Buyer Due-Diligence Brief

4254 Ampudia Street

North Mission Hills · San Diego, California 92103

The pre-flip sale, the July listing and relist, how the price compares to nearby sales, the seller’s remodel scope, the permits on file, and what the listing side is still sending over. Prepared for Prakash and Sapna Iyer. Updated 2026-09-26.

4254 Ampudia Street, front exterior after the remodel

01 · Quick Take

Four things to know before writing an offer

The flip

$1.85M in April, $2.539M in July

The prior owner of 63 years sold on 4/30/2026 for $1,850,000, 14% under their $2,150,000 asking price. After a 12-week remodel it was listed at $2,539,000, a $689,000 (37%) markup.

Market test

Expired once at this price

The July listing ran 33 days and expired with no price change. It came off for about three weeks to swap the kitchen cabinets, then came back 9/16 at the same $2,539,000. That makes 43 days on market at this price.

Listing side

“Not crazy” to call it $50K–$100K high

Knute, one of the listing agents, said he doesn’t think we’re off base seeing it as $50,000–$100,000 overpriced. That puts the conversation at roughly $2.44M–$2.49M.

Permits

Already filed, so they can be finished before close

The seller filed for the garage rebuild and a 200-amp panel upgrade. Both are in process with the City. The seller’s scope adds a new roof, heat-pump AC, and engineered foundation repairs. The ask: everything permitted and finaled before COE.

02 · Timeline

Seven months, three listings

2/20/26Listed by the long-time owner at $2,150,000, “available for the first time in 63 years.” It was marketed to buyers who would remodel or build new. The garage was already gone and the remarks mention bay and city views. (Scott & Quinn, MLS 260004121)
4/17/26Accepted offer after 56 days.
4/30/26Sold for $1,850,000, 86% of list, conventional financing. ($863/sq ft)
6/30/26Permit application filed to rebuild the detached garage, which had been lost to a fire.
7/23/26Listed at $2,539,000 after the remodel. (Knute Brookshier & Rich Spiering, Compass, MLS 260018053)
8/25/26Expired after 33 days with no price reduction.
8/25–9/16Off market about three weeks. The kitchen cabinets were replaced (see the side-by-side in Photos).
9/13/26Permit filed for a new 200-amp electrical panel.
9/16/26Relisted at the same $2,539,000. The remarks are unchanged. Vacant, and the seller is reviewing offers as they come in. (MLS 260022681)
9/26/26Showing with Sapna. 10 days into the relist.

03 · Price

How $2,539,000 compares to nearby sales

Closed single-family sales within about 3/4 mile over the last 12 months, sized close to this house. At list, this house is $1,184 per sq ft. The $2.44M–$2.49M range works out to $1,138–$1,161.

Address	Closed	Price	Sq ft	$/sq ft	Notes
4254 Ampudia (list)	Active	$2,539,000	2,144	$1,184	4/3, 8,400 lot, flip
4232 Arden Way	2/26/26	$2,550,000	2,145	$1,189	Same playbook. Bought $1.7M 10/25, remodeled, resold. 3/2 + office, 6,900 lot
2212 Fort Stockton	7/1/26	$2,905,000	2,272	$1,279	Mills Act Craftsman, 12% over ask
1914 Guy St	8/19/26	$2,475,000	2,008	$1,233	Architect-designed mid-century, canyon views
4136 Randolph St	1/21/26	$2,190,000	1,789	$1,224	Updated 1922 Craftsman, 4,000 lot
1860 Montecito West	2/2/26	$2,629,000	2,446	$1,075	Original 1917 Craftsman, 130 days
4242 Cosoy Way	9/8/26	$1,870,000	1,845	$1,014	Updated, 10,017 lot, 98 days
4265 Altamirano Way	2/13/26	$2,200,000	2,313	$951	Spanish, largely original

Per square foot, the list price is in line with the best remodeled sales. The closest match, 4232 Arden Way, was flipped the same way and resold at $1,189. The price itself is defensible. The softer spots are the expired listing, the days on market, and what’s still open below.
Competing right now: 4212 Trias St, one block over, new 9/24 at $1,995,000 (1,891 sq ft, 3/3). 2124 Hickory at $2,599,000, 77 days on market. 2388 Juan St, cut from $2,595,000 to $2,480,000.

