KIRE fills missing middle with National City apartments

TL;DR

KIRE Builders targets middle-income renters with workforce apartments in areas like National City.
Newest $16 million Talas project has 48 units renting from $2,060 to $3,100 monthly, 63% leased.
Fills housing gap for those priced out of trendy spots but above subsidized levels.

The story at a glance

Poway-based KIRE Builders develops multi-family housing for the "missing middle" of renters who want modern units without high-end prices. CEO Ryan Bickford discusses the firm's growth and latest Talas project in National City. The article profiles KIRE's strategy amid San Diego's housing shortage.[[1]](https://www.sdbj.com/real-estate/construction/kire-builds-for-missing-middle/)[[2]](https://www.sdbj.com/real-estate/construction/kire-builds-for-missing-middle)

Key points

Founded in 2012 by Kenneth Baumgartner, Joshua Santa, and Adam Hutchinson; name honors Baumgartner's late son Erik spelled backwards.
Vertically integrated: handles contracting, development, construction, and now property management to cut costs; 30 employees, up from 13 two years ago.
Builds three- and four-story wood-frame apartments with surface parking in infill sites, mainly National City so far, expanding to Escondido and San Diego.
Talas at 214 E. 7th St.: 48 units (studios to two-bedrooms, 354–954 sq ft), completed under $16.8 million budget at $16.03 million; site rezoned from medical office.
All prior projects in National City: e.g., The Commodore (92 units), Bella Vitas (70), Mariner’s Landing (61).
Current pipeline: 234 units under construction, growing to 289 by summer across four projects—most in company history.

Details and context

KIRE focuses on submarkets like National City, with old 1960s-1980s stock and little new supply, unlike downtown's luxury overbuild. This lets them offer basic modern housing—washers, dryers, breakfast bars—without pricey amenities, keeping rents lower for middle earners.

Talas benefits from flat land near Interstates 5 and 805, easy access, and city cooperation on rezoning. Rents target those who earn too much for subsidies but can't afford North Park or Bankers Hill.

The firm avoids high-rises to boost returns without top rents, suiting rent-sensitive tenants.

Key quotes

“Our tenants... have enough to pay for nice, modernized housing, but they’re not willing to pay the prices in North Park or downtown and they make too much for the truly subsidized (housing) category... They just want basic, modernized housing.”[[1]](https://www.sdbj.com/real-estate/construction/kire-builds-for-missing-middle/)

— Ryan Bickford, KIRE CEO

“We really like National City because of our focus on the middle-income niche within multi-family housing.”[[1]](https://www.sdbj.com/real-estate/construction/kire-builds-for-missing-middle/)

— Ryan Bickford

Why it matters

San Diego faces a shortage of mid-tier housing, leaving many workers underserved between luxury and subsidized options. For renters and investors, KIRE shows a workable model for attainable units in overlooked areas like National City, potentially easing local pressure. Watch if their expansion to new cities sustains growth amid rising costs and regulations.[[1]](https://www.sdbj.com/real-estate/construction/kire-builds-for-missing-middle/)