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San Diego County/Pauma Valley/92061

92061

ZIPSAFMR
San Diego County, CA
Zillow

ZIP Investment Score

63Below average

095130300
BRFMR
Eff. Rent
0 BR$1,870$1,870
1 BR$2,030$2,030
2 BR$2,520$2,520
3 BR$3,350$3,350
4 BR$4,080$4,080
5 BR$4,692Not available
6 BR$5,396Not available
7 BR$6,205Not available
8 BR$7,136Not available

Purchase Price Calculator

Maximum purchase price
$312,554

Cost breakdown

+Likely effective rent$2,520
HUD FMRUsed$2,520
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,580
Loan amount$250,044
Down payment$62,511
Rate6.50%
Term30 years
-Operating costs-$740
Property taxes-$313
Insurance-$175
Utilities$0
HOA$0
Management-$252
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$40,191(64.3% ROI)
Projected value
$336,587
Return breakdown
Property appreciation+$24,033
Loan principal paid down+$8,958
Rental cash flow+$7,200
5-year hold
+$69,048(110.5% ROI)
Projected value
$353,627
Return breakdown
Property appreciation+$41,072
Loan principal paid down+$15,975
Rental cash flow+$12,000
10-year hold
+$149,608(239.3% ROI)
Projected value
$400,096
Return breakdown
Property appreciation+$87,542
Loan principal paid down+$38,066
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
--
Mortgage rate
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ZIP 92061 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 92061 (Pauma Valley, CA) is $2,520 a month. That is down 9.7% from $2,790 in FY 2026. Pauma 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, 92061 has the 151st-highest two-bedroom rent (county range $1,750–$4,230). The median county two-bedroom FMR in California is $1,725, so ZIP 92061 is 46% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 92061
BedroomsFY 2027Change90–110% range
Studio$1,870−9.7%$1,683–$2,057
1BR$2,030−9.8%$1,827–$2,233
2BR$2,520−9.7%$2,268–$2,772
3BR$3,350−9.9%$3,015–$3,685
4BR$4,080−9.9%$3,672–$4,488

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 92061
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,870$2,030$2,520$3,350$4,080
FY 2026$2,070$2,250$2,790$3,720$4,530
FY 2025$2,300$2,500$3,090$4,130$5,030
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. 92061
92054$2,640+4.8%
92055$3,110+23.4%
92056$3,310+31.3%
92057$3,020+19.8%
92058$2,880+14.3%
92059$1,990−21.0%
92060$1,920−23.8%
92061Current$2,520—
92064$2,970+17.9%
92065$2,510−0.4%
92066$1,840−27.0%
92067$3,630+44.0%

Questions about ZIP 92061 rents

How much will Section 8 pay for a two-bedroom in ZIP 92061?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,520, that basic range is $2,268 to $2,772 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 92061 in?

ZIP 92061 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 92061 for FY 2027?

The two-bedroom FMR fell 9.7%, from $2,790 in FY 2026 to $2,520 in FY 2027. Since FY 2023 it has fallen 1.6%.

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