Duplex with Private Yard
For Sale
Contact for pricing
830-834 11th St, Imperial Beach, CA 91932
Two separate residences offer private yards, washer/dryer hookups, and dedicated parking for flexible living or rental use.
Property Size2,325 SF
Lot Size6,804.00 Acres
Price / SF$427.96
Days on Market61
Property Features for 830-834 11th St
General Information
Standard status
Active
Size
2,325 SF
Total Parking Spaces
4
Lot size
6,804.00 Acres
Property subtype
Multifamily
Additional Details
Business Included
Yes
Multifamily Units
2
Building Details
Year Built
1960
Buildings
2
Units
2
Listing Agency:
Wells Estates
Listed By:
Vincent Wells · License #02059938
Source:
Crexi
Added: Jun 9
Changed: Aug 7
Last Checked: Aug 6 at 3:45AM
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 Wells Estates
Investment Insights
Based on property information with market context.
This duplex is configured as two separate residences, providing a practical setup for both owner-occupants and investors. The front unit includes 3 bedrooms and 1 bathroom, while the rear unit offers 3 bedrooms and 2 bathrooms. Both units include private yard space, washer/dryer hookups, and two designated parking spaces, supporting day-to-day privacy and convenience.
Located in Imperial Beach just blocks from the beach, the property sits on a spacious 6,804 sq. ft. lot. The setting is positioned for easy access to Imperial Beach Pier and Bikeway Village, along with proximity to Naval Outlying Landing Field, major transportation routes, and nearby dining, shopping, and parks.
For tenants or buyers seeking a residence with built-in income flexibility, the two-unit design allows one unit to be occupied while the other can be used to offset living costs. The overall layout—3-bedroom units with private outdoor space and dedicated parking—can also appeal to multigenerational households that want separation without leaving the same property.
Located in Imperial Beach just blocks from the beach, the property sits on a spacious 6,804 sq. ft. lot. The setting is positioned for easy access to Imperial Beach Pier and Bikeway Village, along with proximity to Naval Outlying Landing Field, major transportation routes, and nearby dining, shopping, and parks.
For tenants or buyers seeking a residence with built-in income flexibility, the two-unit design allows one unit to be occupied while the other can be used to offset living costs. The overall layout—3-bedroom units with private outdoor space and dedicated parking—can also appeal to multigenerational households that want separation without leaving the same property.
Key Highlights
- Duplex built in 1960 with two separate residences and total of 6 bedrooms and 3 bathrooms
- Front unit: 3 bedrooms and 1 bathroom with private yard, washer/dryer hookups, and 2 designated parking spaces
- Rear unit: 3 bedrooms and 2 bathrooms with private yard, washer/dryer hookups, and 2 designated parking spaces
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
$41,657
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
4.19%
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%
$833,140
$833.1K
Cap Rate 7%
$595,100
$595.1K
Cap Rate 9%
$462,856
$462.9K
Market Conditions
NOI Build-Up for 2,325 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
$62.8K $27.00/SF
− Vacancy
−$3.3K −$1.40/SF
EGI
$59.5K $25.60/SF
− OpEx
−$17.9K −$7.68/SF
NOI
$41.7K $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%
$833,140
Cap Rate 7%
$595,100
Cap Rate 9%
$462,856
Alternative Uses
Best Use
Multifamily LT 5
$595.1K
$520.7K – $694.3K
NOI $41,657 @ 7.0% cap · market cap 4.19%
Second Best
Apartment 5plus
$551.9K
$482.9K – $643.9K
NOI $38,631 @ 7.0% cap · market cap 3.88%
Theoretical Best
Office A
$1.07M
$932.1K – $1.24M
NOI $74,567 @ 7.0% cap · market cap 7.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
724
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 separate residences offer private yards, washer/dryer hookups, and dedicated parking for flexible living or rental use.
Where is this duplex located?
The property is located at 830-834 11th St Imperial Beach, CA.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Duplex built in 1960 with two separate residences and total of 6 bedrooms and 3 bathrooms; Front unit: 3 bedrooms and 1 bathroom with private yard, washer/dryer hookups, and 2 designated parking spaces; Rear unit: 3 bedrooms and 2 bathrooms with private yard, washer/dryer hookups, and 2 designated parking spaces
