All Forum Posts by: Christina Labowicz

Best value 4-unit on the market in Ocean Beach for $1,975,000!

📍 4649-55 Muir Ave San Diego, CA 92107
💰 $1,975,000!

This charming and eclectic 4-unit property is a rare find—offering strong current rents with upside potential! Featuring four garages and a beautifully landscaped common area with brick pathways, park benches, and picnic tables, this is a true tenant favorite. Property features include:

✅ 4 Units + 4 garages
✅ Desirable outdoor common area
✅ Sought-after coastal location.

With some capital expenditures completed over the last few years, projections look good. An investor is likely going to continue the improvements of this Ocean Beach property and reap the rewards of the improved rents.

Listed by Christopher Siedenburg, CAL DRE #: 01907828

For more information or to schedule a showing, contact me today

If you own rental properties or short-term accommodations in San Diego, you’ll want to pay attention to the city’s new Transient Occupancy Tax (TOT) rates taking effect on May 1, 2025. These changes could impact your rental income and compliance requirements.

But don’t worry - if you weren’t already aware of these adjustments, you’re not alone. Recently, I spoke with a property owner in Mission Beach who wasn’t aware of the new tax adjustments and hadn’t updated their rental pricing. This oversight could have led to unexpected costs and compliance issues.

The City of San Diego has introduced new TOT rates based on location, which now fall into three categories: 11.75%, 12.75%, and 13.75%. Property owners are responsible for collecting and remitting the correct tax amount—whether they manage their rentals directly, through a property manager, or via online platforms like Airbnb.

If you’re renting out property, now is the time to:
✅ Check your tax zone – Use the city’s lookup tool to determine your rate
✅ Update your rental pricing & agreements – Ensure your listings reflect the correct tax rate
✅ Adjust your remittance process – TOT must be collected and submitted according to the new rules

Not sure how these changes impact your property? We break it all down in this week’s blog (linked to this post!), with key insights to help you stay compliant and avoid penalties.

FOR SALE – 9-Unit Multifamily Investment in University Heights for $3,775,000!

📍 4522 Oregon St, San Diego, CA 92116
💰 $3,775,000!

An unbeatable opportunity just 1.5 blocks from Adams Ave! This well-located property features:

✅ Unit Mix: 6 one-bed & 3 two-bed units
✅ Parking: 5 open & 4 tuck-under spaces (ADU potential!)
✅ High Rental Demand: Prime walkable location near shopping, dining & freeways

With strong upside potential through renovations and ADU conversion, this is a rare chance to secure a high-value asset in one of San Diego’s most sought-after neighborhoods.

🔗 Video Tour:

Listed by Terry Moore, CAL DRE #: 01041788

For more information or to schedule a showing, contact us today.

Recently, we worked on an escrow for a property in Lemon Grove that had both a JADU and an ADU—and the sale quickly became complicated due to a major restriction:

The JADU required owner-occupancy, meaning the property could only be sold to a buyer who planned to live there.

This dramatically limited the buyer pool. On top of that, Fannie Mae and Freddie Mac do not lend on properties with both a JADU and an ADU, making traditional financing nearly impossible.

This situation highlights why homeowners and investors must understand the risks before adding a JADU to their property.

So, what exactly is a JADU, and how could it impact your ability to buy, sell, or finance a home? We'll discuss JADUs in detail in this week's blog, along with key JADU facts that every homeowner & investor needs to know.

This stables seniors property located at 2481 Ulric St, San Diego had easy and obvious upside. A senior complex for 62+, it was a great example of an asset with stable cashflow with limited turn over. Plus it had the added benefit of lower maintenance repairs and management costs often associated with senior assets.

A respectful collaboration and sale, the transaction was a seamless and professional process thanks to the collaborative efforts of all parties involved. Congratulations to the new owners.

🏡 Thinking about selling? Take advantage of our FREE property valuation (valued at $600!)

Prime 12-Unit Townhome Investment in La Mesa!

📍 7425 Waite Dr, La Mesa
💰 $4,150,000

This well-maintained 12-unit townhome-style property offers an excellent opportunity for investors seeking stable cash flow and long-term appreciation. Located in a high-demand rental submarket, this asset stands out with its competitive pricing, strong market fundamentals, and immediate value-add potential.

Among active comparables in the area, this 12-unit property stands out as the superior investment option. It boasts the lowest Gross Rent Multiplier (GRM) (11.96) among available properties while also offering the highest CAP rate (5.18%)—outperforming competitors by nearly 1% in some cases.

Don’t miss out on this rare opportunity!

For more information or to schedule a showing, contact me today.

Before this La Mesa 12-Unit property officially hits the market, I wanted to give my network an exclusive first look!

Highlights include:

- 5.02% Cap Rate | 12.22GRM | $345 per Unit | $408 per Square Foot

- Unit mix of 100% 2BR/1.5BA Two-Story Townhouse units

- Spacious 850sqft units for a total living space of 10,150sqft

- Each unit has their own patio and reserved parking space

- On-Site Laundry

- 19,281sqft lot

- Extra reservable parking spaces on site

This is an exciting and rare investment opportunity offering strong returns and long-term value.

Whether you're looking for a strong investment for yourself or have a client in mind, let’s connect to discuss the details before this hits the market!

At ACI Apartments, we’ve specialized in multifamily apartment investments for over 40 years.

2000+ transactions and $3billion in transaction dollars later, we’re still just as passionate about the power of multifamily apartment investing as we were back in 1982 when ACI founders Keith Courtney and Dave Savage pioneered the industry in San Diego, and for good reason!

However investing in real estate is a significant decision, and choosing between multifamily investing and single-family properties can have a lasting impact on your financial goals. In San Diego’s competitive market, understanding the key differences between these investment types is essential for making an informed choice. We'll dive into these differences further in our latest blog.

Since 1982, the team at ACI has been helping investors navigate the evolving San Diego real estate market and maximize their investments.

Over 40 years later, not much has changed. San Diego continues to be one of the most attractive markets for investors looking to maximize returns and build long-term wealth through multifamily sales and real estate. A strong economy, high rental demand, and historically limited housing supply create an environment where well-positioned investments can yield consistent appreciation and steady cash flow. However, navigating this market successfully requires a deep understanding of current real estate trends, neighborhood dynamics, and financial opportunities. And the team at ACI is still there, making sure that our clients have access to trends and data-driven insights to feel confident making their next move.

Our latest blog discusses why San Diego remains a top market for multifamily sales and real estate investing in 2025. Feel free to connect directly if you have any questions or want to discuss further after having a read.

Hi all, 

Looking at some deals with ADU components for both me and my partner as well as my clients.

Last year it took about 4-6 months to get a permit on an ADU with the city for San Diego, I have another client who said its taking him over a year on his deals.

Has anyone gotten an ADU permit for a garage conversion recently in the city of San Diego? How long did it take, if so?