Capitol Hill State of the Market?

[Anonymous]

Anonymous wrote:529 6th is beautiful

Houses sit on the market because they are overpriced. We have a lot a LOT of realtors crawling all over the Hill and many of them are NOT good at valuing property.

529 6th was lovely and priced for a bidding war IMO. Last sold in June '22 for $1.34 (50k less than list this go-round). I would expect that it went for $1.45-1.5m. There have been *VERY* few turn-key 3br houses sold in the last 2 years.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Happy Tuesday, Hill RE fans. Two more to keep an eye on:
1) 1115 C St SE - 3br for $999k (https://www.redfin.com/DC/Washington/1115-C-St-SE-20003/home/9909112). Love the location & the price, seems underpriced for a 3BR?
2) 119 Tennessee Ave - 4br for $1.4m (https://www.redfin.com/DC/Washington/119-Tennessee-Ave-NE-20002/home/9911203). This house has been on/off the market since last June - has anyone actually been through? The decor is straight out of the Jetsons

why is 1115 C still listed as “coming soon”?

Probably owner was moving or was getting some work done but it's on market now. Probably not for long, nice place and of course location is great.

[Anonymous]

I like that it doesn't share walls with any neighbor. Huge plus for a townhome.

[Anonymous]

Sorry, its a single family house. Sweet!

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Happy Tuesday, Hill RE fans. Two more to keep an eye on:
1) 1115 C St SE - 3br for $999k (https://www.redfin.com/DC/Washington/1115-C-St-SE-20003/home/9909112). Love the location & the price, seems underpriced for a 3BR?
2) 119 Tennessee Ave - 4br for $1.4m (https://www.redfin.com/DC/Washington/119-Tennessee-Ave-NE-20002/home/9911203). This house has been on/off the market since last June - has anyone actually been through? The decor is straight out of the Jetsons

why is 1115 C still listed as “coming soon”?

Probably owner was moving or was getting some work done but it's on market now. Probably not for long, nice place and of course location is great.

C is very very sweet. I’d bet $1.15m and under contract by Wednesday

[Anonymous]

Oooh--coming soon at the corner of 3rd and South Carolina. That 300 block of South Carolina is one of the best on the Hill. This house also overlooks Garfield Park. And it's huge.

https://www.zillow.com/homedetails/301-S-Carolina-Ave-SE-Washington-DC-20003/415127_zpid/

[Anonymous]

Anonymous wrote:Oooh--coming soon at the corner of 3rd and South Carolina. That 300 block of South Carolina is one of the best on the Hill. This house also overlooks Garfield Park. And it's huge.

https://www.zillow.com/homedetails/301-S-Carolina-Ave-SE-Washington-DC-20003/415127_zpid/

I really like this block, but the corner itself (where this house is) is very high traffic. For the price, I’d really prefer more private outdoor space or at minimum a fence. The owners listed too high in fall at $2.4 and it just sat. I think this ultimately goes for $1.8 and it takes a few weeks to get there.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Oooh--coming soon at the corner of 3rd and South Carolina. That 300 block of South Carolina is one of the best on the Hill. This house also overlooks Garfield Park. And it's huge.

https://www.zillow.com/homedetails/301-S-Carolina-Ave-SE-Washington-DC-20003/415127_zpid/

I really like this block, but the corner itself (where this house is) is very high traffic. For the price, I’d really prefer more private outdoor space or at minimum a fence. The owners listed too high in fall at $2.4 and it just sat. I think this ultimately goes for $1.8 and it takes a few weeks to get there.

PP coming back to say…. I specifically don’t trust listings that advertise CAC but still have visible window units in listing photos. It’s too hot here for too long to have CAC that doesn’t work. The window unit when your advertising CAC signals that you have cheap-ed out on systems. Plus…. It’s march! If you are too lazy to take your window units out in winter then I assume you are ignoring lots of other maintenance activities.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Oooh--coming soon at the corner of 3rd and South Carolina. That 300 block of South Carolina is one of the best on the Hill. This house also overlooks Garfield Park. And it's huge.

https://www.zillow.com/homedetails/301-S-Carolina-Ave-SE-Washington-DC-20003/415127_zpid/

I really like this block, but the corner itself (where this house is) is very high traffic. For the price, I’d really prefer more private outdoor space or at minimum a fence. The owners listed too high in fall at $2.4 and it just sat. I think this ultimately goes for $1.8 and it takes a few weeks to get there.

PP coming back to say…. I specifically don’t trust listings that advertise CAC but still have visible window units in listing photos. It’s too hot here for too long to have CAC that doesn’t work. The window unit when your advertising CAC signals that you have cheap-ed out on systems. Plus…. It’s march! If you are too lazy to take your window units out in winter then I assume you are ignoring lots of other maintenance activities.

