ABOUT Imperial Beach

Imperial Beach has a population of approximately 28,000 people. The median household income as of 2019 was $53,690 and the average number of people per household was 2.77. 

Imperial Beach is one of the southernmost San Diego neighborhoods. You can actually see the Plaza Monumental de Tijuana from here! Imperial Beach is a hot spot for surfers, so be sure to check out their surf board museum and catch a wave.  

There are plenty of activities and attractions in Imperial Beach. The estuary is home to over 300 species of birds--you might even spot a rogue parrot here! The pier is also a must-see when you're in Imperial Beach. You'll also find the only beachfront farmers market here. There's also a short coastal art walk where you'll see six notable art installations. 

Imperial Beach Home Prices 

These are the year to date stats as of June 2022. For monthly stats, visit the San Diego Association of Realtors website

  • 91932 Imperial Beach Single Family Homes: $850,000
  • 91932 Imperial Beach Condos: $550,000

Rental Rates in Imperial Beach 

  • Imperial Beach is a coastal, military, beach town 
  • 1 bedroom condos $1250-$1495/mo range
  • 2 bedroom detached homes around $2200-$2400/mo
  • 3 bedroom detached homes renting for upwards of $2600/mo and higher

Pros of Investing in Imperial Beach

It's no longer a secret that Imperial Beach (IB) is a prime investment opportunity. It is by far the most affordable coastal neighborhood in San Diego, it's next to the Tijuana border crossing, and its downtown area is seeing a rejuvenation. There are condo options for under $300,000 and the detached home lots are also good ripe for constructing an auxiliary dwelling unit (ADU) to provide even more income and property value!

Cons of Investing in Imperial Beach

Imperial Beach is another neighborhood where you want to be cautious about investing just because the numbers are more favorable than other areas of San Diego. Some streets are much safer and more desirable than others so be sure you have a veteran agent to guide you in different pockets.

Sample Deal in Imperial Beach

1450 Iris St Unit 9 - Full Deal Report 

  • $275,000 purchase price ($88,000 cash needed)
  • -$167 cash flow per month
  • 3% cap rate 
  • -2.3% COC

Though plainly updated, this 1B/1BA condo is a bread-and-butter rental that nearly breaks even on a monthly basis! For rentals in San Diego, it is imperative that condos have at least one reserved parking space (like this one does) and ideally two if it is a 2B since parking is so impacted here. The large living room, swimming pool, gym, and in-unit laundry are huge marketing features for this unit.

**Disclaimer: Keep in mind that when we analyze potential rental properties, we are very conservative in our numbers. We use an average market rent and account for all property expenses like maintenance, capital expenditures, vacancy, and management fees. Expenses are also estimated on the higher end. In reality you should see the rental properties performing slightly better than analyzed. We prefer to be pleasantly surprised rather than disappointed with property performance!**

What to avoid in Imperial Beach Neighborhoods

When choosing where to buy your investment property, you should be on the lookout for a few things. These things can be a red flag for the kind of area you want to avoid. 

  • Trash in the front or backyard 
  • Vandalism nearby (graffiti, damaged property, etc.) 
  • Multiple vacant homes close by 
  • Poor street light; street feels unsafe
  • Backs up or is close to a major highway or freeway 
  • Foundation issues 

Imperial Beach Property Management

Good Life Property Management has become experts in Imperial Beach property management over the last 8 years. As a result, we know how to effectively market and manage your Imperial Beach home. We find that days on market are average when compared to other areas and vacancy is about average as well. Imperial Beach property management can be challenging, but doesn’t have to be with Good Life.

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