamics to preserve pricing power.
Safety indicators for the neighborhood are below the national median, and the area ranks near the middle of the 621 San Diego metro neighborhoods. Property crime benchmarks sit on the weaker side compared with U.S. neighborhoods, while recent trends show a notable year-over-year improvement in violent offense rates. For underwriting, this suggests positioning and on-site management can matter for retention, with comparative performance best viewed against nearby submarkets rather than national outliers.
Proximity to major employers supports renter demand via commute convenience and diversified job bases, notably in energy utilities, defense electronics, biotechnology, and wireless technology.
- Sempra Energy — energy utilities (10.4 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace electronics (17.0 miles)
- Celgene Corporation — biotechnology & pharma (22.1 miles)
- Qualcomm — wireless technology (22.7 miles) — HQ
Built in 1986, the property is somewhat newer than the neighborhood’s average vintage, providing a modest competitive edge versus older stock while still presenting potential modernization and systems upgrades as part of a value-add plan. The neighborhood’s occupancy ranks competitive among 621 San Diego neighborhoods and in the top quartile nationally, supporting expectations for stable leasing. Elevated home values in the area reinforce renter reliance on multifamily, and the neighborhood’s high renter concentration deepens the tenant pool and supports retention.
Within a 3-mile radius, household counts have increased and are projected to expand further even as population trends soften, implying more renting households and support for occupancy stability. According to CRE market data from WDSuite, rent levels have risen meaningfully over five years; operators should manage rent-to-income considerations to sustain pricing power. Execution risk centers on amenity gaps and below-median safety metrics, which call for thoughtful asset positioning, security practices, and targeted unit and common-area improvements.
- Competitive occupancy profile supports stable leasing
- 1986 vintage offers value-add and modernization pathways
- High-cost ownership market reinforces multifamily demand and retention
- Expanding household base (3-mile radius) supports tenant demand
- Risks: below-median safety and amenity gaps may require enhanced operations