Real Estate Investing in San Diego, California (92109)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 92109 (San Diego, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 16.0% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 37.1 — hard to cash-flow at these prices.
What’s happening in San Diego, CA (92109)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 92109 San Diego
The 92109 ZIP covers a section of San Diego that demands careful diligence. Prices near $1.5M look accessible, but the work to make a deal cash flow is real.
Rent of $3,364/mo on a $1.5M basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 92109 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in San Diego have seen price recovery that 92109 has not matched. San Diego County data supports the view that the spread is structural rather than temporary.
Demographically, 92109 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
New investors are better served looking at San Diego's stable or hybrid ZIPs before stepping into 92109. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in San Diego:
Property Strategy for 92109
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $629,553 | $3,040 | 3.5% | +6.8% | $629,553 |
| 2BR | $1,117,805 | $3,710 | 2.4% | +6.7% | $558,902 |
| 3BR | $1,748,288 | $4,940 | 2.0% | +8.9% | $582,763 |
| 4BR | $2,349,832 | $5,990 | 1.8% | +9.0% | $587,458 |
| 5BR | $2,702,033 | — | — | +8.9% | $540,407 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 92109 Compare?
| Metric | 92109 | San Diego | San Diego-Chula Vista-Carlsbad, CA | California |
|---|---|---|---|---|
| Home Value | $1,499,255 | $867,955 | N/A | $761,003 |
| 5-Year CAGR | 5.0% | 4.8% | N/A | 5.7% |
| Avg Rent | $3,364 | $3,152 | N/A | - |
| Cap Rate | 1.8% | 2.3% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 92109 (San Diego, CA). Anonymous, moderated, never written by AI.
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Property managers serving San Diego County
Manage rentals here? List your business →33 Property Management offers residential and multi-family property management services in North County San Diego and Riverside, CA. summary from their website
This domain is for sale. summary from their website
Advent provides quality property management services throughout Southern California, focusing on customer service and using modern property management tools. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $1,499,255 |
| Monthly Rent | $3,364 |
| Price-to-Rent | 37.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.7% |
| Cap Rate | 1.8% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +4.0% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 Rent Trends
| 1-Year | +3.9% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +6.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.8%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 92109
Population: 44,456
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 92109
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
TRACE
Urban Corps of San Diego County Charter
Dewey Elementary
Longfellow K-8
iHigh Virtual Academy
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 6,812 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does San Diego, CA rate as a rental market?
The 3.0/5 investability rating in San Diego, CA reflects its $1.5M prices and $3,364/mo rents. Investors generally consider it a solid option within CA.
How qualified is the tenant pool in San Diego, CA?
The renter base in San Diego, CA is reasonable for the $3,364/mo price point. Screening well and pricing to market typically yields reliable tenants.
How much rent can I charge in San Diego, CA?
Expect rents around $3,364/mo per month in San Diego, CA. With home values at $1.5M, the yield math works out to reasonable levels for rental investors.
What is the smart move for investors in San Diego, CA?
For San Diego, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is house hacking profitable in San Diego, CA?
San Diego, CA is a a tougher market for house hackers. FHA or conventional owner-occupant buyers find the $1.5M price point reasonable to enter.
You know 92109 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 92109 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 92109 ranks in San Diego-Chula Vista-Carlsbad, CA
Every ZIP in this metro, ranked. Free.
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