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San Diego County/San Diego/92104

92104

ZIPSAFMR
San Diego County, CA
Zillow

ZIP Investment Score

57Below average

095130300
BRFMR
Eff. Rent
0 BR$2,260$2,010
1 BR$2,410$2,380
2 BR$2,910$3,200
3 BR$3,860$4,250
4 BR$4,670$4,680
5 BR$5,371Not available
6 BR$6,176Not available
7 BR$7,102Not available
8 BR$8,168Not available

Purchase Price Calculator

Maximum purchase price
$413,602

Cost breakdown

+Likely effective rent$3,200
HUD FMR$2,910
Market rent$3,490
Est. payment standard (110%)Used$3,200
-Principal and interest-$2,091
Loan amount$330,882
Down payment$82,720
Rate6.50%
Term30 years
-Operating costs-$909
Property taxes-$414
Insurance-$175
Utilities$0
HOA$0
Management-$320
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$50,857(61.5% ROI)
Projected value
$445,404
Return breakdown
Property appreciation+$31,802
Loan principal paid down+$11,855
Rental cash flow+$7,200
5-year hold
+$87,491(105.8% ROI)
Projected value
$467,953
Return breakdown
Property appreciation+$54,351
Loan principal paid down+$21,140
Rental cash flow+$12,000
10-year hold
+$190,217(230.0% ROI)
Projected value
$529,446
Return breakdown
Property appreciation+$115,844
Loan principal paid down+$50,373
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.12
1 BR
1.01
2 BR
0.83
3 BR
0.85
4 BR
1.00
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 92104 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 92104 (San Diego, CA) is $2,910 a month. That is down 5.8% from $3,090 in FY 2026. San Diego 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, 92104 has the 52nd-highest two-bedroom rent (county range $1,750–$4,230). The median county two-bedroom FMR in California is $1,725, so ZIP 92104 is 69% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 92104
BedroomsFY 2027Change90–110% range
Studio$2,260−4.2%$2,034–$2,486
1BR$2,410−4.7%$2,169–$2,651
2BR$2,910−5.8%$2,619–$3,201
3BR$3,860−6.3%$3,474–$4,246
4BR$4,670−6.4%$4,203–$5,137

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 92104
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,260$2,410$2,910$3,860$4,670
FY 2026$2,360$2,530$3,090$4,120$4,990
FY 2025$2,110$2,300$2,840$3,800$4,620
FY 2024$1,990$2,170$2,730$3,680$4,470
FY 2023$1,700$1,870$2,380$3,250$3,960

Two-bedroom rent in nearby San Diego County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 92104
92096$2,820−3.1%
92101$4,090+40.5%
92102$2,700−7.2%
92103$3,210+10.3%
92104Current$2,910—
92105$2,290−21.3%
92106$2,930+0.7%
92107$3,170+8.9%
92108$4,120+41.6%
92109$3,480+19.6%
92110$3,250+11.7%
92111$2,820−3.1%

Questions about ZIP 92104 rents

How much will Section 8 pay for a two-bedroom in ZIP 92104?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,910, that basic range is $2,619 to $3,201 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 92104 in?

ZIP 92104 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 92104 for FY 2027?

The two-bedroom FMR fell 5.8%, from $3,090 in FY 2026 to $2,910 in FY 2027. Since FY 2023 it has risen 22.3%.

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 rentSan Diego, CA fair market rentCA statewide rentsWhat is SAFMR?Data sources