San Diego County

CaliforniaPopulation: 3,289,701
36
/100
Avoid
#3,046 of 3,073 counties
#37 in California (58 counties)
Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring
Updated October 19, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$926,979
Median Home Price
295% above the median US county
$2,967/mo
Median Rent
97% above the median US county
3.84%
Annual Rent-to-Price Ratio
Top 96% nationally
-$3,206
Est. Monthly Cash Flow
With 20% down at 7.4% rate

Deep-dive analysis

Rent vs Buy
Break-even math + market-specific verdict for buying vs renting
Investment Analysis
Investor thesis, where to buy by profile, forward catalysts
Cap Rates
Gross + net yield by sub-market, compression outlook
Rental Prices
Rent trends, affordability, forecast for renters and landlords
House Hack
Duplex / ADU / fourplex strategies with real numbers

Scenario comparison

Same $2,967/mo rent assumption, 20% down, 7.40% rate. What changes is the acquisition price.
ScenarioPurchase priceMonthly cash flowCap rateCash-on-cash
75% of median
value-add or distressed
$695,234-$1,923/mo3.3%-14.4%
Median
typical MLS deal
$926,979-$3,206/mo2.5%-18.0%
125% of median
newer / premium
$1,158,724-$4,490/mo2.0%-20.2%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

20%
5%50%100%

Purchase

Purchase Price$926,979
Down Payment (20%)$185,396
Loan Amount$741,583
Interest Rate7.40%

Monthly Cash Flow

Gross Rent+$2,967
Monthly P&I-$5,135
Est. Expenses (35%)-$1,039
Net Cash Flow-$3,206/mo
2.5%
Cap Rate (all cash)
-18.0%
Cash-on-Cash Return
3.84%
Rent-to-Price Ratio
Negative leverage: At 7.40% rates, borrowing costs exceed the 2.5% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

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Score Breakdown

Overall Investment Score
36/100
36
Cash Flow(30%)
28/100

Based on 3.84% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)
58/100

Based on 0.8% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)
50/100

Population data not available.

Affordability(20%)
4/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

  • +Complete rent data available

Challenges

  • -Below-average rent-to-price ratio (3.84%)
  • -Negative cash flow at typical financing (-$3,206/mo)
  • -Negative leverage (cap rate 2.5% < mortgage rate 7.4%)
  • -High price-to-income ratio makes financing challenging

Economic Indicators

Population
3,289,701
Median Income
—
Data pending
Unemployment Rate
—
Data pending
Price-to-Income
—
Data pending

Who this market fits

Best for
  • +All-cash buyers: removing debt service flips the cap rate to actual yield
Skip if
  • −You need positive cash flow on day one at typical leverage
  • −You can't tolerate negative leverage (cap rate below mortgage rate today)
  • −You rely on FHA-style financing: prices are stretched relative to local incomes
  • −You want a market with broad institutional consensus on fundamentals

Compare to California counties with similar scores

CountyVerdict
San BenitoCA
38$763,020$2,8594.50%AvoidView
VenturaCA
38$869,794$2,9554.08%AvoidView
San MateoCA
38$1,579,058$3,9933.03%AvoidView
Contra CostaCA
37$768,394$2,9024.53%AvoidView
CurrentSan DiegoCA
36$926,979$2,9673.84%Avoid
Los AngelesCA
36$871,674$2,8063.86%AvoidView

Section 8 in San Diego County: payment standards by ZIP, PHA waitlist status, and voucher counts are on VoucherMatch, the same HUD dataset with the tenant demand side attached.

The Bottom Line

AvoidSan Diego may be challenging for traditional rentals. High prices or low rents make cash flow difficult.

San Diego County in California scores 36/100, ranking #3046 of 3,073 US counties (top 99%). At 20% down and current rates, a median-priced rental loses about $3206/month; the 3.84% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow
$-3,206/mo
Cap Rate
2.5%
Cash-on-Cash
-18.0%

Related markets

All counties in California →

Average rent by city in San Diego County

Typical asking rent across each city's ZIP codes (Zillow Observed Rent Index). Open a city for rent by ZIP and bedroom count.

Rent vs buy in California cities

Rent vs buy in Los Angeles, CAMedian $859,958 · rent $2,809/moRent vs buy in San Diego, CAMedian $910,765 · rent $2,933/moRent vs buy in San Jose, CAMedian $1,578,502 · rent $3,419/moRent vs buy in San Francisco, CAMedian $1,245,307 · rent $3,680/moRent vs buy in Sacramento, CAMedian $518,553 · rent $2,149/moAll California citiesFull rent-vs-buy directory for the state

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