Extra-Large Duplex with Private
For Sale
$979,995
Pending
1352 54 Imperial Beach Blvd, Imperial Beach, CA 91932
Two sizable 3BR/1BA units with attached garages and private backyards, each with independent access and driveways.
Property Size2,276 SF
Days on Market90
Property Features for 1352 54 Imperial Beach Blvd
General Information
Standard status
Pending
Size
2,276 SF
Property subtype
Investment
Additional Details
Multifamily Units
2
Building Details
Year Built
1960
Stories
1
Units
2
Tenancy
Multi
Listing Agency:
Starker West
(619) 813-7583
Listed By:
Eric Lowe
(619) 813-7583
Source:
Elliman
Added: Jun 3
Changed: Aug 31
Last Checked: Aug 30 at 10:08PM
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 presents a two-home feel on one lot, with separate entrances, dedicated driveways, separate backyards, and attached garages for each unit. Both residences provide 3 bedrooms and 1 bathroom. Unit 1354 has been completely repainted, with updated kitchen cabinets and new carpeting throughout the bedrooms, positioned for immediate move-in.
Each unit’s layout includes enclosed, private outdoor space, and Unit 1354 features an extra-wide side access gate that leads to the backyard. The driveway arrangement supports convenient parking, and there is an opportunity to extend the driveway to increase parking capacity. The property is centrally located just minutes from nearby elementary schools, the Imperial Beach Charter School, and Mar Vista High School, with neighborhood parks within walking distance.
For buyers seeking rental income or owner-occupant flexibility, the separate utilities and independent outdoor areas can support true privacy day-to-day while keeping ownership streamlined under one property. The attached garages, dedicated driveways, and enclosed yards are practical amenities for tenants who want convenient, straightforward home access. The total building square footage is approximately 2,276 square feet. Private showings are available now; contact the listing agent for details.
Each unit’s layout includes enclosed, private outdoor space, and Unit 1354 features an extra-wide side access gate that leads to the backyard. The driveway arrangement supports convenient parking, and there is an opportunity to extend the driveway to increase parking capacity. The property is centrally located just minutes from nearby elementary schools, the Imperial Beach Charter School, and Mar Vista High School, with neighborhood parks within walking distance.
For buyers seeking rental income or owner-occupant flexibility, the separate utilities and independent outdoor areas can support true privacy day-to-day while keeping ownership streamlined under one property. The attached garages, dedicated driveways, and enclosed yards are practical amenities for tenants who want convenient, straightforward home access. The total building square footage is approximately 2,276 square feet. Private showings are available now; contact the listing agent for details.
Key Highlights
- 2,276 SF Imperial Beach duplex built in 1960 with two independent 3BR/1BA units
- Each unit has an attached garage, dedicated driveway, separate backyard, and separate entrance for independent living
- Unit 1354 repainted, with updated kitchen cabinets and brand new carpet installed in all bedrooms
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
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two sizable 3BR/1BA units with attached garages and private backyards, each with independent access and driveways.
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: 2,276 SF Imperial Beach duplex built in 1960 with two independent 3BR/1BA units; Each unit has an attached garage, dedicated driveway, separate backyard, and separate entrance for independent living; Unit 1354 repainted, with updated kitchen cabinets and brand new carpet installed in all bedrooms
