Are these H St. NE / Capitol Hill houses priced appropriately?

[Anonymous]

Anonymous wrote:This house near Lincoln Park has been sitting on the market for a while, since March, makes me wonder why? One thought is that it is in the more expensive side of the housing stock for the area but I thought with the low inventory this one would have not been sitting for the time it as been. Thoughts?

https://www.redfin.com/DC/Washington/1341-Independence-Ct-SE-20003/home/10338243

Those townhomes are kind of odd for Capitol Hill. It’s the same basic townhome layout you can find all over the DC area, usually for less and often closer to the Metro. Compared to a rowhome there’s no outdoor space (except for an itty bitty balcony and a rooftop with no privacy from the neighbors) and while there’s a garage, everything but one room is up at least one flight of stairs. Plus there’s an HOA fee.

We looked at another one in that cluster. I would have sworn it was on the market more than five days, but I think it says something that it went “only” for asking last year: https://www.redfin.com/DC/Washington/1347-Independence-Ct-SE-20003/home/10338250

I don’t think 1341 is overpriced necessarily, but I do think there’s less demand for 2004-construction townhomes in Capitol Hill than here is for row homes, so this will take a bit longer to sell.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Thoughts on this one? Certainly spacious!

https://www.redfin.com/DC/Washington/5-Walter-Houp-Ct-NE-20002/home/9908709

I remember when that was on the market last year. It's not a good sign that it's for sale again already, even if the owners are moving for reasons unrelated to the house. It already has the "living in an alley" issue to overcome; the fact that the previous owners were only there a year doesn't help. I don't think it's a flip, either—as I recall, it was pretty cool-looking last year. Just, y'know, in an alley.

I could see some benefits to living in an alley. Ought to be fairly quiet, for one. And $1.2 million is a good price for 3,300 sf in Capitol Hill. But still...alley.

Are there no railings on the roof deck??

Not my thing, but it's actually quite nice inside. And yes, spacious.

[Anonymous]

What does everyone think this will go for?

$995,000, 3BR/3.5BA, 2,024sf:
https://www.redfin.com/DC/Washington/620-G-St-NE-20002/home/21648640

I'm not a huge fan of the all-white open floor plan trend, but this isn't quite as flippery as many I've seen—the kitchen counters are dark, and there's still exposed brickwork. Otherwise, it seems pretty well done, and the finishes look nice, and I like the outdoor space. That location not far from Union Station is going to be a draw, too. On the downside, it's hard to tell but from the pictures one of the BRs looks pretty tiny and I'm not sure the other is actually legal (could that really be an egress window in picture 21?).

I suspect this is priced for a bidding war (and will get one).

[Anonymous]

Anonymous wrote:What does everyone think this will go for?

$995,000, 3BR/3.5BA, 2,024sf:
https://www.redfin.com/DC/Washington/620-G-St-NE-20002/home/21648640

I'm not a huge fan of the all-white open floor plan trend, but this isn't quite as flippery as many I've seen—the kitchen counters are dark, and there's still exposed brickwork. Otherwise, it seems pretty well done, and the finishes look nice, and I like the outdoor space. That location not far from Union Station is going to be a draw, too. On the downside, it's hard to tell but from the pictures one of the BRs looks pretty tiny and I'm not sure the other is actually legal (could that really be an egress window in picture 21?).

I suspect this is priced for a bidding war (and will get one).

Somewhere between $1.1m - $1.3m given it's over 2,000 square feet, has a basement and is so close to Union Station (and in true Capitol Hill). There are comparable homes on the Hill East side of the neighborhood going for $1.1m, so the location I would think would definitely put it over that threshold.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:
$899,000 for 3br/1.5 ba, 1300 sq ft: If you can get past the front door that screams "break into me!" This house is adorable, really nice details designed by someone with style, not someone picking out flipper finishes from Home Depot. I want to cook in that kitchen.
https://www.redfin.com/DC/Washington/1511-D-St-SE-20003/home/9919211

PP. Actually, I'd like to revise my initial assessment. I just noticed that there are no upper cabinets or microwave in the kitchen. Cooking amid clutter wouldn't be that much fun. Also upon second look, that full bath is a cluttered mess. Presumably the fixtures are original to the plumbing. Clawfoot tubs can be charming, but not like that.

