Real Estate Investing in San Diego (November 2026 data)

Across 4,203 active listings with a rent estimate, the median asking price is $960,000 and the median estimated rent is $4,281 a month. That is a gross yield of 5.4% (twelve months of rent over price) and a gross rent multiplier of 18.7. The modeled cap rate, which subtracts operating costs, is 1.3% at the median and 2.4% for the top tenth of listings. Compare them with the cap rate and gross rent multiplier guides.

Ranked by median modeled cap rate among ZIP codes with at least 10 active listings. A higher cap rate means more net rent per dollar of price, usually in exchange for a lower-priced, inland or older housing stock; the coast trades yield for appreciation potential this page does not measure.

1. 92114 San Diego: 2.3% cap rate, GRM 16.0, median price $767,497 (64 listings)
2. 91913 Chula Vista: 2.2% cap rate, GRM 16.0, median price $808,000 (71 listings)
3. 92113 San Diego: 2.2% cap rate, GRM 15.8, median price $742,900 (30 listings)
4. 91915 Chula Vista: 2.1% cap rate, GRM 17.2, median price $775,000 (55 listings)
5. 92105 San Diego: 2.1% cap rate, GRM 16.2, median price $629,500 (60 listings)
6. 91911 Chula Vista: 2.0% cap rate, GRM 16.3, median price $720,000 (73 listings)
7. 92027 Escondido: 1.9% cap rate, GRM 23.6, median price $904,500 (68 listings)
8. 91950 National City: 1.9% cap rate, GRM 16.5, median price $749,000 (47 listings)

Every ZIP has its own page with listings and a worked analysis: start from the cap rates by ZIP code table, or browse the map.

At 20% down, 7.49% rate, 30yr, 27 (0.6%) of 4,203 active listings have rent that covers principal, interest, taxes, insurance and HOA, and 0 stay positive after vacancy, management, maintenance and a CapEx reserve. The median listing's full cashflow is -$4,395 a month. With the default 20% down, the median home needs about $192,000 down plus roughly $24,000 in closing costs.

Even in the best ZIP codes most listings are negative. The highest shares of non-negative simple cashflow (10+ listings):

• 92113 San Diego: 2 of 30 listings, average -$1,427 a month
• 92104 San Diego: 3 of 59 listings, average -$2,935 a month
• 91950 National City: 2 of 47 listings, average -$1,440 a month
• 92111 San Diego: 2 of 53 listings, average -$1,665 a month
• 92054 Oceanside: 3 of 81 listings, average -$5,658 a month
• 92105 San Diego: 2 of 60 listings, average -$1,382 a month

Change the down payment, rate or rent in the cashflow calculator, or set a buy box to be alerted when a listing fits.

DSCR lenders qualify the property on its rent, not your income. The default loan rate here is 7.49%: 7.24% (Freddie Mac Primary Mortgage Market Survey, 30-year fixed, October 29, 2026) plus a 0.25-point investor markup.

Across 4,203 listings the median DSCR is 0.61; 27 (0.6%) reach 1.0 and 2 (under 0.1%) reach 1.25. Lender minimums vary by program: confirm with your lender. Read the DSCR guide or run your own numbers in the calculator.

Airbnb-style income depends on the city. Of 18 jurisdictions we track, 4 are open to whole-home short-term rentals with a permit or license, 6 are limited, 5 are closed and 3 are unclear. Rules last verified October 20, 2026. The full detail, sources and a parcel checker are in the short-term rental hub and the rules by city.

800 lots and parcels are actively listed, with a median asking price of $390,000 and a median of $101,667 per acre (November 1, 2026). Land earns no rent, so it is a bet on entitlement and appreciation, not cashflow. See every area on the land and lots page.

Click a column header to sort. A ZIP name with a profile links to its page.

What is a good cap rate in San Diego?

The median modeled cap rate across 4,203 active San Diego County listings is 1.3% as of November 1, 2026, and the top tenth of listings reach 2.4% or better (20% down, 7.49% rate, 30yr). San Diego prices are high relative to rent, so cap rates here run below inland markets. Our figure charges vacancy, management, property tax, insurance and a 1%-of-price upkeep line, so it runs conservative; the gross yield (annual rent over price) is a more generous 5.4% at the median. Treat both as screening figures, not appraisals.

Is San Diego a good place to invest in real estate?

