| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 47th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 761 11th St, Imperial Beach, CA, 91932, US |
| Region / Metro | Imperial Beach |
| Year of Construction | 1979 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | $830,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
761 11th St, Imperial Beach CA Multifamily Investment
Positioned in a high renter-occupied neighborhood of the San Diego metro, this 20-unit asset benefits from durable tenant demand and elevated ownership costs nearby, according to WDSuite’s CRE market data.
Imperial Beach sits within the San Diego–Chula Vista–Carlsbad metro and the neighborhood rates in the top quartile among 621 metro neighborhoods (A-). Amenity access is a relative strength: grocery, restaurants, parks, and pharmacies score in the top quartile nationally, while cafe density is limited. For investors, this mix supports day-to-day livability that can aid retention even as new supply competes across the metro.
Renter concentration is high at the neighborhood level (renter-occupied share in the 95th percentile nationally), which indicates a deep tenant base for multifamily. Neighborhood occupancy is below the national median, so underwriting should emphasize leasing execution and competitive positioning rather than assuming full stabilization. Median contract rents track in the upper decile nationally, yet the rent-to-income ratio benchmarks comparatively low, suggesting manageable affordability pressure that can support lease stability and renewals.
Within a 3-mile radius, demographic statistics show households have increased historically and are projected to expand further even as population trends flatten, pointing to smaller household sizes and a potentially broader renter pool. Income levels in the 3-mile area are rising, which supports mid-market multifamily positioning; together with an Urban Core location, these dynamics can sustain demand for well-managed properties.
Home values sit in a high-cost ownership market (around the 95th percentile nationally) with a value-to-income ratio also in a very high national percentile. For investors, this ownership backdrop typically reinforces reliance on rental housing and can bolster pricing power for well-located, professionally operated assets.
The property’s 1979 vintage is older than the neighborhood’s average construction year (mid-1980s). That age differential suggests planning for targeted capital expenditures and value-add upgrades to improve competitive standing versus newer stock while capturing rent premiums for renovated units.
Safety metrics are neighborhood-level, not property-specific. Compared with neighborhoods nationwide, overall safety percentiles indicate conditions below national averages; however, recent trends show year-over-year declines in both violent and property offense rates, signaling improvement. Within the San Diego metro context (621 neighborhoods), this area is competitive but not top-tier on safety, so prudent operators typically emphasize lighting, access control, and resident engagement to support retention.
Investors should benchmark insurance, security measures, and operating practices against peer assets in the metro. Monitoring ongoing trend improvements can inform renewal strategies and marketing to workforce renters seeking commute convenience and coastal access.
Proximity to large employers underpins renter demand and commute convenience for workforce households. Notable nearby employers include Sempra Energy, L-3 Telemetry & RF Products, Celgene, Qualcomm, and Sysco.
- Sempra Energy — utilities (9.9 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (16.6 miles)
- Celgene Corporation — life sciences (21.7 miles)
- Qualcomm — telecommunications & technology (22.2 miles) — HQ
- Sysco — foodservice distribution (24.6 miles)
This 20-unit Imperial Beach asset offers exposure to a high renter-occupied neighborhood with strong amenity access and a high-cost ownership landscape that supports durable multifamily demand. According to CRE market data from WDSuite, neighborhood-level occupancy trails national medians, so performance hinges on execution: effective renovations, competitive finishes, and disciplined leasing can differentiate against nearby options.
Built in 1979 with average unit sizes near 811 square feet, the property has clear value-add potential through modernization and operating enhancements. Nearby anchor employers broaden the commuter tenant base, while rising incomes within a 3-mile radius and a deep renter pool support retention and pricing for well-managed units.
- High renter concentration and elevated home values reinforce depth of demand and support pricing power
- 1979 vintage enables targeted value-add and CapEx to drive rent and NOI growth
- Amenity-rich Urban Core location with access to major employers supports leasing and retention
- Neighborhood occupancy below median requires strong leasing strategy and competitive positioning
- Safety and school quality vary locally; active management and resident services help mitigate risks