Multifamily Income
For Sale
$1,599,995
Pending
562 564 11Th St, Imperial Beach, CA 91932
Quadplex with four separate units, alley access, and separate utilities for each unit in Imperial Beach.
Property Size3,450 SF
Days on Market90
Property Features for 562 564 11Th St
General Information
Standard status
Pending
Size
3,450 SF
Property subtype
Investment
Additional Details
Highway Access
Yes
Multifamily Units
4
Amenities
alley access
separate entrances
separated gas/electric/water meters
Building Details
Year Built
1980
Stories
2
Units
3
Tenancy
Multi
Listing Agency:
Starker West
(619) 813-7583
Listed By:
Eric Lowe
(619) 813-7583
Source:
Elliman
Added: Jun 3
Changed: Aug 12
Last Checked: Aug 30 at 2:52PM
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 multifamily quadplex includes one 3-bedroom, 2-bath house and three 2-bedroom, 1-bath units. The property is described as well-maintained and professionally managed, with separate entrances and alley access that support independent tenant use.
Each unit is provided with separated gas, electric, and water meters. The asset is located in a quiet North Imperial Beach neighborhood, one block from the Silver Strand Bikeway and within walking distance of local businesses such as Trident Coffee and Rad Power Bikes. It is also listed as two blocks from Palm Avenue, providing quick access toward I-5 and the South Bay commercial hubs.
The overall configuration provides four residential rental units within a single property, with utility separation designed to help simplify unit-level billing and operations.
Each unit is provided with separated gas, electric, and water meters. The asset is located in a quiet North Imperial Beach neighborhood, one block from the Silver Strand Bikeway and within walking distance of local businesses such as Trident Coffee and Rad Power Bikes. It is also listed as two blocks from Palm Avenue, providing quick access toward I-5 and the South Bay commercial hubs.
The overall configuration provides four residential rental units within a single property, with utility separation designed to help simplify unit-level billing and operations.
Key Highlights
- Quadplex built in 1980 in Imperial Beach with one 3BD/2BA house (~1,200 SF) plus three 2BD/1BA units (each ~750 SF)
- Separate entrances with alley access for the four‑unit setup
- Separated gas/electric/water meters for each unit
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
$61,814
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
3.86%
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%
$1,236,280
$1.2M
Cap Rate 7%
$883,057
$883.1K
Cap Rate 9%
$686,822
$686.8K
Market Conditions
NOI Build-Up for 3,450 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
$93.2K $27.00/SF
− Vacancy
−$4.8K −$1.40/SF
EGI
$88.3K $25.60/SF
− OpEx
−$26.5K −$7.68/SF
NOI
$61.8K $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%
$1,236,280
Cap Rate 7%
$883,057
Cap Rate 9%
$686,822
Alternative Uses
Best Use
Multifamily LT 5
$883.1K
$772.7K – $1.03M
NOI $61,814 @ 7.0% cap · market cap 3.86%
Second Best
Apartment 5plus
$818.9K
$716.5K – $955.4K
NOI $57,323 @ 7.0% cap · market cap 3.58%
Theoretical Best
Office A
$1.58M
$1.38M – $1.84M
NOI $110,647 @ 7.0% cap · market cap 6.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
786
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?
Quadplex - Quadplex with four separate units, alley access, and separate utilities for each unit in Imperial Beach.
Where is this quadplex located?
The property is located at 562 564 11Th St Imperial Beach, CA.
What is the asking price?
The asking price for this property is $1,599,995.
What are key features of this property?
This property features: Quadplex built in 1980 in Imperial Beach with one 3BD/2BA house (~1,200 SF) plus three 2BD/1BA units (each ~750 SF); Separate entrances with alley access for the four‑unit setup; Separated gas/electric/water meters for each unit
