| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Fair |
| Demographics | 24th | Poor |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1407 Hemlock Ave, Imperial Beach, CA, 91932, US |
| Region / Metro | Imperial Beach |
| Year of Construction | 1987 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1407 Hemlock Ave, Imperial Beach Multifamily Investment
Positioned in a renter-heavy pocket of Imperial Beach with steady neighborhood occupancy, this 28-unit asset offers durable demand supported by a high-cost ownership market, according to CRE market data from WDSuite. The submarket’s coastal adjacency and workforce access underpin leasing stability while leaving room for selective value-add plays.
Imperial Beach 9s neighborhood shows balanced fundamentals for workforce-oriented multifamily. Grocery and dining access are strengths (grocery and restaurants sit in the higher national percentiles), while cafes, parks, and pharmacies are thinner locally. Relative to the San Diego-Chula Vista-Carlsbad metro, overall amenities track above the metro median (ranked in the better half among 621 neighborhoods), helping support day-to-day livability that matters for tenant retention.
Rents in the neighborhood trend on the higher side nationally, and neighborhood occupancy has remained broadly stable in recent years. Importantly, the share of housing units that are renter-occupied is very high, indicating deep multifamily demand and a sizable tenant base. Housing quality and performance measures sit in the top quartile nationally, suggesting competitive positioning versus many U.S. neighborhoods.
The property s 1987 construction is newer than the neighborhood average vintage (1970s). For investors, that points to relative competitiveness against older stock, with typical considerations for aging systems and targeted modernization to unlock value. Neighborhood NOI per unit ranks competitively within the metro (closer to the better-performing cohort among 621 neighborhoods), aligning with expectations for stabilized, mid-scale assets.
Within a 3-mile radius, demographics indicate a modest decline in population alongside an increase in households, signaling smaller household sizes and a potential shift toward rental housing. Looking ahead, local forecasts point to further household growth even as population trends soften, which can expand the renter pool and support occupancy. Elevated home values versus incomes in the neighborhood context reinforce reliance on multifamily rentals, sustaining depth of demand and potential pricing power with disciplined lease management.
Safety metrics for the neighborhood trail national averages, with violent and property offense measures placed in lower national percentiles. Compared with other areas in the San Diego-Chula Vista-Carlsbad metro, this neighborhood sits in the less favorable half of the 621 neighborhoods tracked. Recent readings suggest some uptick in violent incidents year over year, while property offenses have been comparatively steadier.
Investors typically mitigate these dynamics through on-site security practices, lighting and access controls, and resident screening. From a leasing standpoint, competitive amenities and professional management can help sustain demand despite below-average safety positioning relative to both metro and national benchmarks.
Proximity to major employers supports a broad workforce renter base and commute convenience, with energy, life sciences, aerospace/defense, and technology represented nearby. The employers below reflect the most relevant anchors for sustained multifamily demand in this part of the San Diego region.
- Sempra Energy energy utilities (10.9 miles) HQ
- L-3 Telemetry & RF Products defense & aerospace offices (17.5 miles)
- Celgene Corporation life sciences (22.6 miles)
- Qualcomm technology & telecom (23.2 miles) HQ
- Sysco foodservice distribution (25.5 miles)
1407 Hemlock Ave offers investors a mid-scale, 28-unit footprint in a renter-heavy Imperial Beach neighborhood where elevated ownership costs help sustain multifamily demand. Based on CRE market data from WDSuite, neighborhood occupancy has been steady, and the renter-occupied share of housing units is notably high, creating a deep tenant base. The 1987 vintage is newer than the local average, suggesting competitive positioning versus older stock with targeted value-add potential around interiors and building systems.
Within a 3-mile radius, households have increased even as population edged lower, pointing to smaller household sizes and ongoing renter pool expansion that can support occupancy stability. High home values relative to incomes bolster reliance on rentals and can support pricing power, though elevated rent-to-income ratios warrant careful lease management. Safety metrics lag national norms, so operational focus on security and professional management remains an important risk consideration.
- Renter-heavy neighborhood and steady occupancy support durable demand
- 1987 construction offers competitive positioning with targeted value-add upside
- High ownership costs reinforce multifamily reliance and potential pricing power
- 3-mile household growth points to a larger tenant base despite softer population trends
- Risks: below-average safety metrics and affordability pressures require disciplined operations