Rental numbers for ZIP 91916 (Descanso, CA)
Negative cash flow at today's 7.78% investor rate with 25% down; the typical home breaks even at about 1.5%.
- Gross yield
- 5.6%
- rent x 12 / price
- Est. cap rate
- 3.1%
- NOI / price
- Cash flow
- -$1,876/mo
- at 7.78%, 25% down
- Typical price
- $667,000
- Zillow ZHVI, Aug 2026
- HUD Fair Market Rent
- $3,130/mo
- HUD Fair Market Rent, 2 bedroom, FY2026
The pro forma
Typical home, default assumptions
| Operator | Line | Amount | Source |
|---|---|---|---|
| Gross rent | $37,560 | ||
| Vacancy | $1,878 | ||
| Management | $2,855 | ||
| Property tax | $3,555 | ||
| Insurance | $1,986 | ||
| Maintenance | $6,669 | ||
| Net operating income | $20,618 | ||
| Loan payments | $43,125 | ||
| Cash flow | -$22,507 |
| Operator | Line | Amount | Source |
|---|---|---|---|
| Typical price | $666,907 | ||
| Down payment (25%) | $166,727 | ||
| Loan | $500,180 | ||
| Rate | 7.78% | ||
| Monthly payment | $3,594 | ||
| Cash in | $186,734 | ||
| Cash-on-cash return | -12.1% | ||
| DSCR | 0.48 | ||
| Break-even rate | 1.47% |
Assumptions
Change them in the calculator- Down payment25%
- A common minimum for investment-property and DSCR loans.
- Interest rate7.78%
- Freddie Mac 30-year 7.03% (week of 2026-09-24) + 0.75 point investor premium.
- Loan term30 years
- Fixed, fully amortising.
- Closing costs3% of price
- Added to cash invested.
- Insurance$1,986 a year
- NAIC 2023 average homeowners (HO-3) premium for California, $1,655, x 1.2 for a landlord policy.
- Maintenance1% of price a year
- The 1% rule of thumb; older homes run higher.
- Vacancy5% of rent
- About 18 days empty a year.
- Management8% of collected rent
- A typical full-service fee; zero if you self-manage.
Trends
Five years to August 2026
- Price, 12 months
- +0.1%
- Rent, 12 months
- n/a
- no Zillow rent series here
- Rent minus price growth
- n/a
- positive means yields are improving
Show the numbers
| Month | Typical value |
|---|---|
| Aug 2021 | $582,847 |
| Aug 2022 | $648,938 |
| Aug 2023 | $635,163 |
| Aug 2024 | $682,641 |
| Aug 2025 | $666,145 |
| Aug 2026 | $666,907 |
Rent references
Two sources, never blended
| Source | Studio | 1 bed | 2 bed | 3 bed | 4 bed |
|---|---|---|---|---|---|
| HUD Small Area FMR, FY2026 | $2,330 | $2,520 | $3,130 | $4,180 | $5,090 |
| Zillow observed rent, Aug 2026 | not published for this ZIP | ||||
HUD's Fair Market Rent is the 40th percentile gross rent (rent plus utilities) for a standard unit, and it is what Section 8 vouchers pay against. Zillow's index tracks asking rents on listed homes. The two measure different things, so they are shown side by side and never averaged. HUD area: San Diego-Chula Vista-Carlsbad, CA MSA.
Property tax
- Effective rate
- 0.53%
- ZIP area, ACS
- At the typical price
- $3,555/yr
Median real estate taxes paid divided by median home value, Census ACS 2020 to 2024. San Diego County: 0.68%. Actual bills depend on the assessment, exemptions and any non-homestead rate.
Supply
- Permits per 1,000 households
- 9.0
- San Diego County, last 12 months
- National percentile
- 68th
- among US counties
10,538 new housing units permitted in 2025-09 to 2026-08, Census Building Permits Survey. A high figure means more new supply competing for tenants.