It depends on whether you invest for cashflow or for appreciation. The numbers as of November 1, 2026: median price $960,000, median estimated rent $4,281 a month, a gross rent multiplier of 18.7, and 0 of 4,203 active listings with positive cashflow after all expenses at 20% down, 7.49% rate, 30yr. That is a thin-yield, high-price market. This page measures current yields and does not forecast appreciation.

Which San Diego ZIP codes have the highest cap rates?

Among ZIP codes with at least 10 active listings as of November 1, 2026, the highest median modeled cap rates are 92114 San Diego (2.3%), 91913 Chula Vista (2.2%) and 92113 San Diego (2.2%). The sortable table on this page ranks every ZIP by cap rate, gross rent multiplier and cashflow.

Can you get positive cashflow on San Diego rental property?

Rarely, and mostly at lower prices. At 20% down, 7.49% rate, 30yr, 27 (0.6%) of 4,203 active listings have rent that covers principal, interest, taxes, insurance and HOA, and 0 stay positive after vacancy, management, maintenance and a CapEx reserve as of November 1, 2026. The median listing's full cashflow is -$4,395 a month. The ZIP codes with the highest share of non-negative cashflow are 92113 San Diego (2 of 30), 92104 San Diego (3 of 59) and 91950 National City (2 of 47). A larger down payment or a lower rate moves these numbers; the calculator lets you test your own.

What DSCR does a typical San Diego rental have?

For the median active listing ($960,000 asking, $4,281 a month in estimated rent), the full payment (PITIA) at 20% down, 7.49% rate, 30yr is about $6,605, so DSCR is 0.65. Across 4,203 listings the median is 0.61; 27 (0.6%) reach 1.0 and 2 (under 0.1%) reach 1.25 as of November 1, 2026. Lender minimums vary by program; confirm with your lender.

How much money do you need to buy a San Diego investment property?

At the median asking price of $960,000 as of November 1, 2026, a 20% down payment is about $192,000, and closing costs at 2.5% of price add roughly $24,000, before reserves. Lower-priced ZIP codes need less; see the table.

Can I rent my San Diego investment property on Airbnb?

It depends on the city. Of 18 jurisdictions in San Diego County that we track, 4 are open to whole-home short-term rentals with a permit or license, 6 are limited, 5 are closed and 3 are unclear, as last verified October 20, 2026. The City of San Diego charges 12.75% transient occupancy tax and caps licenses. Check the city-by-city rules before you buy; stays of 31 nights or more sit outside short-term rental rules.

What is the gross rent multiplier in San Diego?

The median listing is priced at 18.7 times its estimated annual rent (median price $960,000, median rent $4,281 a month as of November 1, 2026); average price over average rent is 26.7, higher because a few very expensive homes pull the average up. Lower means more rent per dollar of price. The per-ZIP figure is in the table.

Is land a good investment in San Diego County?

Land earns no rent, so it is a different bet from a rental. 800 lots and parcels are actively listed as of November 1, 2026 with a median asking price of $390,000 and a median of $101,667 per acre. Our land pages benchmark each parcel against sold-land comparables.

How does Prop2Profit calculate these numbers?

Listings come from CRMLS. Rents come from closed MLS lease comparables, with Zillow and RentCast estimates where there are none. NOI deducts 8% vacancy, 10% management, 1.2% property tax, 0.35% insurance and 1% of price for upkeep, plus any HOA dues; the CapEx reserve is cash but not NOI. The loan is 20% down, 7.49% rate, 30yr. These are model estimates, not appraisals or advice, and every figure carries its date.

Each figure is computed from the active for-sale listings on the site, not from a survey or an appraisal. Listings: CRMLS active listings via ApexIDX. Rents: closed CRMLS lease comparables, with Zillow and RentCast per-property estimates where no comparable exists. Loan rate: the Freddie Mac weekly 30-year average plus the investor markup above. Defaults: 20% down, 7.49% rate, 30yr, 8% vacancy, 10% management, 1.2% property tax, 0.35% insurance, 1% of price a year for upkeep and a 5% of rent CapEx reserve. Net operating income deducts everything except the mortgage and the CapEx reserve, so the cap rate is a conservative screen, most of all on expensive homes because upkeep is charged on price. Medians are of individual listings; the table's GRM is average price over average annual rent. These are model estimates, not appraisals, lender approvals or advice, and they change daily. Who we are and how each figure is built: About and methodology.