ZIP CODE 92021 // SAN DIEGO-CHULA VISTA-CARLSBAD, CA // DATA AS OF 2026-09-30
El Cajon, CA (92021) Rental Property Cap Rate & Cash Flow Report
Located in San Diego County (El Cajon, CA), Zip Code 92021 ranks #444 of 500 within this selected sample (11th percentile) with a Zillow ZHVI typical home-value index of $771,788 (-0.4% YoY) and a ZORI observed market rent of $2,191/mo (+0.4% YoY). Requires at least 76.9% down payment at 6.5% interest to reach $0/mo break-even cash flow. This model combines different housing populations; it is not an observed average property return. Costs assume state-average tax, 0.5% annual insurance, 13% reserves and no HOA or management. Figures below follow your edits; this headline describes the original benchmark.
Net Monthly Cash Flow
-$2,775/mo
Annual: -$33,296/yr
Modeled Cap Rate
1.75%
NOI: $13,535/yr
Cash-on-Cash Return
-18.76%
Cash Needed: $177,511
1% Rule Ratio
0.28%
Gross Yield: 3.41%
Break-Even Rent
$5,380/mo
State Tax: 0.71%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 92021 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (CA Avg 0.71%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$3,903/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$1,063/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (92021)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2022 | $743,199 | $2,010/mo | 3.25% |
| 2023 | $754,929 | $2,077/mo | 3.30% |
| 2024 | $804,547 | $2,149/mo | 3.21% |
| 2025 | $774,990 | $2,181/mo | 3.38% |
| 2026 | $771,788 | $2,191/mo | 3.41% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 90706 Bellflower, CA | $793,218 | $2,221/mo | 1.71% | -$2,879/mo |
| 92630 Lake Forest, CA | $1,171,463 | $3,204/mo | 1.65% | -$4,317/mo |
| 90631 La Habra, CA | $931,259 | $2,752/mo | 1.88% | -$3,254/mo |
| 95020 Gilroy, CA | $1,043,769 | $3,096/mo | 1.89% | -$3,637/mo |
| 90255 Huntington Park, CA | $668,582 | $1,807/mo | 1.61% | -$2,483/mo |
| 95123 San Jose, CA | $1,300,855 | $3,503/mo | 1.60% | -$4,842/mo |