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San Diego County/Descanso/91916

91916

ZIPSAFMR
San Diego County, CA
Zillow

ZIP Investment Score

90Below average

095130300
BRFMR
Eff. Rent
0 BR$2,100$2,100
1 BR$2,270$2,270
2 BR$2,820$2,820
3 BR$3,770$3,770
4 BR$4,590$4,590
5 BR$5,279Not available
6 BR$6,070Not available
7 BR$6,981Not available
8 BR$8,028Not available

Purchase Price Calculator

Maximum purchase price
$357,134

Cost breakdown

+Likely effective rent$2,820
HUD FMRUsed$2,820
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,806
Loan amount$285,707
Down payment$71,427
Rate6.50%
Term30 years
-Operating costs-$814
Property taxes-$357
Insurance-$175
Utilities$0
HOA$0
Management-$282
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$44,896(62.9% ROI)
Projected value
$384,595
Return breakdown
Property appreciation+$27,460
Loan principal paid down+$10,236
Rental cash flow+$7,200
5-year hold
+$77,184(108.1% ROI)
Projected value
$404,065
Return breakdown
Property appreciation+$46,930
Loan principal paid down+$18,254
Rental cash flow+$12,000
10-year hold
+$167,524(234.5% ROI)
Projected value
$457,162
Return breakdown
Property appreciation+$100,028
Loan principal paid down+$43,496
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
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Mortgage rate
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ZIP 91916 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 91916 (Descanso, CA) is $2,820 a month. That is down 9.9% from $3,130 in FY 2026. Descanso is in the San Diego-Chula Vista-Carlsbad, CA MSA, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 174 ZIP codes in San Diego County, 91916 is tied for the 58th-highest two-bedroom rent (county range $1,750–$4,230). The median county two-bedroom FMR in California is $1,725, so ZIP 91916 is 63% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 91916
BedroomsFY 2027Change90–110% range
Studio$2,100−9.9%$1,890–$2,310
1BR$2,270−9.9%$2,043–$2,497
2BR$2,820−9.9%$2,538–$3,102
3BR$3,770−9.8%$3,393–$4,147
4BR$4,590−9.8%$4,131–$5,049

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 91916
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,100$2,270$2,820$3,770$4,590
FY 2026$2,330$2,520$3,130$4,180$5,090
FY 2025$2,580$2,800$3,470$4,640$5,650
FY 2024$2,480$2,710$3,410$4,600$5,580
FY 2023$1,630$1,790$2,280$3,120$3,790

Two-bedroom rent in nearby San Diego County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 91916
91905$2,640−6.4%
91906$2,080−26.2%
91908$2,8200.0%
91910$2,590−8.2%
91911$2,660−5.7%
91912$2,8200.0%
91913$3,740+32.6%
91914$4,120+46.1%
91915$3,810+35.1%
91916Current$2,820—
91917$2,730−3.2%
91921$2,8200.0%

Questions about ZIP 91916 rents

How much will Section 8 pay for a two-bedroom in ZIP 91916?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,820, that basic range is $2,538 to $3,102 a month. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 91916 in?

ZIP 91916 is in the San Diego-Chula Vista-Carlsbad, CA MSA. HUD requires Small Area FMRs in this area, so payment standards are set by ZIP code.

How much did fair market rent change in ZIP 91916 for FY 2027?

The two-bedroom FMR fell 9.9%, from $3,130 in FY 2026 to $2,820 in FY 2027. Since FY 2023 it has risen 23.7%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentDescanso, CA fair market rentCA statewide rentsWhat is SAFMR?Data sources