1254 13th Street 1-2, Imperial Beach, California 91932, Imperial Beach, 91932 - 2 bed, 3 bath
1254 13th Street 1-2
Imperial Beach, California 91932
Property Price
SUMMARY
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 1254 13th Street 1-2 Subject | $975,000* List Price | 2 | 3 | 1,373 | $677 | - |
A 1385 10th Street Sold | $925,000 | 3 | 2 | 1,294 | $715 | 0.4 mi |
B 747 Holly Ave Sold | $885,000 | 4 | 2 | 1,521 | $582 | 0.6 mi |
C 1211 California St Sold | $1,185,000 | 3 | 2 | 1,443 | $821 | 0.9 mi |
D 1149 Connecticut Sold | $1,150,000 | 4 | 3 | 1,653 | $696 | 0.7 mi |
E 634 Spruce St Sold | $843,000 | 3 | 2 | 1,275 | $661 | 1.0 mi |
F 1331 Louden Lane Sold | $850,000 | 3 | 2 | 1,503 | $566 | 0.8 mi |
G 851 Holly Avenue Active | $875,000 List Price | 3 | 2 | 1,316 | $665 | 0.5 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is new construction or fully renovated.
Although originally built in 1963, the property has undergone an extensive recent renovation within the last 5 years, making it fully turn-key. The listing features modern renovated kitchens and bathrooms, updated flooring, new windows, and contemporary lighting fixtures. The inclusion of a permitted studio ADU and the high-quality interior finishes meet current market standards for an excellent condition rating.
PROSSTRENGTHS & OPPORTUNITIES
- Dual-Unit Income Potential
The property features a permitted studio ADU currently generating $1,975 per month, providing an excellent opportunity for rental income or a significant mortgage offset.
- Turn-Key Modern Updates
Extensively renovated with updated kitchens, bathrooms, flooring, and new windows, the home offers a contemporary, move-in-ready interior that appeals to modern buyers.
- Versatile Coastal Living
Located just minutes from the beach and local amenities, the layout with a separate entrance for the ADU offers maximum flexibility for multi-generational living or guests.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 2, other record bedroom count = 3.
- Underperforming School District
The local schools are rated between 3 and 4 out of 10, which may be a deterrent for families prioritizing high-ranking educational environments.
- Vintage Infrastructure
Despite the cosmetic and functional upgrades, the original 1963 construction may involve aging underlying systems that require long-term maintenance vigilance.
About 1254 13th Street 1-2
Live the coastal lifestyle and generate rental income with this beautifully updated gem in Imperial Beach! This versatile property features two separate units—a spacious 2 bed/2 bath main home and a permitted studio ADU with its own private entrance, currently generating $1,975/month in rental income. The main home offers soaring ceilings, abundant natural light, and an open layout that flows seamlessly to a private patio—perfect for entertaining or unwinding. Thoughtfully upgraded throughout, the property is truly turn-key with renovated kitchens and bathrooms, updated flooring, in-unit laundry, new windows, and modern lighting. The ADU provides excellent flexibility for supplemental income, guests, or extended family living. With off-street parking, convenient freeway access, and just minutes from the beach and local shops, this is an exceptional opportunity to enjoy Southern California living while building long-term real estate value.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1963
- Lot Size
- 5,662.8 Sq. Ft.
Interior
- Total Bedrooms
- 2
- Total Bathrooms
- 3 (3 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Imperial Beach Unified Schools
Oneonta Elementary School
Grades K-6 • 0.4 mi
Mar Vista Academy
Grades 7-8 • 0.5 mi
Mar Vista Senior High School
Grades 9-12 • 1.0 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 2.0 | 3.0 | 18% |
| Baths | 3.0 | 2.0 | 76% |
| Square foot | 1,373 | 1,410 | 47% |
| Lot Size | 5,662.8 | 6,100 | 42% |
| Price | $975.0K | $844.0K | 71% |
| Price per sq ft | $710 | $611 | 68% |
| Built year | 1963 | 1959 | 71% |
| HOA | $0 | $0 | 50% |
| Days on market | 9 | 201 | 5% |
Pricing History
Listed for Sale
Feb 26, 2026
$975,000
Initial Listing
Sold
Jun 9, 2023
$910,000
Public Record