Buyer Due-Diligence Brief
Mission Hills (Arroyo Canyon) · San Diego, California 92103
What the public record, the permit index, and the seller’s own disclosures say about this house, the questions still open with the listing side, and where things stand. Prepared for Prakash and Sapna Iyer.
01 · Quick Reference
Pulled from the county property report, the City of San Diego permit index, and the County Recorder’s sales history, all checked 2026-08-22.
The current owner purchased the property for $1,400,000 on 4/20/2026 and relisted it 8/13/2026 at $2,300,000. Full ownership and price history below.
The only permit on record with the City for this parcel is a closed water heater replacement. No permits are on file for interior finish work such as flooring, bathrooms, or doors, worth confirming directly whether that work required one.
The active MLS listing shows 3 full baths, 0 half. The County assessor’s building record shows 3 full baths plus 1 half. Worth confirming which is current in person.
02 · Ownership & Financing
The Dossett family owned this property since 1993. In early 2026 it moved through a trust dissolution and then sold to an LLC that financed the purchase with a hard-money rehab loan.
| Date | Event | Party | Price |
|---|---|---|---|
| 5/14/1993 | Regular owner change | Dossett Family Trust | — |
| 2/13/2026 | Intrafamily transfer & trust dissolution | Dossett Family Trust & Dossett Joann K → Dossett Family Trust & Tinsley Laura K | — |
| 4/20/2026 | Sale (recorded 4/21) | → Transformation Ventures LLC | $1,400,000 |
| 8/13/2026 | Relisted (current, active) | Transformation Ventures LLC | $2,300,000 |
The current owner’s mailing address on record is 2112 Bunker View Way, Oceanside, CA 92056. The County record shows the property as not owner-occupied. The purchase was financed with a $1,483,000 loan, recorded the same day as the sale, from a rehab-focused lender; the loan amount exceeding the purchase price is typical when renovation funds are rolled into the note.
Every list-price change and status update on file for this address, from the MLS property history.
| Date | Status | Price |
|---|---|---|
| 4/22/2025 | First listed | $2,499,000 |
| 7/24/2025 | Price reduced | $2,449,000 |
| 9/12/2025 | Price reduced | $1,999,999 |
| 10/30/2025 | Expired | — |
| 2/13/2026 | Relisted | $1,900,000 |
| 3/16/2026 | Price reduced | $1,799,000 |
| 4/13/2026 | Pending | — |
| 4/23/2026 | Sold | $1,400,000 |
| 8/13/2026 | Relisted (current) | $2,300,000 |
The house sat unsold for a full year at prices between $1.8M and $2.5M before finally trading at $1,400,000 in April 2026. Four months later it’s back on the market at $2,300,000, a 64% markup over what the current owner paid for it.
03 · Permit History
Searched by parcel (APN 452-657-07-00) and by street address through the City of San Diego Development Services Department’s Accela permit portal, 2026-08-22. This is everything on file.
| Record # | Type | Work | Status |
|---|---|---|---|
| PMT-3315837 | No-Plan Residential — Combination Mech/Elec/Plumbing | Water heater replacement (Castleworks Home Services Company) | Closed |
No other permits are on file for this parcel. This doesn’t necessarily indicate a problem, some interior finish work may not require permitting, but it means condition should be independently verified through inspection rather than through permit history alone.
04 · Before & After
This address carried two separate MLS listings: sold for $1,400,000 in April 2026 (before the current remodel), and active now for $2,300,000. All photos below come directly from those two listings. Click any photo to open it full size.
Before · sold April 2026, $1,400,000 (76 photos)
After · active now, $2,300,000 (75 photos)
05 · Seller Disclosures
This is the disclosure package signed by the prior owner (for the Dossett Family Trust) on 2026-04-03, at the time the property was sold to its current owner. It reflects the property’s condition as of that sale, prior to the current renovation, not a fresh disclosure from the current seller.
The Transfer Disclosure Statement asks directly about major damage from fire, earthquake, floods, or landslides. The prior owner answered No. This covers what was known as of April 2026, before the current renovation.
The one item checked “Yes” under flooding/drainage/grading problems: “draining problem outside the kitchen door when heavy rain.”
Under Material Facts: “There is damage to the wood decks and will need to be repaired,” alongside a note that a neighbor requested removal of a eucalyptus tree in the front side yard. The current listing features multiple decks and deck access from every bedroom, worth confirming current condition in person.
Both roof type and roof age are marked “Don’t Know” on the disclosure. This is an inspection question, not a documentation one.
Other items on the form: no known significant defects checked in walls, roof, foundation, electrical, or plumbing; fireplaces in the living room and a bedroom; a “waterfall” feature disclosed under Other, matching the listing’s three-story backyard waterfall; raccoons have been present in the backyard; 220-volt wiring listed as unknown; and the seller confirmed she did not acquire the property within 18 months of listing it, consistent with the family’s long ownership.
06 · Diligence Q&A So Far
Questions raised during and after the first showing on 2026-08-22, and where each one currently stands.
Will the air-traffic noise be a problem?
A plane is visible in one of the listing photos, which prompted the question before an in-person visit.
Confirmed in personAircraft are audible but not disruptive.
There’s no HOA. Who maintains the road, and what does the ~$350/yr cover?
No-HOA is a requirement for this search, so this recurring cost needs to be understood.
Partially confirmedOne person on the street typically manages the account, and the governing agreement is recorded on the preliminary title report. A copy of the actual agreement has not been provided yet.
The parking looked tight. What’s the real capacity?
Parking availability has been a priority in this search.
ConfirmedRoughly 2 cars fit in front of the garage, with 3–4 more possible across the street, plus the garage itself. Additional overflow parking is available down at Arroyo with a walk up.
Is insurance a premium because of the terrain?
The hillside terrain prompted a direct question about insurance cost.
Partially confirmedA quote has been provided from the listing side’s insurance contact. An independent quote has not yet been obtained.
Has the property had any landslide situation?
This has been the longest-open question on this property.
Not yet confirmedThe prior owner’s 2026 disclosure states no landslide or flood damage (see above), but that disclosure predates the current renovation. An independent geotechnical review is recommended given the terrain.
Who did the remodel, and was it permitted?
Standard due diligence for a recently renovated property.
Partially confirmedPublic record confirms the current owner purchased the property in April 2026 and financed it with a rehab loan; only one permit (a water heater replacement) is on file. The identity of the contractor has not been confirmed.
What’s the roof’s age and condition?
Relevant given the age of the structure.
Not availableThe seller’s disclosure lists roof age and type as unknown. This is an inspection item.
07 · Where Things Stand
As of the evening of 2026-08-22:
The listing side has indicated a competing offer is being increased, and that the seller would like a response sooner than the previously discussed timeline. As a result, a planned second showing has not yet been rescheduled. Offer price and terms have not been finalized on the buyer side.
08 · The Documents
Click any document to download it. These are the actual source records, not summaries.
Property Report
CRS / MLS Tax Suite Property Report
The full parcel record: ownership, sales history, tax assessment, mortgage history, and building characteristics.
Pre-Flip Disclosure · April 2026
Seller Disclosure Package
The Real Estate Transfer Disclosure Statement, Seller Property Questionnaire, FIRPTA affidavit, and related advisories, signed 2026-04-03.