Spacious Imperial Beach
For Sale
$979,995
Pending
1352 54 Imperial Beach Blvd, Imperial Beach, CA 91932
Large duplex with separate utilities, yards, entrances, and garages.
Property Size2,276 SF
Days on Market166
Property Features for 1352 54 Imperial Beach Blvd
General Information
Standard status
Pending
Size
2,276 SF
Property subtype
Investment
Building Details
Year Built
1960
Stories
1
Units
2
Listing Agency:
Starker West
Listed By:
Eric Lowe
(619) 813-7583
Source:
Elliman
Added: Apr 1
Changed: Sep 2
Last Checked: Sep 12 at 9:14AM
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 Starker West
Investment Insights
Based on property information with market context.
This Imperial Beach duplex features two units, each with 3 bedrooms and 1 bathroom. The units have attached garages, large private backyards, and dedicated driveways, providing a sense of independent living similar to two single-family homes on one lot. The property includes separate utilities, separate backyards, separate entrances, and separate garages for each unit. One of the units has been repainted and features updated kitchen cabinets and new bedroom carpets, making it move-in ready. The property is centrally located near elementary schools, Imperial Beach Charter School, and Mar Vista High School, and is within walking distance of neighborhood parks. The duplex is suitable for home buyers looking to offset their mortgage with rental income or investors seeking a mid-term rental opportunity. The large unit sizes, enclosed yards, attached garages, and dedicated parking are attractive to Department of Defense contractors, relocating families, and other renters seeking furnished rental options. The total building square footage is approximately 2,276 square feet. The location has a walk score of 62, indicating it is somewhat walkable, a bike score of 43, indicating it is somewhat bikeable, and a transit score of 47, indicating some transit options are available.
Key Highlights
- Rare, extra‑large duplex functioning like two single‑family homes with separate utilities, entrances, backyards, and garages.
- Each unit features 3 bedrooms and 1 bathroom.
- Unit 1354 is move‑in ready with fresh paint, updated kitchen cabinets, and new carpet.
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
$40,780
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
4.16%
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%
$815,600
$815.6K
Cap Rate 7%
$582,571
$582.6K
Cap Rate 9%
$453,111
$453.1K
Market Conditions
NOI Build-Up for 2,276 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
$61.5K $27.00/SF
− Vacancy
−$3.2K −$1.40/SF
EGI
$58.3K $25.60/SF
− OpEx
−$17.5K −$7.68/SF
NOI
$40.8K $17.92/SF
Area
San Diego County, CA
Vacancy
5.20%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
30.00%
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%
$815,600
Cap Rate 7%
$582,571
Cap Rate 9%
$453,111
Alternative Uses
Best Use
Multifamily LT 5
$582.6K
$509.8K – $679.7K
NOI $40,780 @ 7.0% cap · market cap 4.16%
Second Best
Apartment 5plus
$540.2K
$472.7K – $630.3K
NOI $37,817 @ 7.0% cap · market cap 3.86%
Theoretical Best
Office A
$1.04M
$912.4K – $1.22M
NOI $72,995 @ 7.0% cap · market cap 7.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
959
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Large duplex with separate utilities, yards, entrances, and garages.
Where is this duplex located?
The property is located at 1352 54 Imperial Beach Blvd Imperial Beach, CA.
What is the asking price?
The asking price for this property is $979,995.
What are key features of this property?
This property features: Rare, extra‑large duplex functioning like two single‑family homes with separate utilities, entrances, backyards, and garages.; Each unit features 3 bedrooms and 1 bathroom.; Unit 1354 is move‑in ready with fresh paint, updated kitchen cabinets, and new carpet.
