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San Diego County/San Diego/92116

92116

ZIPSAFMR
San Diego County, CA
Zillow

ZIP Investment Score

49Below average

095130300
BRFMR
Eff. Rent
0 BR$2,220$1,970
1 BR$2,370$2,470
2 BR$2,860$3,140
3 BR$3,790$4,170
4 BR$4,590$4,730
5 BR$5,279Not available
6 BR$6,070Not available
7 BR$6,981Not available
8 BR$8,028Not available

Purchase Price Calculator

Maximum purchase price
$404,686

Cost breakdown

+Likely effective rent$3,140
HUD FMR$2,860
Market rent$3,290
Est. payment standard (110%)Used$3,140
-Principal and interest-$2,046
Loan amount$323,749
Down payment$80,937
Rate6.50%
Term30 years
-Operating costs-$894
Property taxes-$405
Insurance-$175
Utilities$0
HOA$0
Management-$314
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$49,916(61.7% ROI)
Projected value
$435,803
Return breakdown
Property appreciation+$31,117
Loan principal paid down+$11,599
Rental cash flow+$7,200
5-year hold
+$85,863(106.1% ROI)
Projected value
$457,865
Return breakdown
Property appreciation+$53,179
Loan principal paid down+$20,684
Rental cash flow+$12,000
10-year hold
+$186,633(230.6% ROI)
Projected value
$518,033
Return breakdown
Property appreciation+$113,346
Loan principal paid down+$49,287
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.13
1 BR
0.94
2 BR
0.87
3 BR
0.87
4 BR
0.96
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 92116 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 92116 (San Diego, CA) is $2,860 a month. That is down 5.9% from $3,040 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, 92116 has the 55th-highest two-bedroom rent (county range $1,750–$4,230). The median county two-bedroom FMR in California is $1,725, so ZIP 92116 is 66% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 92116
BedroomsFY 2027Change90–110% range
Studio$2,220−4.3%$1,998–$2,442
1BR$2,370−4.8%$2,133–$2,607
2BR$2,860−5.9%$2,574–$3,146
3BR$3,790−6.4%$3,411–$4,169
4BR$4,590−6.5%$4,131–$5,049

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 92116
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,220$2,370$2,860$3,790$4,590
FY 2026$2,320$2,490$3,040$4,050$4,910
FY 2025$2,070$2,250$2,780$3,720$4,530
FY 2024$1,960$2,130$2,690$3,630$4,400
FY 2023$1,710$1,880$2,390$3,270$3,970

Two-bedroom rent in nearby San Diego County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 92116
92110$3,250+13.6%
92111$2,820−1.4%
92112$2,820−1.4%
92113$2,240−21.7%
92114$2,420−15.4%
92115$2,650−7.3%
92116Current$2,860—
92117$2,810−1.7%
92118$4,230+47.9%
92119$2,940+2.8%
92120$3,110+8.7%
92121$3,290+15.0%

Questions about ZIP 92116 rents

How much will Section 8 pay for a two-bedroom in ZIP 92116?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,860, that basic range is $2,574 to $3,146 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 92116 in?

ZIP 92116 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 92116 for FY 2027?

The two-bedroom FMR fell 5.9%, from $3,040 in FY 2026 to $2,860 in FY 2027. Since FY 2023 it has risen 19.7%.

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