Location: San Diego-Chula Vista-Carlsbad, CA | Metro: San Diego-Chula Vista-Carlsbad, CA MSA
| Unit Size | Monthly FMR |
|---|---|
| Studio | $2,070 |
| 1 Bedroom | $2,200 |
| 2 Bedrooms | $2,660 |
| 3 Bedrooms | $3,530 |
| 4 Bedrooms | $4,260 |
| 5 Bedrooms | $4,942 |
| 6 Bedrooms | $5,535 |
| 7 Bedrooms | $5,978 |
| 8 Bedrooms | $6,277 |
U.S. Census Bureau data (2024)
ZIP code 91911 covers the eastern reaches of Chula Vista, a region characterized by master-planned communities and expanding suburban infrastructure. This area is largely defined by its proximity to the Otay Mesa Port of Entry, a major economic engine facilitating significant trade traffic and logistics employment, which sustains a steady local workforce. The neighborhood feel is distinctly residential, with abundant shopping centers and parks, though it is still carving out a distinct identity separate from the more historic western sections of the city.
Financially, the market presents a tight spread for Section 8 operators. The FY2026 2-Bedroom FMR is set at $2,820, while the current market rent (Zillow ZORI) sits at $2,746, creating a positive but narrow cash-flow gap of $74 per month. Median home values are substantial at $771,253, with properties moving relatively quickly at a median of 35 days on market. For a standard 2-Bedroom investment, the median sales price is $542,439, requiring a significant equity commitment for an entry-level landlord.
The tenant pool here is robust, supported by a renter share of 47.9% and a median household income of $82,350. This income level suggests that while many residents can afford market rates, there is a significant population segment qualifying for voucher assistance. Demand is further bolstered by the area’s family-oriented character, access to major retail corridors, and strategic connectivity to the broader San Diego metro area via nearby highways.
The Section 8 verdict for 91911 leans heavily toward stability and long-term appreciation rather than aggressive immediate cashflow. The high median home value and quick sales pace indicate a competitive, appreciating market where securing a property at the median $542,439 price point offers equity growth potential. While the $74 monthly premium over market rent is modest, the high percentage of renters and the presence of major logistics employers suggest consistent occupancy, making this a solid hold for conservative investors.
Data Sources: FMR data from HUD (2027). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.