Invest in San Diego
Buy rentals on real numbers
I'm Sam Souri, a San Diego realtor and property manager. I use Prop2Profit to score homes for sale from North County to the South Bay on rent, cashflow and cap rate. Use the same tools I do, then let me help you buy the right one and run it.
4,351
Homes for sale in 64 zip codes
$950K
Median asking price
$4,255
Median est. rent / mo
412
Price cuts this week
Estimated at 20% down, 7.65% rate, 30yr. As of Oct 20, 2026. Scores and rent estimates by Prop2Profit.
Where to start
Pick your next move
Every tool below is free and needs no account. When you find something worth a closer look, I'm one message away.
Buy a rental
Every listing comes with an estimated rent built on real closed leases, monthly cashflow, cap rate and a grade. Save your criteria once and get an email when a match hits the market.
Run the numbers
Have a property in mind? Plug in price, rent, rate and expenses and see the cashflow, cap rate, cash-on-cash return and DSCR in seconds.
2 to 4 units
117 multifamily buildings for sale right now, at a median cap rate of 2.4%. Live in one unit and let the rent from the others help pay the mortgage.
1031 exchange
Selling an investment property? Get replacement listings at or above the value you need to replace by email, with your identification and closing deadlines counted for you.
Own a home already? Keep it or sell it?
Start with the instant numbers, then let me check them in person. The estimate is quick and built on real leases and sales. My valuation adds what no model can see: condition, upgrades, the street and the timing.
Instant
Instant rent and keep or sell estimate
What your home would rent for, a value range, and what keeping it nets you compared with selling. Free, no account.
Get the instant estimate Within 24 hours
My comparative market analysis
I pull the comparable sales myself, adjust for your home's condition and features, and send you a value I would list it at. Free, no obligation.
Request my valuationFrom the MLS, updated daily
Top-scoring rentals right now
Estimated at 20% down, 7.65% rate, 30yr. Grades rank each home against the rest of the active market on the same terms, from A (the strongest) to D. They are relative, not a verdict. At these terms even the top scorers run a monthly shortfall; a bigger down payment or a lower price closes it, and each listing shows what it takes. The address, photos and full numbers are one click away.
College Area / SDSU · 92115
Condo
1 bd · 1 ba · 700 sq ft
Grade A
$243,000
- Est. rent
- $2,150/mo
- Cashflow
- −$580/mo
- Cap rate
- 4.0%
Oceanside · 92057
Single family home
2 bd · 2 ba · 1,120 sq ft
Grade A
$350,000
- Est. rent
- $3,303/mo
- Cashflow
- −$623/mo
- Cap rate
- 4.7%
City Heights · 92105
Condo
2 bd · 1.5 ba · 897 sq ft
Grade A
$299,000
- Est. rent
- $2,474/mo
- Cashflow
- −$825/mo
- Cap rate
- 3.5%
Downtown San Diego · 92101
Condo
Studio · 1 ba · 311 sq ft
Grade A
$199,888
- Est. rent
- $1,793/mo
- Cashflow
- −$891/mo
- Cap rate
- 1.5%
Escondido North · 92027
Condo
1 bd · 1 ba · 709 sq ft
Grade A
$249,000
- Est. rent
- $2,041/mo
- Cashflow
- −$941/mo
- Cap rate
- 2.3%
Mission Valley · 92108
Condo
2 bd · 1 ba · 726 sq ft
Grade A
$299,000
- Est. rent
- $2,495/mo
- Cashflow
- −$966/mo
- Cap rate
- 2.9%
By zip code
Neighborhood numbers
Medians for homes for sale today, estimated at 20% down, 7.65% rate, 30yr. North County coast first.