Nearby ZIP codes
| ZIP | Distance | Typical price | Rent | Gross yield | Cash flow /mo |
|---|---|---|---|---|---|
| 91901Alpine | 7.2 mi | $961,000 | $2,329 | 2.9% | -$4,677 |
| 91962Descanso | 8.5 mi | $650,000 | $3,460* | 6.4% | -$1,470 |
| 92065Ramona | 14.6 mi | $808,000 | $2,631 | 3.9% | -$3,361 |
| 92021El Cajon | 15.0 mi | $777,000 | $2,149 | 3.3% | -$3,524 |
| 92040Lakeside | 15.9 mi | $813,000 | $2,255 | 3.3% | -$3,700 |
| 92019El Cajon | 16.6 mi | $878,000 | $2,744 | 3.8% | -$3,694 |
| 91935Jamul | 17.6 mi | $1,015,000 | $3,800 | 4.5% | -$3,796 |
| 91963Potrero | 18.3 mi | $537,000 | $3,000* | 6.7% | -$1,190 |
* HUD Fair Market Rent, 2 bedroom (no Zillow rent index for that ZIP).
Run the numbers on a real listing
The calculator opens with this ZIP's figures. Swap in a listing's price and rent, your rate and your costs.
Open the calculator for 91916Questions
- Is 91916 good for rental property?
- On the typical home here, priced at $667,000 and renting for $3,130 a month (HUD Fair Market Rent, 2 bedroom, FY2026), the gross yield is 5.6% and the estimated cap rate is 3.1%. At a 7.78% investor rate with 25% down, estimated cash flow is -$1,876 a month. The median gross yield across the 8,418 ZIP codes with full Zillow data is 5.6%. These are figures for a typical property, not a judgement on any particular one.
- What is the typical rent in 91916?
- Zillow does not publish a rent index for 91916. HUD's FY2026 Small Area Fair Market Rent for a 2-bedroom here is $3,130, the 40th percentile of gross rents and the basis for Section 8 payment standards.
- What is the property tax rate in 91916?
- The effective property tax rate is about 0.53% of value (median taxes paid divided by median home value, Census ACS 2020 to 2024). On the typical $667,000 home that is about $3,555 a year. Your bill depends on the assessment and local exemptions.
- What interest rate makes a rental in 91916 break even?
- About 1.47%. Below that rate, the typical home here cash-flows with 25% down and the default costs; above it, it does not. Today's investor rate used here is 7.78%.
- How fast are prices and rents changing in 91916?
- Over the 12 months to August 2026, the typical home value changed +0.1%.
Sources and method
- Zillow Home Value Index (ZHVI), mid tier, smoothed and seasonally adjusted
Zillow Research. Read: 2026-08.
Typical home value by ZIP, county, metro and state, and the price trend.
- HUD Small Area Fair Market Rents, FY2026
US Department of Housing and Urban Development. Read: FY2026.
Rent by bedroom count for every ZIP. The rent used on tier B pages, and a reference on all pages. It is the 40th percentile gross rent, so it runs below market.
- American Community Survey 5-year estimates, 2020 to 2024 (B25103 median real estate taxes paid, B25077 median home value, B11001 households)
US Census Bureau. Read: 2020 to 2024.
Effective property tax rate (median taxes paid divided by median value) by ZIP code tabulation area, county and state; households for the permits ratio.
- Freddie Mac Primary Mortgage Market Survey, 30-year fixed (FRED series MORTGAGE30US)
Freddie Mac via the Federal Reserve Bank of St. Louis. Read: 2026-09-24.
The weekly 30-year rate. The site adds a disclosed investor premium to it for the loan payment.
- Building Permits Survey, county monthly files
US Census Bureau. Read: 2025-09 to 2026-08.
New housing units permitted in the last 12 months per 1,000 households, a supply-pressure signal.
- NAIC Homeowners Insurance Report, data for 2023
National Association of Insurance Commissioners. Read: 2023.
Average HO-3 homeowners premium by state, multiplied by 1.2 as a landlord-policy assumption.
Data: Zillow Research (ZHVI, ZORI), HUD, US Census Bureau, Freddie Mac. Every formula is on the methodology page.
Estimates from public data for a typical property. Not investment, tax or legal advice. Your property, financing and costs will differ.