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San Diego County/Lemon Grove/91945

91945

ZIPSAFMR
San Diego County, CA
Zillow

ZIP Investment Score

79Below average

095130300
BRFMR
Eff. Rent
0 BR$1,820$1,870
1 BR$1,940$2,120
2 BR$2,350$2,570
3 BR$3,120$3,430
4 BR$3,770$3,700
5 BR$4,336Not available
6 BR$4,986Not available
7 BR$5,734Not available
8 BR$6,594Not available

Purchase Price Calculator

Maximum purchase price
$319,984

Cost breakdown

+Likely effective rent$2,570
HUD FMR$2,350
Market rent$2,690
Est. payment standard (109%)Used$2,570
-Principal and interest-$1,618
Loan amount$255,988
Down payment$63,997
Rate6.50%
Term30 years
-Operating costs-$752
Property taxes-$320
Insurance-$175
Utilities$0
HOA$0
Management-$257
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$40,975(64.0% ROI)
Projected value
$344,588
Return breakdown
Property appreciation+$24,604
Loan principal paid down+$9,171
Rental cash flow+$7,200
5-year hold
+$70,404(110.0% ROI)
Projected value
$362,033
Return breakdown
Property appreciation+$42,049
Loan principal paid down+$16,355
Rental cash flow+$12,000
10-year hold
+$152,594(238.4% ROI)
Projected value
$409,607
Return breakdown
Property appreciation+$89,623
Loan principal paid down+$38,971
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.96
1 BR
0.88
2 BR
0.87
3 BR
0.81
4 BR
1.02
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 91945 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 91945 (Lemon Grove, CA) is $2,350 a month. That is down 4.5% from $2,460 in FY 2026. Lemon Grove 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, 91945 has the 159th-highest two-bedroom rent (county range $1,750–$4,230). The median county two-bedroom FMR in California is $1,725, so ZIP 91945 is 36% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 91945
BedroomsFY 2027Change90–110% range
Studio$1,820−3.2%$1,638–$2,002
1BR$1,940−4.0%$1,746–$2,134
2BR$2,350−4.5%$2,115–$2,585
3BR$3,120−4.9%$2,808–$3,432
4BR$3,770−5.0%$3,393–$4,147

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 91945
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,820$1,940$2,350$3,120$3,770
FY 2026$1,880$2,020$2,460$3,280$3,970
FY 2025$1,760$1,910$2,360$3,160$3,840
FY 2024$1,690$1,840$2,320$3,130$3,800
FY 2023$1,490$1,640$2,090$2,860$3,470

Two-bedroom rent in nearby San Diego County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 91945
91933$2,820+20.0%
91934$2,790+18.7%
91935$2,730+16.2%
91941$2,630+11.9%
91942$2,840+20.9%
91943$2,820+20.0%
91944$2,820+20.0%
91945Current$2,350—
91946$2,820+20.0%
91948$2,810+19.6%
91950$2,220−5.5%
91951$2,820+20.0%

Questions about ZIP 91945 rents

How much will Section 8 pay for a two-bedroom in ZIP 91945?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,350, that basic range is $2,115 to $2,585 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 91945 in?

ZIP 91945 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 91945 for FY 2027?

The two-bedroom FMR fell 4.5%, from $2,460 in FY 2026 to $2,350 in FY 2027. Since FY 2023 it has risen 12.4%.

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 rentLemon Grove, CA fair market rentCA statewide rentsWhat is SAFMR?Data sources