| Area | For sale | Median price | $/sq ft | Est. rent | Cashflow |
|---|---|---|---|---|---|
| Carlsbad Village, Carlsbad 92008 | 80 | $1.89M | $903 | $5,969/mo | −$10,137/mo |
| Carlsbad / La Costa, Carlsbad 92009 | 97 | $1.06M | $635 | $4,401/mo | −$5,359/mo |
| Carlsbad Downtown, Carlsbad 92010 | 23 | $1.2M | $695 | $4,706/mo | −$6,022/mo |
| Carlsbad South (Poinsettia), Carlsbad 92011 | 24 | $1.67M | $767 | $4,962/mo | −$8,963/mo |
| Encinitas 92024 | 97 | $2.76M | $1,026 | $7,347/mo | −$15,281/mo |
| Cardiff-by-the-Sea 92007 | 9 | $2.95M | $1,346 | $10,231/mo | −$16,200/mo |
| Solana Beach 92075 | 39 | $1.95M | $1,198 | $6,584/mo | −$11,363/mo |
| Del Mar 92014 | 38 | $4.09M | $1,291 | $11,595/mo | −$22,826/mo |
| Oceanside (Coastal), Oceanside 92054 | 77 | $1.05M | $867 | $4,249/mo | −$5,461/mo |
| Oceanside (Inland), Oceanside 92056 | 58 | $870K | $536 | $3,971/mo | −$3,864/mo |
| Carmel Valley 92130 | 63 | $1.1M | $828 | $4,290/mo | −$6,260/mo |
- Carlsbad Village, Carlsbad 92008
- For sale
- 80
- Median price
- $1.89M
- Est. rent
- $5,969/mo
- Cashflow
- −$10,137/mo
- Carlsbad / La Costa, Carlsbad 92009
- For sale
- 97
- Median price
- $1.06M
- Est. rent
- $4,401/mo
- Cashflow
- −$5,359/mo
- Carlsbad Downtown, Carlsbad 92010
- For sale
- 23
- Median price
- $1.2M
- Est. rent
- $4,706/mo
- Cashflow
- −$6,022/mo
- Carlsbad South (Poinsettia), Carlsbad 92011
- For sale
- 24
- Median price
- $1.67M
- Est. rent
- $4,962/mo
- Cashflow
- −$8,963/mo
- Encinitas 92024
- For sale
- 97
- Median price
- $2.76M
- Est. rent
- $7,347/mo
- Cashflow
- −$15,281/mo
- Cardiff-by-the-Sea 92007
- For sale
- 9
- Median price
- $2.95M
- Est. rent
- $10,231/mo
- Cashflow
- −$16,200/mo
- Solana Beach 92075
- For sale
- 39
- Median price
- $1.95M
- Est. rent
- $6,584/mo
- Cashflow
- −$11,363/mo
- Del Mar 92014
- For sale
- 38
- Median price
- $4.09M
- Est. rent
- $11,595/mo
- Cashflow
- −$22,826/mo
- Oceanside (Coastal), Oceanside 92054
- For sale
- 77
- Median price
- $1.05M
- Est. rent
- $4,249/mo
- Cashflow
- −$5,461/mo
- Oceanside (Inland), Oceanside 92056
- For sale
- 58
- Median price
- $870K
- Est. rent
- $3,971/mo
- Cashflow
- −$3,864/mo
- Carmel Valley 92130
- For sale
- 63
- Median price
- $1.1M
- Est. rent
- $4,290/mo
- Cashflow
- −$6,260/mo
Show 53 more zip codesHide the other zip codes
| Area | For sale | Median price | $/sq ft | Est. rent | Cashflow |
|---|---|---|---|---|---|
| Bonita 91902 | 23 | $1.25M | $531 | $5,298/mo | −$5,950/mo |
| Chula Vista 91910 | 54 | $742K | $470 | $3,571/mo | −$3,176/mo |
| Chula Vista 91911 | 76 | $718K | $494 | $3,655/mo | −$2,897/mo |
| Chula Vista 91913 | 80 | $797K | $445 | $4,384/mo | −$3,176/mo |
| Chula Vista 91914 | 27 | $1.24M | $501 | $5,667/mo | −$5,434/mo |
| Chula Vista 91915 | 50 | $792K | $450 | $4,180/mo | −$3,190/mo |
| Imperial Beach 91932 | 75 | $850K | $599 | $3,564/mo | −$3,895/mo |
