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1254 13th St, Imperial Beach, California 91932, Imperial Beach, - bed, bath

home-pic
ACTIVE$975,000
1254 13th St, Imperial Beach, California 91932
2Beds
3Baths
1,373Sqft
5,662.8Lot
Year Built
1963
Close
-
List price
$975K
Original List price
$975K
Price/Sqft
-
HOA
-
Days on market
-
Sold On
-
MLS number
PTP2505192
Home ConditionExcellent
Features
Patio
View-

About this home

VA Assumable loan @ 5.75%! Live the coastal lifestyle and generate rental income with this updated Imperial Beach gem! This versatile property features two separate units—a spacious 2 bed / 2 bath main house and a permitted studio ADU with its own entrance, currently bringing in $1,975/month in rental income. The main home boasts high ceilings, tons of natural light, and an open layout that flows to a private patio—perfect for entertaining or relaxing. The entire property is turn-key and move-in ready, with fresh upgrades including new kitchens, bathrooms, flooring, windows, and lighting. The ADU is ideal for offsetting your mortgage, hosting guests, or extended family. With off-street parking, easy freeway access, and just minutes to the beach and shops, this is a prime opportunity to enjoy SoCal living while building real estate wealth..

Nearby schools

3/10
Oneonta Elementary School
Public,•K-6•0.4mi
3/10
Mar Vista Academy
Public,•7-8•0.5mi
4/10
Mar Vista Senior High School
Public,•9-12•1.0mi

Price History

Date
Event
Price
07/10/25
Listing
$975,000
Neighborhood Comparison
 SubjectAverage HomeNeighbourhood Ranking (50 Listings)
Beds23
14%
Baths32
71%
Square foot1,3731,377
49%
Lot Size5,6636,600
8%
Price$975K$865K
73%
Price per square foot$710$661
59%
Built year19631959
73%
HOA
Days on market117161
29%
Condition Rating
Excellent
Despite being built in 1963, the property has undergone an extensive and recent renovation, as explicitly stated in the description ('fresh upgrades including new kitchens, bathrooms, flooring, windows, and lighting'). The images confirm this, showcasing two modern kitchens (main house and ADU) with new white shaker cabinets, quartz countertops, and stainless steel appliances. The flooring is consistent light wood-look throughout, and lighting is updated with recessed fixtures and modern ceiling fans. The overall aesthetic is contemporary and 'turn-key,' indicating all components are new or virtually new, meeting current quality standards.
Pros & Cons

Pros

Income-Generating ADU: The property features a permitted studio ADU with its own entrance, currently generating $1,975/month in rental income, providing a significant mortgage offset or additional revenue stream.
Assumable VA Loan: A highly attractive VA assumable loan at 5.75% is available, offering a substantial financial advantage in the current interest rate environment.
Extensive Recent Renovations: The entire property is turn-key and move-in ready, boasting fresh upgrades including new kitchens, bathrooms, flooring, windows, and lighting, minimizing immediate capital expenditure for a buyer.
Desirable Coastal Location & Accessibility: Located in Imperial Beach, the property is just minutes to the beach and shops, with easy freeway access, offering a sought-after Southern California coastal lifestyle.
Versatile Property Use: With a 2-bed/2-bath main house and a separate studio ADU, the property offers flexible living arrangements suitable for owner-occupancy with rental income, multi-generational living, or guest accommodation.

Cons

No Scenic View: The property explicitly states 'view: None', which may be a drawback for buyers seeking scenic vistas, especially in a coastal area.
Age of Original Structure: Built in 1963, despite recent cosmetic and functional upgrades, the underlying infrastructure of the property is over 60 years old, which could imply potential for future maintenance or system replacements not covered by the recent renovations.
Pricing at Upper End of Market Estimate: The listing price of $975,000 is slightly above the current property estimation of $955,748.81, suggesting it may be priced at the higher end of market expectations.

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