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1254 13th St, Imperial Beach, California 91932, Imperial Beach, 91932 - 2 bed, 3 bath

1254 13th St, Imperial Beach, California 91932 home-pic-0
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
$710
HOA
-
Days on market
-
Sold On
-
MLS number
PTP2505192
Home ConditionExcellent
Features
Patio
View-

About this home

Possibly Over-Priced:The estimated price is 3% below the list price. We found 3 Cons,5 Pros. Rank: price - $975.0K(73th), sqft - 1373(48th), beds - 2(12th), baths - 3(71th).

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
Condition Rating
Excellent
Despite being built in 1963, the property has undergone extensive and recent renovations, as confirmed by the listing description and images. Both the main house and ADU feature brand new, modern kitchens with white shaker cabinets, quartz countertops, and stainless steel appliances. The flooring, lighting, and overall aesthetic are contemporary and appear virtually new. The property is described as 'turn-key and move-in ready' with 'fresh upgrades including new kitchens, bathrooms, flooring, windows, and lighting,' aligning perfectly with the 'excellent' criteria for a property extensively renovated within the last 5 years.
Pros & Cons

Pros

Income-Generating ADU: Features a permitted studio ADU currently generating $1,975/month, providing significant rental income potential and mortgage offset.
Assumable VA Loan: Offers a highly attractive VA assumable loan at 5.75%, presenting a substantial financial advantage for eligible buyers in the current market.
Turn-key & Modern Upgrades: The property is fully updated and move-in ready with recent renovations including new kitchens, bathrooms, flooring, windows, and lighting.
Desirable Coastal Location: Situated minutes from the beach and local shops with easy freeway access and off-street parking, offering a prime Southern California lifestyle.
Versatile Living Arrangement: Comprises two separate units (main house + ADU), ideal for multi-generational living, guest accommodation, or maximizing rental income.

Cons

Absence of Cooling System: The property description does not mention a cooling system (e.g., air conditioning), which could be a significant drawback during warmer periods in Southern California.
Older Original Construction: While recently updated, the main structure dates back to 1963, potentially indicating older underlying systems or components not addressed by cosmetic renovations.
Lack of Scenic Views: Despite its coastal proximity, the property explicitly states 'view: None,' which may disappoint buyers seeking ocean or panoramic views typical of the area.

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