| National City 91950 | 54 | $764K | $543 | $3,469/mo | −$2,999/mo |
| Bonsall 92003 | 26 | $1.65M | $511 | $4,761/mo | −$8,710/mo |
| Escondido Central, Escondido 92025 | 54 | $745K | $476 | $3,659/mo | −$3,367/mo |
| Escondido 92026 | 95 | $850K | $471 | $4,055/mo | −$3,641/mo |
| Escondido North, Escondido 92027 | 81 | $935K | $487 | $4,519/mo | −$3,645/mo |
| Fallbrook 92028 | 170 | $995K | $426 | $4,559/mo | −$4,324/mo |
| Escondido 92029 | 40 | $1.39M | $575 | $5,214/mo | −$7,047/mo |
| La Jolla 92037 | 172 | $3.19M | $1,383 | $8,969/mo | −$18,741/mo |
| Oceanside 92057 | 107 | $755K | $484 | $3,689/mo | −$3,448/mo |
| Oceanside 92058 | 30 | $697K | $482 | $3,546/mo | −$3,182/mo |
| Poway 92064 | 65 | $1.39M | $587 | $4,965/mo | −$6,928/mo |
| Rancho Santa Fe 92067 | 76 | $7.95M | $1,053 | $18,629/mo | −$46,545/mo |
| San Marcos West, San Marcos 92069 | 66 | $805K | $526 | $3,830/mo | −$3,541/mo |
| San Marcos 92078 | 86 | $950K | $524 | $4,079/mo | −$4,625/mo |
| Vista 92081 | 30 | $899K | $515 | $4,064/mo | −$4,119/mo |
| Vista 92083 | 43 | $845K | $475 | $3,830/mo | −$3,303/mo |
| Vista 92084 | 67 | $1.23M | $511 | $4,737/mo | −$5,346/mo |
| Rancho Santa Fe 92091 | 10 | $3.1M | $1,024 | $9,297/mo | −$16,847/mo |
| Downtown San Diego, San Diego 92101 | 324 | $722K | $684 | $3,645/mo | −$3,743/mo |
| Golden Hill / South Park, San Diego 92102 | 57 | $825K | $696 | $3,481/mo | −$3,279/mo |
| Hillcrest / Mission Hills, San Diego 92103 | 104 | $1.04M | $792 | $4,206/mo | −$5,257/mo |
| North Park, San Diego 92104 | 61 | $900K | $713 | $3,674/mo | −$4,395/mo |
| City Heights, San Diego 92105 | 62 | $594K | $559 | $2,767/mo | −$2,555/mo |
| Point Loma, San Diego 92106 | 44 | $1.6M | $926 | $5,791/mo | −$8,177/mo |
| Ocean Beach, San Diego 92107 | 48 | $1.55M | $1,010 | $5,749/mo | −$7,916/mo |
| Mission Valley, San Diego 92108 | 121 | $515K | $573 | $2,854/mo | −$2,374/mo |
| Pacific Beach / Mission Beach, San Diego 92109 | 115 | $1.7M | $1,168 | $5,040/mo | −$9,105/mo |
| Old Town / Morena, San Diego 92110 | 63 | $710K | $632 | $3,463/mo | −$3,397/mo |
| San Diego 92111 | 50 | $622K | $594 | $3,385/mo | −$3,211/mo |
| San Diego 92113 | 34 | $730K | $498 | $3,685/mo | −$2,915/mo |
| San Diego 92114 | 66 | $770K | $500 | $3,664/mo | −$3,059/mo |
| College Area / SDSU, San Diego 92115 | 103 | $790K | $598 | $3,399/mo | −$3,500/mo |
| Normal Heights / University Heights, San Diego 92116 | 50 | $1.13M | $807 | $3,821/mo | −$6,329/mo |
| Clairemont, San Diego 92117 | 76 | $1.1M | $775 | $4,263/mo | −$5,232/mo |
| Coronado 92118 | 105 | $3.27M | $1,790 | $6,890/mo | −$20,060/mo |
| San Diego 92119 | 41 | $769K | $547 | $3,718/mo | −$3,718/mo |
| Allied Gardens / Del Cerro, San Diego 92120 | 74 | $997K | $615 | $4,185/mo | −$4,426/mo |
| Sorrento Valley / UTC, San Diego 92121 | 10 | $824K | $705 | $3,596/mo | −$4,358/mo |
