| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 47th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1268 Palm Ave, Imperial Beach, CA, 91932, US |
| Region / Metro | Imperial Beach |
| Year of Construction | 2013 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1268 Palm Ave, Imperial Beach Multifamily Opportunity
2013-vintage, 30-unit asset positioned in a high-cost ownership pocket of Imperial Beach, supporting renter demand and retention; according to WDSuite’s CRE market data, neighborhood indicators suggest a deep renter pool and steady leasing conditions measured at the neighborhood level.
Rated A- and ranked 150 of 621 neighborhoods in the San Diego-Chula Vista-Carlsbad metro, the area sits in the top quartile locally, signaling strong fundamentals for multifamily. Amenity access is a clear advantage: neighborhood counts for grocery stores and restaurants are both in the mid-90s by national percentile, while parks and pharmacies also rate well nationally. Cafés are relatively sparse, but day-to-day conveniences and services remain robust for renters.
Home values in the neighborhood rank in the mid-90s nationally, indicating a high-cost ownership market that tends to reinforce reliance on rental housing. At the same time, the local rent-to-income ratio sits in a lower national percentile, which can support lease retention and reduce affordability pressure relative to many peer submarkets. Neighborhood occupancy is closer to the national middle, so operators may still need active leasing and renewal strategies to sustain performance.
The property’s 2013 construction is newer than the neighborhood’s average 1985 vintage, providing a competitive edge versus older stock and potentially moderating near-term capital planning, while still allowing room for selective upgrades to drive rent trade-outs.
Within a 3-mile radius, household counts have inched up historically and are projected to rise meaningfully by 2028 even as population trends soften—pointing to smaller household sizes and a broader renter base. Rising median incomes and forecast rent gains in this 3-mile catchment support a larger tenant base and can underpin occupancy stability, based on CRE market data from WDSuite.
Safety metrics for the neighborhood are below the national median, with crime levels that trend higher than many U.S. neighborhoods. Within the San Diego-Chula Vista-Carlsbad metro, the neighborhood’s crime rank is 251 out of 621, indicating weaker safety conditions than the metro midpoint.
Recent movement is directionally constructive: WDSuite’s CRE data shows estimated violent offenses down about 30% year over year (a strong improvement nationally) and property offenses down roughly 11% year over year. While the current baseline still warrants prudent operating practices, the downward trend offers a modest tailwind for resident retention and leasing.
Proximity to regional employers supports leasing stability and commute convenience for a diverse renter base, including energy infrastructure, defense/aerospace, biotech, and communications technology—each represented within typical commuting range of the property.
- Sempra Energy — energy infrastructure (9.18 miles)
- Sempra Energy — energy infrastructure (9.89 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (16.52 miles)
- Celgene Corporation — biotechnology (21.62 miles)
- Qualcomm — communications technology (22.19 miles) — HQ
This 30-unit property built in 2013 offers a comparatively newer vintage versus the neighborhood’s 1985 average, positioning it competitively against older stock while leaving room for targeted renovations to enhance revenue. The neighborhood’s A- rating and top-quartile metro standing, coupled with high national percentiles for grocery, restaurant, and park access, create durable livability advantages that can translate into leasing resilience.
High home values in the neighborhood (mid-90s nationally) help sustain renter reliance on multifamily housing, while a relatively lower rent-to-income ratio supports retention and pricing flexibility. Within a 3-mile radius, households are projected to expand meaningfully by 2028 even as total population trends soften, implying smaller household sizes and a broader renter pool. According to CRE market data from WDSuite, neighborhood occupancy sits closer to the national middle, suggesting returns will be driven by active asset management, renter demand depth, and value-add execution rather than by tightness alone.
- 2013 vintage provides competitive positioning versus older area stock with selective upgrade potential
- High-cost ownership market supports renter demand and lease retention
- Strong amenity access (grocery, dining, parks) enhances livability and tenant appeal
- 3-mile household growth outlook expands the renter base despite softer population trends
- Risk: neighborhood safety sits below national median; performance depends on proactive operations and resident experience