9703 Upas, Escondido, California 92029, Escondido, 92029 - 3 bed, 3 bath
9703 Upas
Escondido, California 92029
Property Price
SUMMARY
Analysis of 9703 Upas, Escondido, California 92029 is currently available with a list price of $825,000. The property maintains a Tear down Condition Rating (10/100), reflecting significant deferred maintenance. This property is best suited for experienced investors or developers prepared for substantial renovation work. Located in a high-demand neighborhood within the Escondido Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for Experienced Investors and Fix-and-Flip Specialists.
Condition Analysis
OVERALL CONDITION SCORE
Property is land value only, full reconstruction required.
The MLS description explicitly states, 'Demolition has already begun, so structure is unsafe and cannot be entered,' and that the property is 'essentially a lot requiring a complete rebuild rather than a renovation.' This indicates the existing structure is unlivable and beyond repair, with its value based solely on the land and its potential for redevelopment, fitting the 'tear-down' criteria.
PROSSTRENGTHS & OPPORTUNITIES
- High Available Lot Utilization
The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 30492, living area = 920.
- Pre-Approved Development Plans
Permits were previously issued for a substantial 2-story, 3,000 sqft home with a 1,500 sqft lake-view deck, significantly streamlining the development process for a future owner.
- Exceptional Scenic Views
The property offers stunning views of the lake, hills, mountains, and reservoir, providing a picturesque and highly desirable living environment.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 3, other record bedroom count = 1.
- Expired Permits Requiring Renewal
Both the main building permits and the alternative septic system permit are currently expired, necessitating renewal before construction can proceed, which may incur additional time and costs.
- Unsafe & Uninhabitable Structure
Demolition has commenced, rendering the existing structure unsafe and inaccessible, meaning the property is essentially a lot requiring a complete rebuild rather than a renovation.
About 9703 Upas
Reconstruction-ready! Permits issued for a gorgeous 2-story 3,000 sqft house with 1,500 sqft lake-view deck. Permits are currently expired, but may be renewed anytime before 3/8/26. Demolition has already begun, so structure is unsafe and cannot be entered. Alternative septic system permit issued (also expired). The Del Dios neighborhood is a charming, tranquil, artistic neighborhood with sculpture gardens, access to the waterfront, hiking trails, and vibrant community. Come visit and see this hidden gem nestled between Elfin Forest and the Lake Hodges reservoir.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1939
- Lot Size
- 30,492 Sq. Ft.
Interior
- Total Bedrooms
- 3
- Total Bathrooms
- 3 (3 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Escondido Unified Schools
Bernardo Elementary School
Grades K-5 • 2.1 mi
Bear Valley Middle School
Grades 6-8 • 3.9 mi
Quantum Academy
Grades 4-8 • 7.3 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 3.0 | 4.0 | 25% |
| Baths | 3.0 | 3.0 | 50% |
| Square foot | 920 | 2,814 | 1% |
| Lot Size | 30,492 | 19,510.5 | 71% |
| Price | $825.0K | $1.35M | 5% |
| Price per sq ft | $897 | $496 | 98% |
| Built year | 1939 | 1990 | 1% |
| HOA | $0 | $0 | 50% |
| Days on market | 59 | 170 | 10% |
Pricing History
Listed for Sale
Jan 30, 2026
$825,000
$850,000
-3% Price Drop
Initial Listing
Price Change
Jan 7, 2026
$850,000
Initial Listing
Sold
Jul 19, 2023
$835,000
Public Record
Sold
May 6, 2022
$799,000
Public Record