ACI Apartments

09/04/2026

UNDER CONTRACT | 1027–39 S 32nd St, San Diego

Three detached cottage-style units + approved plans for 4 additional units are officially under contract.

This offering combined strong existing income with a clear path to future development — exactly the type of flexibility many multifamily investors are looking for in today’s market.

Thinking about selling or repositioning a San Diego apartment property? Let’s talk.

09/04/2026

Coming Soon | La Mesa Investment Property

Positioned on a large 0.83-acre lot, this property features two detached residences with strong in-place income and flexibility for both investors and owner-users.

Property highlights include:

• $77,100 Actual GSI
• Oversized 3BR/2BA | Approx. 1,500 SF
• Detached 1BR/1BA residence
• 2 garages
• Large 0.83-acre lot
• Strong existing rental income
• Flexible long-term investment or owner-user potential

A well-positioned La Mesa asset with current cash flow, multiple structures, and substantial lot area.

Contact me for additional information and early access before the property officially hits the market.

09/02/2026

Coming Soon in Hillcrest | The Richmond | 19 Units

A rare opportunity to acquire new construction in the heart of Hillcrest at a dramatically improved basis.

The Richmond is coming back to market $2,000,000 below its original list price and is now being offered below expected replacement cost in one of San Diego’s most desirable rental markets.

Property highlights include:

• 19 Units
• 4.66% Cap Rate
• 14.65 GRM
• Approximately 95% leased
• New construction
• Prime 92103 location
• $2M price correction

For additional information or to get on the early-access list before the property officially launches, contact Ricardo Lopez with ACI Apartments.

Apartment Consultants Inc. (ACI) is the most successful income property brokerage firm in San Diego county.

08/14/2026

Just Listed | 1027–39 S 32nd St, San Diego, 92113
Follow the link to download the OM: https://aciapartments.com/1027-39-s-32nd-street-92113/

3 fully remodeled detached cottage-style units with approved plans for 4 additional units (message for GC estimates and full building plans).

The existing residences provide immediate income while a new owner has a clear path to expand the property to 7 total units.

Highlights:
• 3 remodeled detached cottages w/ WD hookups and private patios.
• Approved plans for 4 additional units
• Current rental income during construction
• Rental upside + development potential

We’re already receiving inquiries. Message me for the building plans, investment package, and contractor estimates.

08/14/2026

San Diego’s new STRO enforcement rules are serious and coming this Fall. After an issue with our own Airbnb listing we got insight into a major change that is coming soon: https://aciapartments.com/breaking-san-diego-stro-ordinance-update/

Under the upcoming system, even a small license mismatch or administrative error will result in a listing being shut down and the new policy will result in future bookings being canceled as well.

That’s concerning because we’ve dealt with City-side mistakes ourselves including misunderstandings about our property designation (ADU vs by-right unit) and the the wrong license number being sent to Airbnb by the city. When errors can happen on either side, wiping out months of bookings feels excessively harsh.

The takeaway for operators, managers, and owners: tighten up your admin now. Create SOPs for license renewals, platform updates, City correspondence and regular account audits.

One small mistake could become a very expensive problem.

Read our breakdown here: https://aciapartments.com/breaking-san-diego-stro-ordinance-update/

08/06/2026

Link To The Offering Memorandum HERE: bit.ly/4fL2H5P

Three existing remodeled detached cottages, with plans in place to add four new units and expand the property to seven total units.

This San Diego opportunity combines existing income, future rent upside, and a meaningful head start on new construction.

DM with any questions.

08/03/2026

For qualifying properties covered by AB 1482, the maximum increase is 8.2% for rent increases taking effect August 1, 2026 through July 31, 2027—down from 8.8% during the prior period.

The limit is generally calculated as 5% plus regional CPI, subject to a 10% maximum. Coverage, exemptions, prior increases, lease terms, notice requirements, and local regulations should all be reviewed before serving an increase.

New construction is generally exempt from AB 1482 for the first 15 years, while certain separately owned homes and condominiums may also qualify for an exemption when the required notice has been provided.

Want a complimentary rent survey? Send a DM or email us at [email protected]

08/03/2026

San Diego County’s maximum allowable annual rent increase under AB 1482 has decreased from 8.8% to 8.2%.

The new cap applies to qualifying rent increases taking effect August 1, 2026 through July 31, 2027. Remember, the limit applies over a 12-month period, exemptions and local rules may apply, and proper notice is still required.

Before serving an increase, confirm that the property and tenancy are covered—and that the full increase is supported under the law.

ApartmentInvesting SanDiegoRealEstate PropertyManagement ACIapartments

08/03/2026

Squeezing in an ADU? Read this first. 🛑

More units don’t always mean more value.

Watch out for these hidden project traps:
🔹 The 5+ Unit Trap: Adding an ADU to bring a 4-unit property to 5 units shifts you into commercial financing, which can actually shrink your buyer pool and lower your property value. (Bringing a duplex or triplex to a triplex or fourplex, however, remains a great play).
🔹 The Garage Sacrifice: Converting your only garage to an ADU in a suburban neighborhood kills resale value. End-users want storage and parking, not a crowded lot.
🔹 Chopping Up Footprints: Splitting a space into too many tiny units backfires. Larger units remain in high demand for both stable tenants and buyers.
🔹 Ignoring Base Zoning: Creating an ADU when your base zoning natively allowed for a standard, by-right unit limits your future exit and subdivision strategies.

⚠️ Note: These risks primarily apply to smaller residential properties, not necessarily larger 5+ unit commercial developments or existing apartment complexes, where adding ADUs operates under different valuation and financing rules.

Build for the market—not just maximum density.🏢

Want a second opinion on your next project layout?

Let’s look at the zoning together:
📞 (619) 299-3000
📧 [email protected]

07/31/2026

ADUs are often presented as the easiest way to add units, but are they always the best investment?

Our COO, Max Shenk, explores the growing distinction between ADUs and by-right units, and why parking, flexibility, fees, financing, and resale value deserve more attention.

The market’s view of ADUs is changing. Read the full article: https://aciapartments.com/the-adu-effect-in-san-diego/