Real Estate Investing in Imperial Beach, California (91932)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 91932 (Imperial Beach, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 9.9% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Imperial Beach, CA (91932)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 91932 Imperial Beach
Not every below-median market is a bargain. Imperial Beach's 91932 ZIP posts signals that favor experienced operators who can absorb the risk $844K pricing implies.
Rent of $2,938/mo on a $844K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 91932 sits below the stated 0.0% once reality is priced in.
Regionally, 91932 sits on the difficult end of the CA spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
Looking more closely, 25,897 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The 91932 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Imperial Beach:
Property Strategy for 91932
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $449,569 | $2,290 | 3.7% | +4.5% | $449,569 |
| 2BR | $709,239 | $2,790 | 2.8% | +4.5% | $354,619 |
| 3BR | $844,158 | $3,720 | 3.2% | +4.7% | $281,386 |
| 4BR | $938,525 | $4,500 | 3.5% | +5.5% | $234,631 |
| 5BR | $1,074,615 | — | — | +6.4% | $214,923 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 91932 Compare?
| Metric | 91932 | Imperial Beach | San Diego-Chula Vista-Carlsbad, CA | California |
|---|---|---|---|---|
| Home Value | $844,215 | $844,215 | N/A | $761,003 |
| 5-Year CAGR | 2.7% | 2.7% | N/A | 5.7% |
| Avg Rent | $2,938 | $2,938 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 91932 (Imperial Beach, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 91932 (Imperial Beach, CA)?
~25 seconds · no account needed · your report is anonymous
Property managers serving San Diego County
Manage rentals here? List your business →33 Property Management offers residential and multi-family property management services in North County San Diego and Riverside, CA. summary from their website
This domain is for sale. summary from their website
Advent provides quality property management services throughout Southern California, focusing on customer service and using modern property management tools. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $844,215 |
| Monthly Rent | $2,938 |
| Price-to-Rent | 23.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 5.4% |
📈 Home Appreciation
| 1-Year | +3.0% ▲ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 Rent Trends
| 1-Year | -0.3% ▼ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +5.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 91932
Population: 25,897
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 91932
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 5,152 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average monthly rent in Imperial Beach, CA?
Expect rents around $2,938/mo per month in Imperial Beach, CA. With home values at $844K, the yield math works out to reasonable levels for rental investors.
How qualified is the tenant pool in Imperial Beach, CA?
The tenant pool in Imperial Beach, CA is solid, supported by local employment and population fundamentals. Rents of $2,938/mo are well-absorbed by the market.
Are there empty rentals in Imperial Beach, CA?
Vacancy in Imperial Beach, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,938/mo.
Is Imperial Beach, CA good for landlords?
For rental operators, Imperial Beach, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
What is the average home sale price in Imperial Beach, CA?
Typical homes in Imperial Beach, CA go for around $844K. The 5-year CAGR of 0.0% even-keeled price movement.
You know 91932 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 91932 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 91932 ranks in San Diego-Chula Vista-Carlsbad, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 91932 (Imperial Beach)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 91932 (Imperial Beach, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.