| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Fair |
| Demographics | 24th | Poor |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1372 13th St, Imperial Beach, CA, 91932, US |
| Region / Metro | Imperial Beach |
| Year of Construction | 2000 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1372 13th St Imperial Beach 30-Unit Investment
Neighborhood occupancy sits at 92.4%, and a high renter concentration supports demand durability in this Imperial Beach submarket, according to WDSuite’s CRE market data.
Imperial Beach’s Urban Core setting offers day-to-day convenience for renters, with strong access to groceries and dining relative to many San Diego-Chula Vista-Carlsbad neighborhoods. Grocery density ranks competitively in the metro and restaurants are plentiful, while pharmacies, parks, and cafes are thinner locally. These dynamics typically favor workforce-oriented properties that prioritize functional unit finishes and parking over luxury amenities.
For investors, the neighborhood shows above-average occupancy stability: the neighborhood occupancy rate is 92.4% and has edged higher over the past five years. Renter-occupied housing makes up roughly 72.8% of units, indicating a deep tenant base that can support leasing velocity and reduce downtime between turns.
Construction year averages skew older locally (1970s), while this asset’s 2000 vintage is newer than much of the surrounding stock. That positioning can improve competitive standing versus older properties, though periodic system upgrades and unit refreshes may still be needed to maintain rentability.
Within a 3-mile radius, households have increased even as population has trended lower, reflecting smaller average household sizes over time. This shift generally expands the renter pool and supports occupancy, especially for well-managed Class B assets. Neighborhood NOI per unit trends sit in the top quartile among 621 metro neighborhoods, signaling healthy operating potential compared with local peers.
Ownership costs are elevated by national standards, and rent-to-income ratios are on the higher side. In practice, this high-cost ownership market tends to sustain reliance on rental housing, which can bolster lease retention and pricing power when units are maintained competitively.
Safety indicators are mixed. Compared with neighborhoods nationwide, the area sits below the national median for safety (lower national percentiles on crime metrics indicate higher incident rates). Property-related offenses have been relatively steady year over year, while violent-offense measures show a more noticeable uptick. These trends warrant standard risk controls such as lighting, access management, and coordination with local patrols.
Within the San Diego-Chula Vista-Carlsbad metro’s 621 neighborhoods, the area’s crime profile is not among the top quartile for safety. Investors should underwrite with conservative assumptions for security and loss, balancing this with the neighborhood’s strong renter demand and occupancy stability.
Nearby corporate anchors provide a diversified employment base that supports renter demand and retention, particularly for workforce tenants commuting to energy, life sciences, defense, and technology roles. The list below reflects notable employers within a commutable radius.
- Sempra Energy — energy (10.0 miles)
- Sempra Energy — energy (10.7 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (17.4 miles)
- Celgene Corporation — life sciences (22.4 miles)
- Qualcomm — technology (23.0 miles) — HQ
This 30-unit property’s 2000 vintage positions it newer than much of the surrounding 1970s-era stock, offering a competitive edge for leasing while leaving room for targeted value-add to sustain performance. Neighborhood occupancy is 92.4% with a high share of renter-occupied units, indicating depth of tenant demand and support for stable cash flow. According to CRE market data from WDSuite, neighborhood NOI per unit trends rank in the top quartile locally, aligning with the area’s strong renter base.
Within a 3-mile radius, households are rising even as population moderates, pointing to smaller household sizes and a larger renter pool over time. Elevated home values and ownership costs in this part of San Diego County tend to reinforce reliance on rental housing, while higher rent-to-income levels call for attentive lease management and renewal strategies. Investors should balance demand fundamentals with prudent allowances for security and ongoing capital upkeep typical of assets approaching 25 years in service.
- Newer 2000 vintage versus older neighborhood stock supports competitive positioning and lease-up.
- 92.4% neighborhood occupancy and high renter concentration point to demand depth and reduced downtime.
- Top-quartile neighborhood NOI-per-unit trends (metro comparison among 621 neighborhoods) indicate favorable operating potential.
- Household growth within 3 miles and a high-cost ownership market support renter reliance and retention.
- Risks: below-median safety metrics nationally and higher rent-to-income levels require proactive security and lease management.