| University City, San Diego 92122 | 71 | $699K | $703 | $3,290/mo | −$3,443/mo |
| Serra Mesa / Kearny Mesa, San Diego 92123 | 37 | $935K | $571 | $4,246/mo | −$3,924/mo |
| San Diego 92124 | 25 | $719K | $537 | $3,858/mo | −$3,548/mo |
| Mira Mesa, San Diego 92126 | 69 | $880K | $610 | $3,407/mo | −$4,256/mo |
| 4S Ranch 92127 | 84 | $1.75M | $697 | $5,896/mo | −$9,156/mo |
| Rancho Bernardo 92128 | 86 | $729K | $570 | $3,466/mo | −$3,577/mo |
| Rancho Penasquitos, Rancho Peñasquitos 92129 | 50 | $1.2M | $668 | $4,204/mo | −$6,165/mo |
| Scripps Ranch 92131 | 59 | $875K | $629 | $3,829/mo | −$4,644/mo |
- Bonita 91902
- For sale
- 23
- Median price
- $1.25M
- Est. rent
- $5,298/mo
- Cashflow
- −$5,950/mo
- Chula Vista 91910
- For sale
- 54
- Median price
- $742K
- Est. rent
- $3,571/mo
- Cashflow
- −$3,176/mo
- Chula Vista 91911
- For sale
- 76
- Median price
- $718K
- Est. rent
- $3,655/mo
- Cashflow
- −$2,897/mo
- Chula Vista 91913
- For sale
- 80
- Median price
- $797K
- Est. rent
- $4,384/mo
- Cashflow
- −$3,176/mo
- Chula Vista 91914
- For sale
- 27
- Median price
- $1.24M
- Est. rent
- $5,667/mo
- Cashflow
- −$5,434/mo
- Chula Vista 91915
- For sale
- 50
- Median price
- $792K
- Est. rent
- $4,180/mo
- Cashflow
- −$3,190/mo
- Imperial Beach 91932
- For sale
- 75
- Median price
- $850K
- Est. rent
- $3,564/mo
- Cashflow
- −$3,895/mo
- National City 91950
- For sale
- 54
- Median price
- $764K
- Est. rent
- $3,469/mo
- Cashflow
- −$2,999/mo
- Bonsall 92003
- For sale
- 26
- Median price
- $1.65M
- Est. rent
- $4,761/mo
- Cashflow
- −$8,710/mo
- Escondido Central, Escondido 92025
- For sale
- 54
- Median price
- $745K
- Est. rent
- $3,659/mo
- Cashflow
- −$3,367/mo
- Escondido 92026
- For sale
- 95
- Median price
- $850K
- Est. rent
- $4,055/mo
- Cashflow
- −$3,641/mo
- Escondido North, Escondido 92027
- For sale
- 81
- Median price
- $935K
- Est. rent
- $4,519/mo
- Cashflow
- −$3,645/mo
- Fallbrook 92028
- For sale
- 170
- Median price
- $995K
- Est. rent
- $4,559/mo
- Cashflow
- −$4,324/mo
- Escondido 92029
- For sale
- 40
- Median price
- $1.39M
- Est. rent
- $5,214/mo
- Cashflow
- −$7,047/mo
- La Jolla 92037
- For sale
- 172
- Median price
- $3.19M
- Est. rent
- $8,969/mo
- Cashflow
- −$18,741/mo
- Oceanside 92057
- For sale
- 107
- Median price
- $755K
- Est. rent
- $3,689/mo
- Cashflow
- −$3,448/mo
- Oceanside 92058
- For sale
- 30
- Median price
- $697K
- Est. rent
- $3,546/mo
- Cashflow
- −$3,182/mo
- Poway 92064
- For sale
- 65
- Median price
- $1.39M
- Est. rent
- $4,965/mo
- Cashflow
- −$6,928/mo
- Rancho Santa Fe 92067
- For sale
- 76
- Median price
- $7.95M
- Est. rent
- $18,629/mo
- Cashflow
- −$46,545/mo
- San Marcos West, San Marcos 92069
- For sale
- 66
- Median price
- $805K
- Est. rent
- $3,830/mo
- Cashflow
- −$3,541/mo
- San Marcos 92078
- For sale
