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San Diego County/Spring Valley/91978

91978

ZIPSAFMR
San Diego County, CA
Zillow

ZIP Investment Score

84Below average

095130300
BRFMR
Eff. Rent
0 BR$2,280$2,020
1 BR$2,430$2,300
2 BR$2,940$3,150
3 BR$3,900$3,910
4 BR$4,710$4,660
5 BR$5,417Not available
6 BR$6,229Not available
7 BR$7,163Not available
8 BR$8,238Not available

Purchase Price Calculator

Maximum purchase price
$406,172

Cost breakdown

+Likely effective rent$3,150
HUD FMR$2,940
Market rent$3,270
Est. payment standard (107%)Used$3,150
-Principal and interest-$2,054
Loan amount$324,938
Down payment$81,234
Rate6.50%
Term30 years
-Operating costs-$896
Property taxes-$406
Insurance-$175
Utilities$0
HOA$0
Management-$315
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$50,073(61.6% ROI)
Projected value
$437,403
Return breakdown
Property appreciation+$31,231
Loan principal paid down+$11,642
Rental cash flow+$7,200
5-year hold
+$86,135(106.0% ROI)
Projected value
$459,547
Return breakdown
Property appreciation+$53,374
Loan principal paid down+$20,760
Rental cash flow+$12,000
10-year hold
+$187,231(230.5% ROI)
Projected value
$519,935
Return breakdown
Property appreciation+$113,763
Loan principal paid down+$49,468
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.13
1 BR
1.06
2 BR
0.90
3 BR
1.00
4 BR
1.01
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 91978 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 91978 (Spring Valley, CA) is $2,940 a month. That is down 8.4% from $3,210 in FY 2026. Spring Valley 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, 91978 is tied for the 49th-highest two-bedroom rent (county range $1,750–$4,230). The median county two-bedroom FMR in California is $1,725, so ZIP 91978 is 70% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 91978
BedroomsFY 2027Change90–110% range
Studio$2,280−6.9%$2,052–$2,508
1BR$2,430−7.6%$2,187–$2,673
2BR$2,940−8.4%$2,646–$3,234
3BR$3,900−8.9%$3,510–$4,290
4BR$4,710−9.1%$4,239–$5,181

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 91978
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,280$2,430$2,940$3,900$4,710
FY 2026$2,450$2,630$3,210$4,280$5,180
FY 2025$2,320$2,510$3,110$4,160$5,060
FY 2024$2,210$2,400$3,030$4,090$4,960
FY 2023$1,830$2,010$2,560$3,500$4,260

Two-bedroom rent in nearby San Diego County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 91978
91950$2,220−24.5%
91951$2,820−4.1%
91962$3,290+11.9%
91963$2,820−4.1%
91976$2,820−4.1%
91977$2,420−17.7%
91978Current$2,940—
91979$2,820−4.1%
91980$2,820−4.1%
92003$2,760−6.1%
92004$1,750−40.5%
92007$3,760+27.9%

Questions about ZIP 91978 rents

How much will Section 8 pay for a two-bedroom in ZIP 91978?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,940, that basic range is $2,646 to $3,234 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 91978 in?

ZIP 91978 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 91978 for FY 2027?

The two-bedroom FMR fell 8.4%, from $3,210 in FY 2026 to $2,940 in FY 2027. Since FY 2023 it has risen 14.8%.

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 rentSpring Valley, CA fair market rentCA statewide rentsWhat is SAFMR?Data sources