| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Fair |
| Demographics | 24th | Poor |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1440 Hemlock Ave, Imperial Beach, CA, 91932, US |
| Region / Metro | Imperial Beach |
| Year of Construction | 1972 |
| Units | 23 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1440 Hemlock Ave Imperial Beach Multifamily Investment
This 23-unit property built in 1972 offers value-add potential in a renter-dominated neighborhood where 73% of housing units are renter-occupied. According to CRE market data from WDSuite, the Imperial Beach submarket shows stable fundamentals with median rents tracking above national averages.
Imperial Beach presents a primarily rental market environment, with 73% of housing units occupied by renters—ranking in the top quartile among the 621 San Diego metro neighborhoods. This strong rental tenure base supports consistent tenant demand for multifamily properties in the area. Neighborhood-level occupancy stands at 92.4%, indicating stable absorption despite some recent softening.
The property's 1972 construction year aligns closely with the neighborhood average of 1976, suggesting consistent building stock that may present value-add renovation opportunities for investors seeking to modernize units and capture rent growth. Median home values of $609,416 represent elevated ownership costs that sustain rental demand, though investors should monitor how this affects tenant retention as households face affordability pressure with rent-to-income ratios in the bottom quartile nationally.
Demographics within a 3-mile radius show a diverse tenant base with 85,829 residents, though population has declined 5% over five years. However, household formation remains positive with a 3.3% increase in total households, indicating renter pool expansion despite overall population trends. The area offers strong amenity access including high grocery store and restaurant density, ranking in the top 10% nationally for both categories, which supports tenant appeal and retention.
Safety metrics present mixed conditions that warrant investor attention. The neighborhood ranks 459th of 621 San Diego metro neighborhoods for violent crime, placing it in the bottom quartile regionally. Property crime rates also trend above metro averages, with the area ranking in the lower portion of regional neighborhoods for overall crime performance.
Recent crime trends show increases in both violent and property offenses over the past year, though these patterns align with broader regional dynamics. Investors should factor security considerations into property management strategies and may find opportunities to enhance tenant appeal through improved lighting, access controls, or community safety initiatives.
The Imperial Beach area benefits from proximity to major San Diego employment centers, with several anchor employers supporting regional workforce housing demand.
- Sempra Energy — energy utilities (10.1 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (17.5 miles)
- Celgene Corporation — biotechnology (22.6 miles)
- Qualcomm — technology (23.2 miles) — HQ
This Imperial Beach property offers value-add potential in a fundamentally renter-oriented market where high homeownership costs reinforce multifamily demand. The 1972 construction year presents modernization opportunities, while the neighborhood's 73% renter occupancy rate—ranking in the top quartile regionally—indicates sustained rental demand. Demographics within a 3-mile radius show household growth of 3.3% despite population decline, suggesting renter pool expansion that supports occupancy stability.
According to multifamily property research from WDSuite, median rents of $1,782 position the area competitively within the San Diego market, though affordability pressures from elevated rent-to-income ratios require careful lease management. The property benefits from strong amenity access and proximity to major employers including Sempra Energy and Qualcomm, supporting tenant retention and rental demand from the regional workforce.
- Top quartile renter occupancy (73%) among San Diego metro neighborhoods supports consistent demand
- Value-add renovation potential with 1972 construction in neighborhood averaging similar vintage
- Strong amenity density with top 10% national rankings for grocery and restaurant access
- Risk: Bottom quartile crime metrics and affordability pressure require active management strategies