Mixed-Use Property with Residential &
For Sale
$3,605,000
1144-1146 13th St, Imperial Beach, CA 91932
Mixed-use property featuring updated residential units and commercial spaces.
Property Size5,662 SF
Days on Market169
Property Features for 1144-1146 13th St
General Information
Standard status
Active
Size
5,662 SF
Property subtype
Commercial
Building Details
Building Size
5,662 SF
Listing Agency:
(949) 290-0447
Listed By:
Gina Falletta · License #01886911
(949) 290-0447
Source:
Elliman
Added: Mar 16
Changed: Aug 14
Last Checked: Aug 30 at 9:41PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Gina Falletta
Investment Insights
Based on property information with market context.
This mixed-use property offers a combination of residential and commercial spaces. It features four updated residential units located above four commercial spaces. Each residential unit includes a washer and dryer. Two assigned parking spots are located at the rear of the property. All appliances are included with the sale. The property is centrally located near dining options, shops, and local attractions.
Key Highlights
- Mixed‑use property featuring four updated residential units and four commercial spaces.
- Centrally located near dining, shops, and attractions.
- Each residential unit includes a washer/dryer.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$122,279
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.39%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,445,580
$2.4M
Cap Rate 7%
$1,746,843
$1.7M
Cap Rate 9%
$1,358,656
$1.4M
Market Conditions
NOI Build-Up for 5,662 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$228.3K $40.32/SF
− Vacancy
−$32.6K −$5.77/SF
EGI
$195.6K $34.55/SF
− OpEx
−$73.4K −$12.96/SF
NOI
$122.3K $21.60/SF
Area
San Diego County, CA
Vacancy
14.30%
Lease Rate
$40.32 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,445,580
Cap Rate 7%
$1,746,843
Cap Rate 9%
$1,358,656
Alternative Uses
Best Use
Mixed Use
$1.75M
$1.53M – $2.04M
NOI $122,279 @ 7.0% cap · market cap 3.39%
Second Best
Multifamily LT 5
$1.45M
$1.27M – $1.69M
NOI $101,447 @ 7.0% cap · market cap 2.81%
Theoretical Best
Office A
$2.59M
$2.27M – $3.03M
NOI $181,590 @ 7.0% cap · market cap 5.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
895
Businesses Nearby
Explore this area
Business Placement
Demographics for 91932, CA
26,013
Population
10,276
Households
2.5
Avg Household Size
35
Median Age
24%
College-Educated
85%
High-School Grad
4.3 sq mi
ZIP Area
6,050
Density / Sq Mi
$79,071
Median Household Income
$41,917
Median Earnings
$1,914
Median Rent
$811,000
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property featuring updated residential units and commercial spaces.
Where is this mixed-use property located?
The property is located at 1144-1146 13th St Imperial Beach, CA.
What is the asking price?
The asking price for this property is $3,605,000.
What are key features of this property?
This property features: Mixed‑use property featuring four updated residential units and four commercial spaces.; Centrally located near dining, shops, and attractions.; Each residential unit includes a washer/dryer.
