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San Diego County/San Diego/92109

92109

ZIPSAFMR
San Diego County, CA
Zillow

ZIP Investment Score

43Below average

095130300
BRFMR
Eff. Rent
0 BR$2,700$2,470
1 BR$2,880$3,120
2 BR$3,480$3,830
3 BR$4,610$4,900
4 BR$5,580$5,480
5 BR$6,417Not available
6 BR$7,380Not available
7 BR$8,486Not available
8 BR$9,759Not available

Purchase Price Calculator

Maximum purchase price
$507,220

Cost breakdown

+Likely effective rent$3,830
HUD FMR$3,480
Market rent$4,210
Est. payment standard (110%)Used$3,830
-Principal and interest-$2,565
Loan amount$405,776
Down payment$101,444
Rate6.50%
Term30 years
-Operating costs-$1,065
Property taxes-$507
Insurance-$175
Utilities$0
HOA$0
Management-$383
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$60,738(59.9% ROI)
Projected value
$546,220
Return breakdown
Property appreciation+$39,000
Loan principal paid down+$14,538
Rental cash flow+$7,200
5-year hold
+$104,578(103.1% ROI)
Projected value
$573,873
Return breakdown
Property appreciation+$66,653
Loan principal paid down+$25,925
Rental cash flow+$12,000
10-year hold
+$227,839(224.6% ROI)
Projected value
$649,284
Return breakdown
Property appreciation+$142,064
Loan principal paid down+$61,775
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.09
1 BR
0.89
2 BR
0.83
3 BR
0.91
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 92109 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 92109 (San Diego, CA) is $3,480 a month. That is down 6.2% from $3,710 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, 92109 is tied for the 26th-highest two-bedroom rent (county range $1,750–$4,230). The median county two-bedroom FMR in California is $1,725, so ZIP 92109 is 102% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 92109
BedroomsFY 2027Change90–110% range
Studio$2,700−4.6%$2,430–$2,970
1BR$2,880−5.3%$2,592–$3,168
2BR$3,480−6.2%$3,132–$3,828
3BR$4,610−6.7%$4,149–$5,071
4BR$5,580−6.8%$5,022–$6,138

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 92109
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,700$2,880$3,480$4,610$5,580
FY 2026$2,830$3,040$3,710$4,940$5,990
FY 2025$2,540$2,760$3,410$4,560$5,550
FY 2024$2,390$2,600$3,280$4,420$5,370
FY 2023$2,070$2,280$2,900$3,960$4,820

Two-bedroom rent in nearby San Diego County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 92109
92103$3,210−7.8%
92104$2,910−16.4%
92105$2,290−34.2%
92106$2,930−15.8%
92107$3,170−8.9%
92108$4,120+18.4%
92109Current$3,480—
92110$3,250−6.6%
92111$2,820−19.0%
92112$2,820−19.0%
92113$2,240−35.6%
92114$2,420−30.5%

Questions about ZIP 92109 rents

How much will Section 8 pay for a two-bedroom in ZIP 92109?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $3,480, that basic range is $3,132 to $3,828 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 92109 in?

ZIP 92109 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 92109 for FY 2027?

The two-bedroom FMR fell 6.2%, from $3,710 in FY 2026 to $3,480 in FY 2027. Since FY 2023 it has risen 20.0%.

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