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San Diego County/El Cajon/92021

92021

ZIPSAFMR
San Diego County, CA
Zillow

ZIP Investment Score

82Below average

095130300
BRFMR
Eff. Rent
0 BR$1,890$1,920
1 BR$2,020$2,160
2 BR$2,440$2,650
3 BR$3,240$3,560
4 BR$3,910$4,300
5 BR$4,497Not available
6 BR$5,171Not available
7 BR$5,947Not available
8 BR$6,839Not available

Purchase Price Calculator

Maximum purchase price
$331,872

Cost breakdown

+Likely effective rent$2,650
HUD FMR$2,440
Market rent$2,760
Est. payment standard (109%)Used$2,650
-Principal and interest-$1,678
Loan amount$265,498
Down payment$66,374
Rate6.50%
Term30 years
-Operating costs-$772
Property taxes-$332
Insurance-$175
Utilities$0
HOA$0
Management-$265
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$42,230(63.6% ROI)
Projected value
$357,390
Return breakdown
Property appreciation+$25,518
Loan principal paid down+$9,512
Rental cash flow+$7,200
5-year hold
+$72,573(109.3% ROI)
Projected value
$375,483
Return breakdown
Property appreciation+$43,611
Loan principal paid down+$16,963
Rental cash flow+$12,000
10-year hold
+$157,371(237.1% ROI)
Projected value
$424,825
Return breakdown
Property appreciation+$92,952
Loan principal paid down+$40,419
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.97
1 BR
0.90
2 BR
0.88
3 BR
0.84
4 BR
0.86
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 92021 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 92021 (El Cajon, CA) is $2,440 a month. That is down 5.8% from $2,590 in FY 2026. El Cajon 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, 92021 has the 156th-highest two-bedroom rent (county range $1,750–$4,230). The median county two-bedroom FMR in California is $1,725, so ZIP 92021 is 41% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 92021
BedroomsFY 2027Change90–110% range
Studio$1,890−4.1%$1,701–$2,079
1BR$2,020−4.7%$1,818–$2,222
2BR$2,440−5.8%$2,196–$2,684
3BR$3,240−6.1%$2,916–$3,564
4BR$3,910−6.5%$3,519–$4,301

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 92021
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,890$2,020$2,440$3,240$3,910
FY 2026$1,970$2,120$2,590$3,450$4,180
FY 2025$1,760$1,910$2,360$3,160$3,840
FY 2024$1,670$1,830$2,300$3,100$3,770
FY 2023$1,470$1,620$2,060$2,820$3,420

Two-bedroom rent in nearby San Diego County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 92021
92014$4,170+70.9%
92018$2,820+15.6%
92019$2,840+16.4%
92020$2,510+2.9%
92021Current$2,440—
92022$2,820+15.6%
92023$2,820+15.6%
92024$3,680+50.8%
92025$2,590+6.1%
92026$2,800+14.8%
92027$2,500+2.5%
92028$2,300−5.7%

Questions about ZIP 92021 rents

How much will Section 8 pay for a two-bedroom in ZIP 92021?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,440, that basic range is $2,196 to $2,684 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 92021 in?

ZIP 92021 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 92021 for FY 2027?

The two-bedroom FMR fell 5.8%, from $2,590 in FY 2026 to $2,440 in FY 2027. Since FY 2023 it has risen 18.4%.

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 rentEl Cajon, CA fair market rentCA statewide rentsWhat is SAFMR?Data sources