- 86
- Median price
- $950K
- Est. rent
- $4,079/mo
- Cashflow
- −$4,625/mo
- Vista 92081
- For sale
- 30
- Median price
- $899K
- Est. rent
- $4,064/mo
- Cashflow
- −$4,119/mo
- Vista 92083
- For sale
- 43
- Median price
- $845K
- Est. rent
- $3,830/mo
- Cashflow
- −$3,303/mo
- Vista 92084
- For sale
- 67
- Median price
- $1.23M
- Est. rent
- $4,737/mo
- Cashflow
- −$5,346/mo
- Rancho Santa Fe 92091
- For sale
- 10
- Median price
- $3.1M
- Est. rent
- $9,297/mo
- Cashflow
- −$16,847/mo
- Downtown San Diego, San Diego 92101
- For sale
- 324
- Median price
- $722K
- Est. rent
- $3,645/mo
- Cashflow
- −$3,743/mo
- Golden Hill / South Park, San Diego 92102
- For sale
- 57
- Median price
- $825K
- Est. rent
- $3,481/mo
- Cashflow
- −$3,279/mo
- Hillcrest / Mission Hills, San Diego 92103
- For sale
- 104
- Median price
- $1.04M
- Est. rent
- $4,206/mo
- Cashflow
- −$5,257/mo
- North Park, San Diego 92104
- For sale
- 61
- Median price
- $900K
- Est. rent
- $3,674/mo
- Cashflow
- −$4,395/mo
- City Heights, San Diego 92105
- For sale
- 62
- Median price
- $594K
- Est. rent
- $2,767/mo
- Cashflow
- −$2,555/mo
- Point Loma, San Diego 92106
- For sale
- 44
- Median price
- $1.6M
- Est. rent
- $5,791/mo
- Cashflow
- −$8,177/mo
- Ocean Beach, San Diego 92107
- For sale
- 48
- Median price
- $1.55M
- Est. rent
- $5,749/mo
- Cashflow
- −$7,916/mo
- Mission Valley, San Diego 92108
- For sale
- 121
- Median price
- $515K
- Est. rent
- $2,854/mo
- Cashflow
- −$2,374/mo
- Pacific Beach / Mission Beach, San Diego 92109
- For sale
- 115
- Median price
- $1.7M
- Est. rent
- $5,040/mo
- Cashflow
- −$9,105/mo
- Old Town / Morena, San Diego 92110
- For sale
- 63
- Median price
- $710K
- Est. rent
- $3,463/mo
- Cashflow
- −$3,397/mo
- San Diego 92111
- For sale
- 50
- Median price
- $622K
- Est. rent
- $3,385/mo
- Cashflow
- −$3,211/mo
- San Diego 92113
- For sale
- 34
- Median price
- $730K
- Est. rent
- $3,685/mo
- Cashflow
- −$2,915/mo
- San Diego 92114
- For sale
- 66
- Median price
- $770K
- Est. rent
- $3,664/mo
- Cashflow
- −$3,059/mo
- College Area / SDSU, San Diego 92115
- For sale
- 103
- Median price
- $790K
- Est. rent
- $3,399/mo
- Cashflow
- −$3,500/mo
- Normal Heights / University Heights, San Diego 92116
- For sale
- 50
- Median price
- $1.13M
- Est. rent
- $3,821/mo
- Cashflow
- −$6,329/mo
- Clairemont, San Diego 92117
- For sale
- 76
- Median price
- $1.1M
- Est. rent
- $4,263/mo
- Cashflow
- −$5,232/mo
- Coronado 92118
- For sale
- 105
- Median price
- $3.27M
- Est. rent
- $6,890/mo
- Cashflow
- −$20,060/mo
- San Diego 92119
- For sale
- 41
- Median price
- $769K
- Est. rent
- $3,718/mo
- Cashflow
- −$3,718/mo
- Allied Gardens / Del Cerro, San Diego 92120
- For sale
- 74
- Median price
- $997K
- Est. rent
- $4,185/mo
- Cashflow
- −$4,426/mo
- Sorrento Valley / UTC, San Diego 92121
- For sale
- 10
- Median price
