Two-Unit Duplex with
For Sale
$995,000
931-935 13th St, Imperial Beach, CA 91932
Both residences include private driveways, while each offers outdoor space and the front has a refreshed interior.
Property Size2,240 SF
Price / SF$444.20
Days on Market78
Property Features for 931-935 13th St
General Information
Standard status
Active
Size
2,240 SF
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Amenities
private fenced backyard
generous outdoor space
Building Details
Year Built
1956
Listing Agency:
Wells Estates
Listed By:
Vincent Wells vince@wellsestatesca.com
Source:
Viewsandiegorealestate
Added: Jun 15
Changed: Aug 29
Last Checked: Aug 30 at 6:15PM
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 contains two residences, each arranged with 3 bedrooms and 2 full baths. The front residence has a refreshed interior, a dedicated driveway, and a fenced private backyard. The rear residence provides separate driveway parking along with both front and rear yard areas.
The property is located at 931-935 13th St in Imperial Beach, near Imperial Beach Plaza, coffee shops, restaurants, and other amenities. Access to freeways, the Harbor District, military bases, public transportation, and schools is also identified. The building was constructed in 1956 and contains 2,240 square feet.
The property is located at 931-935 13th St in Imperial Beach, near Imperial Beach Plaza, coffee shops, restaurants, and other amenities. Access to freeways, the Harbor District, military bases, public transportation, and schools is also identified. The building was constructed in 1956 and contains 2,240 square feet.
Key Highlights
- Two residences, each with 3 bedrooms and 2 full baths
- 2,240‑square‑foot duplex built in 1956
- Front residence includes a refreshed interior and fenced private backyard
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
$40,135
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
4.03%
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%
$802,700
$802.7K
Cap Rate 7%
$573,357
$573.4K
Cap Rate 9%
$445,944
$445.9K
Market Conditions
NOI Build-Up for 2,240 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
$60.5K $27.00/SF
− Vacancy
−$3.1K −$1.40/SF
EGI
$57.3K $25.60/SF
− OpEx
−$17.2K −$7.68/SF
NOI
$40.1K $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%
$802,700
Cap Rate 7%
$573,357
Cap Rate 9%
$445,944
Alternative Uses
Best Use
Multifamily LT 5
$573.4K
$501.7K – $668.9K
NOI $40,135 @ 7.0% cap · market cap 4.03%
Second Best
Apartment 5plus
$531.7K
$465.2K – $620.3K
NOI $37,219 @ 7.0% cap · market cap 3.74%
Theoretical Best
Office A
$1.03M
$898.0K – $1.20M
NOI $71,841 @ 7.0% cap · market cap 7.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,036
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 - Both residences include private driveways, while each offers outdoor space and the front has a refreshed interior.
Where is this duplex located?
The property is located at 931-935 13th 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: Two residences, each with 3 bedrooms and 2 full baths; 2,240‑square‑foot duplex built in 1956; Front residence includes a refreshed interior and fenced private backyard