04 · Remodel Scope

What the remodel covered

The listing side sent over the seller’s scope and upgrade list on 2026-09-26. It is a 6-page working draft: no dates, contractor, costs, or invoices yet. The full PDF is here.

Big-ticket items

New roof, heat-pump AC, foundation work

New pitched and flat roof with insulation. A new heat-pump AC with condenser. Foundation repairs directed by a civil engineer (Trent Burdino). Termite damage replaced, with a termite clearance.

Throughout

Kitchen, baths, doors, windows, deck

New kitchen and bathrooms, with waterproofing behind the showers. All windows and all interior and exterior doors are new. The written scope says “selected” windows, but the listing side confirmed every window was replaced. New deck and folding doors, plus updated plumbing and electrical in the remodeled areas.

Not in the list, so still worth checking: the sewer lateral. The scope only mentions repairing “accessible” drain sections. The water heater was adjusted, not replaced. The 200-amp panel is covered by its own permit.
Worth asking for: the contractor’s name and invoices, the roof and AC warranties, the termite clearance certificate, and Trent Burdino’s foundation letter (likely the engineering report).

05 · Permits & Changes

Permits are filed and moving

These are the City of San Diego records for this address. The seller has already started the process. For a buyer, that’s the good version: the paperwork exists, so the ask is simply that it be completed and signed off before close of escrow.

Record	Filed	Scope	Status
PRJ-1159734 PMT-3427053	6/30/26 7/10/26	Rebuild the detached garage lost to a fire, on the same footprint. Also covers minor cosmetic work on the house.	In process, fees due
PMT-3442597	9/13/26	Upgrade the electrical panel to 200 amps with new breakers (owner-builder).	In process, fees due

What to ask for: both permits issued, inspected, and finaled before COE, with copies of the final sign-offs.
Good to line up along the way: the seller’s scope lists more than the permit’s “minor cosmetic” wording: foundation repairs, wall, door, and window changes, the new roof, plumbing and electrical updates, and the heat-pump AC. Since the permit is still open, it can be updated to cover that work. The ask is that the final sign-offs cover all of it before COE.
No other records for this address in the City system back to 2018.

How the listing details changed after the flip

Garage: none in February. A rebuilt one-car detached garage now. The fire is also worth covering in the disclosures.
Cooling: none before. A new heat-pump AC now, per the seller’s scope.
Kitchen cabinets: flat slab-front wood-grain doors in July, Shaker-style oak in September.
Views: the February listing named bay, city, and evening-lights views. The flip listing lists none and describes a canyon outlook.
Year built: 1925 per the seller and the remarks, 1960 per the assessor.
Lot line: both listings say the rear lot boundary is approximate. The February listing added that its aerial outline “should not be used in place of a survey.”
Site: not in a state or local fire hazard zone and not in an earthquake fault zone. Inside the airport influence area for both Lindbergh Field and NAS North Island. The FEMA flood lookup didn’t load today, so the Natural Hazard Disclosure will confirm it.

06 · Open Items

Documents in and still coming

Received · 2026-09-26

Remodel scope & upgrade list

Seller’s 6-page working draft. Summarized in the Remodel Scope section.

Requested · listing side

Engineering report

The scope names Trent Burdino, Civil Engineer, for the foundation repairs. His letter is likely this report.

Asking · may not exist

Flipper’s inspection

The listing agent doesn’t have it and isn’t sure one was done. He’s asking the seller.

Standard · with an offer

Disclosures & hazard report

Seller disclosures (including the garage fire), Natural Hazard Disclosure, and the preliminary title report.

On our side: a full home inspection and a sewer camera scope, since the lateral may be original to the house. Worth a quick survey if the rear lot line matters.

07 · Photos