- $824K
- Est. rent
- $3,596/mo
- Cashflow
- −$4,358/mo
- University City, San Diego 92122
- For sale
- 71
- Median price
- $699K
- Est. rent
- $3,290/mo
- Cashflow
- −$3,443/mo
- Serra Mesa / Kearny Mesa, San Diego 92123
- For sale
- 37
- Median price
- $935K
- Est. rent
- $4,246/mo
- Cashflow
- −$3,924/mo
- San Diego 92124
- For sale
- 25
- Median price
- $719K
- Est. rent
- $3,858/mo
- Cashflow
- −$3,548/mo
- Mira Mesa, San Diego 92126
- For sale
- 69
- Median price
- $880K
- Est. rent
- $3,407/mo
- Cashflow
- −$4,256/mo
- 4S Ranch 92127
- For sale
- 84
- Median price
- $1.75M
- Est. rent
- $5,896/mo
- Cashflow
- −$9,156/mo
- Rancho Bernardo 92128
- For sale
- 86
- Median price
- $729K
- Est. rent
- $3,466/mo
- Cashflow
- −$3,577/mo
- Rancho Penasquitos, Rancho Peñasquitos 92129
- For sale
- 50
- Median price
- $1.2M
- Est. rent
- $4,204/mo
- Cashflow
- −$6,165/mo
- Scripps Ranch 92131
- For sale
- 59
- Median price
- $875K
- Est. rent
- $3,829/mo
- Cashflow
- −$4,644/mo
Case studies
Real decisions, real numbers
Real San Diego owners and buyers, the choice each one faced, and the math behind it.
Strategies
Three ways investors win here
Buy and hold
Buy a home, rent it out and let the tenant pay down the loan. At 20% down, 7.65% rate, 30yr, none of the 4,351 San Diego homes for sale on Prop2Profit cashflows positive after costs as of Oct 20, 2026, so the numbers have to be checked home by home.
Find homes that pencilHouse hack
Buy a duplex to fourplex, live in one unit and rent the rest. Owner-occupied financing usually asks for less down, and the other units carry part of the payment.
See small multifamilyValue add
Buy the dated house on a good street, fix what the market pays for and rent or refinance at the higher value. It takes more work and a careful budget.
Browse fixersKey metrics
Know your numbers
Four numbers decide most rental purchases. Learn what each one tells you before you make an offer.
Cap rate
NOI ÷ purchase price
The return before any loan. Use it to compare homes and zip codes on equal footing.
Read the explainerCash-on-cash return
Annual cashflow ÷ cash invested
What the money you actually put in earns each year, after the mortgage.
Read the explainerDSCR
NOI ÷ annual debt payments
Whether the rent covers the loan payments. Investment lenders look at it closely before they approve a loan.
Read the explainerNOI
Rent − vacancy − operating costs
Net operating income: what the property earns before the mortgage. Every other metric starts here.
Read the explainerWork with me
Found one worth a closer look?
Send me the listing or your buy box. I'll tell you what the numbers miss: the HOA's reserves, the rent this street really gets, what a lender will want to see. When you're ready I'll write the offer, and once you own it I can manage it for you.
Sam Souri · HomeSmart Realty West · DRE 01996231