| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Fair |
| Demographics | 24th | Poor |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1471 13th St, Imperial Beach, CA, 91932, US |
| Region / Metro | Imperial Beach |
| Year of Construction | 1977 |
| Units | 30 |
| Transaction Date | 2015-08-04 |
| Transaction Price | $5,160,000 |
| Buyer | Savanna Apartments LLC |
| Seller | Kreutzkamp 2000 Trust |
1471 13th St, Imperial Beach Multifamily
Neighborhood occupancy has held in a steady range and renter demand is deep for this part of Imperial Beach, according to CRE market data from WDSuite. For investors, the area’s renter-occupied concentration and high-cost ownership market support durable leasing fundamentals.
Imperial Beach sits within the San Diego–Chula Vista–Carlsbad metro and this neighborhood is rated C, ranking 468 out of 621 metro neighborhoods. That places it below the metro median overall but still competitive on several renter-demand inputs that matter for multifamily underwriting.
Daily-needs access is a relative strength: grocery options score in the 93rd percentile nationally and restaurants in the 92nd percentile, while cafes, parks, and pharmacies are limited locally. For investors, this mix supports convenience-driven retention even if certain lifestyle amenities may require short drives elsewhere in the metro.
The neighborhood’s occupancy is mid-pack nationally, and the share of housing units that are renter-occupied is high (top end of the metro distribution). A high renter concentration points to a broad tenant base and supports leasing velocity, though it can also increase competition among operators during new deliveries or seasonal soft patches.
Within a 3-mile radius, demographic data show households have grown even as population has edged down, indicating smaller average household sizes and a gradual shift toward more housing demand per resident. Looking ahead, projections call for further increases in household counts and incomes, which can sustain rent growth and occupancy stability for well-managed assets.
Home values rank in the 90th percentile nationally and the value-to-income ratio is among the highest nationally. In practice, this high-cost ownership market tends to reinforce reliance on rental housing, supporting tenant retention and pricing power for appropriately positioned product.
Relative to San Diego metro peers, this neighborhood’s crime rank sits below the metro average (ranked 459 out of 621 neighborhoods), and safety performance is below national norms (around the lower quartiles nationally). Investors should underwrite with conservative assumptions on security and loss-to-lease, and emphasize operational measures that support resident safety and retention.
Recent trends indicate property and violent offense rates have fluctuated year over year. While neighborhood-level data can mask block-to-block variation, the broader signal suggests monitoring conditions over time, comparing to submarket benchmarks, and aligning capital plans (lighting, access control, and visibility) to support leasing and renewal outcomes.
Proximity to established employers in energy infrastructure, aerospace and defense electronics, biotech, and wireless supports a diversified workforce tenant base and commute convenience for residents.
- Sempra Energy — energy infrastructure (10.16 miles)
- Sempra Energy — energy infrastructure (10.86 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace electronics (17.52 miles)
- Celgene Corporation — biotech (22.60 miles)
- Qualcomm — wireless technology (23.18 miles) — HQ
1471 13th St totals 30 units with an average unit size of 767 SF, positioning it as a manageable, workforce-oriented asset in a renter-heavy pocket of Imperial Beach. Neighborhood occupancy is stable and the renter-occupied share of housing units is high, while elevated home values relative to incomes tend to sustain reliance on rental housing. According to CRE market data from WDSuite, local rents sit well above national norms, which supports revenue potential but also calls for careful affordability management in leasing strategies.
Built in 1977, the property may benefit from targeted value-add work and ongoing capital planning to remain competitive against newer product. Within a 3-mile radius, households are expanding even as average household size trends lower, implying a larger tenant base over time. Combined with access to diversified employment nodes across the metro, the asset’s fundamentals align with a durable, operations-focused hold, with attention to rent-to-income and neighborhood safety as key underwriting considerations.
- Renter-heavy neighborhood and steady occupancy support leasing stability
- High-cost ownership market underpins demand and pricing power for well-positioned units
- 1977 vintage presents value-add and systems modernization opportunities
- Diversified regional employers within commuting range bolster the tenant base
- Risks: below-metro safety ranking and affordability pressure require prudent operations