Real Estate Investing in San Diego, California (92116)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 92116 (San Diego, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Elevated vacancy: 8.4% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 33.3 — hard to cash-flow at these prices.
What’s happening in San Diego, CA (92116)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 92116 San Diego
The 92116 ZIP covers a section of San Diego that demands careful diligence. Prices near $993K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 92116 can be a a solid fit for hunting ground — but the discount at $993K reflects genuine risk that outside investors often underestimate.
ZIP 92116's metrics run below San Diego County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 92116 ZIP's population of 31,484 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in San Diego:
Property Strategy for 92116
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $467,370 | $2,490 | 3.8% | +6.4% | $467,370 |
| 2BR | $827,724 | $3,040 | 2.6% | +6.7% | $413,862 |
| 3BR | $1,362,001 | $4,050 | 2.1% | +7.5% | $454,000 |
| 4BR | $1,733,613 | $4,910 | 2.0% | +8.3% | $433,403 |
| 5BR | $2,059,445 | — | — | +8.6% | $411,889 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 92116 Compare?
| Metric | 92116 | San Diego | San Diego-Chula Vista-Carlsbad, CA | California |
|---|---|---|---|---|
| Home Value | $993,288 | $867,955 | N/A | $761,003 |
| 5-Year CAGR | 2.7% | 4.8% | N/A | 5.7% |
| Avg Rent | $2,486 | $3,152 | N/A | - |
| Cap Rate | 2.0% | 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 92116 (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 | $993,288 |
| Monthly Rent | $2,486 |
| Price-to-Rent | 33.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.0% |
| Cap Rate | 2.0% |
| 5-Year IRR | 4.6% |
📈 Home Appreciation
| 1-Year | +2.7% ▲ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 Rent Trends
| 1-Year | -1.6% ▼ |
| 3-Year CAGR | +0.6% ▲ |
| 5-Year CAGR | +4.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.0%). 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 92116
Population: 31,484
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 92116
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Home & Hosp/Transition Support
Central Elementary
Edison Elementary
Grant K-8
Hamilton Elementary
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 2,629 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is San Diego, CA a smart market for rental property?
Investors tracking San Diego, CA will find a 2.0/5 rating supported by $993K median home values and $2,486/mo rents. That profile suits long-term holders targeting reliable returns.
What is the typical home price in San Diego, CA?
San Diego, CA home values average about $993K. That price point suits investors targeting rentals with $2,486/mo in monthly income.
What are rental rates like in San Diego, CA?
Rent in San Diego, CA is around $2,486/mo. The resulting rent-to-value relationship with $993K pricing is reasonable for most investor models.
What is it like being a landlord in San Diego, CA?
Rental owners in San Diego, CA deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
Is San Diego, CA better for rentals, flips, or BRRRR?
Investors usually favor careful cash-flow rentals with hands-on management in San Diego, CA. With home values at $993K and rents near $2,486/mo, other strategies can work but produce consistent rather than outsized returns.
You know 92116 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 92116 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 92116 ranks in San Diego-Chula Vista-Carlsbad, CA
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