It could be for heat? Basements are usually freezing.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Oooh--coming soon at the corner of 3rd and South Carolina. That 300 block of South Carolina is one of the best on the Hill. This house also overlooks Garfield Park. And it's huge.

https://www.zillow.com/homedetails/301-S-Carolina-Ave-SE-Washington-DC-20003/415127_zpid/

I really like this block, but the corner itself (where this house is) is very high traffic. For the price, I’d really prefer more private outdoor space or at minimum a fence. The owners listed too high in fall at $2.4 and it just sat. I think this ultimately goes for $1.8 and it takes a few weeks to get there.

PP coming back to say…. I specifically don’t trust listings that advertise CAC but still have visible window units in listing photos. It’s too hot here for too long to have CAC that doesn’t work. The window unit when your advertising CAC signals that you have cheap-ed out on systems. Plus…. It’s march! If you are too lazy to take your window units out in winter then I assume you are ignoring lots of other maintenance activities.

Where is there a window unit in the photos?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Oooh--coming soon at the corner of 3rd and South Carolina. That 300 block of South Carolina is one of the best on the Hill. This house also overlooks Garfield Park. And it's huge.

https://www.zillow.com/homedetails/301-S-Carolina-Ave-SE-Washington-DC-20003/415127_zpid/

I really like this block, but the corner itself (where this house is) is very high traffic. For the price, I’d really prefer more private outdoor space or at minimum a fence. The owners listed too high in fall at $2.4 and it just sat. I think this ultimately goes for $1.8 and it takes a few weeks to get there.

PP coming back to say…. I specifically don’t trust listings that advertise CAC but still have visible window units in listing photos. It’s too hot here for too long to have CAC that doesn’t work. The window unit when your advertising CAC signals that you have cheap-ed out on systems. Plus…. It’s march! If you are too lazy to take your window units out in winter then I assume you are ignoring lots of other maintenance activities.

Where is there a window unit in the photos?

Oh, I see it now, but yeah it could have to do with it being the basement if it was an area difficult to extend a vent to like a storage area or something....

[Anonymous]

Crime! Not going to be solved anytime soon. Sell while you can!

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Oooh--coming soon at the corner of 3rd and South Carolina. That 300 block of South Carolina is one of the best on the Hill. This house also overlooks Garfield Park. And it's huge.

https://www.zillow.com/homedetails/301-S-Carolina-Ave-SE-Washington-DC-20003/415127_zpid/

I really like this block, but the corner itself (where this house is) is very high traffic. For the price, I’d really prefer more private outdoor space or at minimum a fence. The owners listed too high in fall at $2.4 and it just sat. I think this ultimately goes for $1.8 and it takes a few weeks to get there.

PP coming back to say…. I specifically don’t trust listings that advertise CAC but still have visible window units in listing photos. It’s too hot here for too long to have CAC that doesn’t work. The window unit when your advertising CAC signals that you have cheap-ed out on systems. Plus…. It’s march! If you are too lazy to take your window units out in winter then I assume you are ignoring lots of other maintenance activities.

Where is there a window unit in the photos?

PP (AC skeptic) here - I get it, there are sometimes reasons that a portable unit is the most efficient way to cool a weird corner, but it would make me assume there are other weird "quirks" or shortcuts taken elsewhere in the house where I couldn't see it. And I'll double down on there's no excuse for leaving the window unit in through the winter, which invites moisture and pests. There are plenty of houses on the Hill I'd pay $2m+ for, but not ones with lazy or deferred maintenance

Oh, I see it now, but yeah it could have to do with it being the basement if it was an area difficult to extend a vent to like a storage area or something....

[Anonymous]

Anonymous wrote:Crime! Not going to be solved anytime soon. Sell while you can!

.... is already down 30% vs. same time period last year.

[Anonymous]

Some more to toss in the conversation:
- 922 South Carolina SE, asking $1.6m for a 3br/1.5 BA (https://www.redfin.com/DC/Washington/922-S-Carolina-Ave-SE-20003/home/9905201) - just sold in Dec '22 and I significantly preferred the old bathroom vs the modern monstrosity they dropped in. I think $1.6m is optimistic for a 3br but we'll see, this is a great house (even if I'd personally want to un-do the redone bathroom)

- 405 4th St NE - 3 bed /2.5 bath asking $990k (https://www.redfin.com/DC/Washington/405-4th-St-NE-20002/home/9895325). Not my favorite block, but this is a cute house priced well and I think will go quickly right around ask

- 1137 N. North Carolina NE - 4 bed / 3.5 bath "coming soon" at $1.15m. 3 true bedrooms upstairs plus the finished basement, parking, yard, great light. I love this house. Think this will go quickly and over ask ($1.25 feels right given east of Lincoln Park?).