4791 Ingraham St, Pacific Beach

Case Study: 4791 Ingraham St, Pacific Beach

A 7-unit Pacific Beach building near Mission Bay sold off-market for $2,450,000 ($350,000 per unit). Arby Eivazian represented the seller.

Sale snapshot

• Sale price: $2,450,000 ($350,000 per unit)

• Units: 7 (6 × 2BD/1BA, 1 × 1BD/1BA)

• Submarket: Pacific Beach (coastal)

• Marketing: Off-market

• Representation: Seller

The building

A 7-unit building minutes from Mission Bay and the Pacific Beach retail corridors, weighted toward two-bedroom units. Buildings of this size in PB trade infrequently, so there are few direct comparables. That makes pricing harder, not easier.

How we approached the sale

• Built the valuation from coastal comparables and the gap between in-place and achievable rents, rather than countywide averages

• Took it to a targeted group of buyers looking specifically for coastal 5–15 unit buildings, without a public listing

• Kept tenant disruption low during showings and due diligence

Why it matters for coastal owners

Coastal buildings typically trade at lower cap rates than inland ones (see our cap rate ranges by submarket). Buyers are often paying for long-term rent upside rather than today's income, so the quality of the rent analysis matters more than in a cash-flow-driven inland sale. An off-market sale also trades some exposure for privacy, which is a choice to make deliberately.

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