2602 Upas, San Diego, California 92104, San Diego, 92104 - 2 bed, 2 bath
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2602 Upas
San Diego, California 92104
ACTIVE
CONDITION: FAIR
2Beds
2Baths
1,033Sq Ft
3,963Lot Size
Property Price
LIST PRICE$1,100,000
EST. MARKET VALUE
$1,021,421
7% AboveMARKET VALUE
SUMMARY
This property presents a High-Potential Investment Opportunity with a List Price of $1,100,000—positioned well below the $1,021,421 Fair Market Value by -7%. While the property requires renovation, its Fair Condition Rating is bolstered by recent plumbing, electrical, and HVAC upgrades. The inclusion of an adjacent parcel and four-car garage provides significant ADU conversion potential and development upside. Located directly across from Balboa Park, this is a strategic acquisition for Buy-and-Hold Investors or Owner-Occupants seeking to build long-term equity.
Estimated Market Value
$1,021,421
Based on Realkey algorithm analyzing recent comparable sales in San Diego.
Comparable Sales Map
Comparables within 1 miles sold in recently
Map unavailable.
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 2602 Upas Subject 2 bd · 2 ba · 1,033 sqft · $989 | $1,100,000* List Price | 2 | 2 | 1,033 | $989 | - |
A 3504 31st Sold 3 bd · 1 ba · 1,061 sqft · $924 · 0.5 mi | $980,000 | 3 | 1 | 1,061 | $924 | 0.5 mi |
B 3527 Mississippi St Sold 3 bd · 1 ba · 1,243 sqft · $1,070 · 0.3 mi | $1,330,000 | 3 | 1 | 1,243 | $1,070 | 0.3 mi |
C 3626 32nd Street Sold 3 bd · 2 ba · 1,352 sqft · $747 · 0.6 mi | $1,010,000 | 3 | 2 | 1,352 | $747 | 0.6 mi |
D 2536 Dwight Sold 2 bd · 1 ba · 707 sqft · $1,180 · 0.2 mi | $834,000 | 2 | 1 | 707 | $1,180 | 0.2 mi |
E 3533 Louisiana St Pending 2 bd · 1 ba · 768 sqft · $1,236 · 0.3 mi | $949,000 List Price | 2 | 1 | 768 | $1,236 | 0.3 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Fair
TeardownExcellent
Property is moderate renovation needed.
Built in 1933, the property is explicitly marketed as a 'fixer' requiring restoration. However, it avoids a 'poor' rating because the most expensive systems—including the kitchen, plumbing, electrical, and HVAC (mini-splits)—have been recently upgraded, though the remaining structure shows signs of age and needs significant cosmetic and structural attention.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Elementary School: McKinley Elementary School (9/10).
- Prime Park-Front Location
Situated directly across from Balboa Park's Morley Field, this property offers rare, unobstructed views and immediate access to world-class recreational amenities and North Park's vibrant dining and entertainment scene.
- Significant Development Potential
The sale includes two parcels totaling approximately 4,000 SF and a four-car garage, providing a unique opportunity for ADU conversion, RV parking, or complete redevelopment to maximize the property's footprint.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Lot size discrepancy between mls listing and other public or private record. mls listing lot size in square feet =3963, other record lot size in square feet = 2000.
- Extensive Renovation Required
As a designated fixer-upper, the home requires substantial investment and 'sweat equity' to restore its original glory or modernize the interior to meet current market standards.
- High Entry Price for Condition
At a list price of $1.1M for 1,033 square feet of living space in need of work, the initial capital requirement is high before accounting for the significant costs of necessary repairs and improvements.
About 2602 Upas
Rare opportunity to own a 1933 Park Villas Spanish Revival fronting Balboa Park. Property is a fixer & sits on two parcels estimated ~3,963 SF. Home features 2 bedrooms, 2 baths & four attached garage spaces (potential for ADU conversion) PLUS off-street parking large enough for a small RV. This home has character running through its joists—ready to be restored to original glory, or redeveloped to its full potential. Living room w/ fireplace & Spanish turret faces Morley Field sports complex (disc golf, tennis, baseball, bocce ball & much more). Backyard w/ neighborhood views & potential for a rooftop deck. Walk to everything – North Park's phenomenal restaurants, SD Zoo, bars, The Observatory – all just minutes away. Home needs work, but recent upgrades include plumbing & electrical, mini-split AC units & brand-new water heater. Opportunity to acquire limited Balboa Park-front real estate for investors or owner-occupants ready to build sweat equity or re-develop entirely. **SALE TO INCLUDE ADJACENT PARCEL APN 453-391-09-00**
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1933
- Lot Size
- 3,963 Sq. Ft.
Interior
- Total Bedrooms
- 2
- Total Bathrooms
- 2 (2 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
San Diego Unified Schools
Jefferson Elementary School
Grades K-5 • 0.5 mi
6/10
McKinley Elementary School
Grades K-5 • 0.8 mi
9/10
Garfield Elementary School
Grades K-5 • 1.2 mi
8/10
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 2.0 | 3.2 |
| Baths | 2.0 | 2.2 |
| Square foot | 1,033 | 1,752.269 |
| Lot Size | 3,963 | 6,446.159 |
| Price | $1.10M | $1.27M |
| Price per sq ft | $1.1K | $736 |
| Built year | 1933 | 1971 |
| HOA | $0 | $186 |
| Days on market | 3 | 41 |
Pricing History
Listed for Sale
Oct 22, 2026
$1,100,000
Initial Listing
Sold
Jan 20, 2010
$557,000
Public Record