15-Unit Apartment
For Sale
Contact for pricing
635 Emory Street, Imperial Beach, CA 91932
Coastal community asset with varied layouts, selective renovations, in-unit laundry, and three garages.
Property Size12,116 SF
Price / SF$408.55
Days on Market15
Property Features for 635 Emory Street
General Information
Standard status
Active
Size
12,116 SF
Property subtype
Multifamily
Occupancy
100%
Investment Type
Value Add
Net Operating Income
$279,903
Units
Unit Mix
13 x 2BR/1BA, 2 x 1BR/1BA
Multifamily Units
15
Building Details
Year Built
1970
Buildings
2
Units
15
Tenancy
Multi
Listing Agency:
WHITEWATER Commercial Real Estate
Listed By:
Carson Trujillo · License #CA 01974818
(859) 433-8741
Source:
Crexi
Added: Aug 19
Changed: Sep 1
Last Checked: Sep 1 at 9:36PM
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 WHITEWATER Commercial Real Estate
Investment Insights
Based on property information with market context.
Built in 1970, this 15-unit apartment community at 635 Emory Street includes 13 two-bedroom, one-bathroom units and two one-bedroom, one-bathroom units. Seven units include in-unit laundry, while three garages provide additional on-site parking. Select residences have been updated with shaker cabinetry, quartz countertops, modern fixtures, tiled tub and shower surrounds, updated vanities, and wood-look plank flooring. Other units retain their original interiors and offer a defined renovation component.
The property is situated north of Palm Avenue in Imperial Beach, within roughly a mile of the beach, pier, shopping, and dining. Its unit mix, partial interior renovations, laundry-equipped residences, and garage spaces create a varied multifamily configuration in a coastal San Diego County community.
The property is situated north of Palm Avenue in Imperial Beach, within roughly a mile of the beach, pier, shopping, and dining. Its unit mix, partial interior renovations, laundry-equipped residences, and garage spaces create a varied multifamily configuration in a coastal San Diego County community.
Key Highlights
- 15‑unit apartment community built in 1970
- Unit mix includes 13 two‑bedroom/1‑bathroom units and 2 one‑bedroom/1‑bathroom units
- 7 units offer in‑unit laundry
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
$201,313
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
4.07%
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%
$4,026,260
$4.0M
Cap Rate 7%
$2,875,900
$2.9M
Cap Rate 9%
$2,236,811
$2.2M
Market Conditions
NOI Build-Up for 12,116 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
$385.3K $31.80/SF
− Vacancy
−$19.3K −$1.59/SF
EGI
$366.0K $30.21/SF
− OpEx
−$164.7K −$13.59/SF
NOI
$201.3K $16.62/SF
Area
San Diego County, CA
Vacancy
5.00%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
45.00%
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%
$4,026,260
Cap Rate 7%
$2,875,900
Cap Rate 9%
$2,236,811
Alternative Uses
Best Use
Apartment 5plus
$2.88M
$2.52M – $3.36M
NOI $201,313 @ 7.0% cap · market cap 4.07%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.55M
$4.86M – $6.48M
NOI $388,580 @ 7.0% cap · market cap 7.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
15
Residential units
Location Intelligence
Trade Area within ½ mile
733
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?
Apartment building - Coastal community asset with varied layouts, selective renovations, in-unit laundry, and three garages.
Where is this apartment building located?
The property is located at 635 Emory Street Imperial Beach, CA.
What is the asking price?
The asking price for this property is $4,950,000.
What are key features of this property?
This property features: 15‑unit apartment community built in 1970; Unit mix includes 13 two‑bedroom/1‑bathroom units and 2 one‑bedroom/1‑bathroom units; 7 units offer in‑unit laundry