I love this house but that's way east.

I don’t live near here at all (I’m by Union Station) but this are is really developing fast. Right by Safeway, the Roost, the Watkins field and splash pad, plus Potomac Metro, and not that far from Lincoln Park. It has become a prime Hill-ish location.

Another Hill resident here - I am loving the new things in that area BUT until they get Potomac Gardens under control, no thanks.

[Anonymous]

Anonymous wrote:

Anonymous wrote:What does everyone think this will go for?

$995,000, 3BR/3.5BA, 2,024sf:
https://www.redfin.com/DC/Washington/620-G-St-NE-20002/home/21648640

I'm not a huge fan of the all-white open floor plan trend, but this isn't quite as flippery as many I've seen—the kitchen counters are dark, and there's still exposed brickwork. Otherwise, it seems pretty well done, and the finishes look nice, and I like the outdoor space. That location not far from Union Station is going to be a draw, too. On the downside, it's hard to tell but from the pictures one of the BRs looks pretty tiny and I'm not sure the other is actually legal (could that really be an egress window in picture 21?).

I suspect this is priced for a bidding war (and will get one).

Somewhere between $1.1m - $1.3m given it's over 2,000 square feet, has a basement and is so close to Union Station (and in true Capitol Hill). There are comparable homes on the Hill East side of the neighborhood going for $1.1m, so the location I would think would definitely put it over that threshold.

Agree, and I can’t see why the realtor priced it so low.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:What does everyone think this will go for?

$995,000, 3BR/3.5BA, 2,024sf:
https://www.redfin.com/DC/Washington/620-G-St-NE-20002/home/21648640

I'm not a huge fan of the all-white open floor plan trend, but this isn't quite as flippery as many I've seen—the kitchen counters are dark, and there's still exposed brickwork. Otherwise, it seems pretty well done, and the finishes look nice, and I like the outdoor space. That location not far from Union Station is going to be a draw, too. On the downside, it's hard to tell but from the pictures one of the BRs looks pretty tiny and I'm not sure the other is actually legal (could that really be an egress window in picture 21?).

I suspect this is priced for a bidding war (and will get one).

Somewhere between $1.1m - $1.3m given it's over 2,000 square feet, has a basement and is so close to Union Station (and in true Capitol Hill). There are comparable homes on the Hill East side of the neighborhood going for $1.1m, so the location I would think would definitely put it over that threshold.

Agree, and I can’t see why the realtor priced it so low.

Maybe it's the two bedrooms upstairs, one of which is tiny but it least it has a door so your toddler can climb out and enjoy H street himself?

[Anonymous]

Anonymous wrote:

Anonymous wrote:What does everyone think this will go for?

$995,000, 3BR/3.5BA, 2,024sf:
https://www.redfin.com/DC/Washington/620-G-St-NE-20002/home/21648640

I'm not a huge fan of the all-white open floor plan trend, but this isn't quite as flippery as many I've seen—the kitchen counters are dark, and there's still exposed brickwork. Otherwise, it seems pretty well done, and the finishes look nice, and I like the outdoor space. That location not far from Union Station is going to be a draw, too. On the downside, it's hard to tell but from the pictures one of the BRs looks pretty tiny and I'm not sure the other is actually legal (could that really be an egress window in picture 21?).

I suspect this is priced for a bidding war (and will get one).

Somewhere between $1.1m - $1.3m given it's over 2,000 square feet, has a basement and is so close to Union Station (and in true Capitol Hill). There are comparable homes on the Hill East side of the neighborhood going for $1.1m, so the location I would think would definitely put it over that threshold.

It's only 1420 ft² above ground (per the tax records). That's about a nice-sized condo.

[Anonymous]

How much do you think this one on 13th & MD Avenue NE will go for ? https://www.redfin.com/DC/Washington/1318-Maryland-Ave-NE-20002/home/9912491?2093706699=no_custom_share_sheet&utm_source=ios_share&utm_medium=share&utm_nooverride=1&utm_content=link

[Anonymous]

Anonymous wrote:How much do you think this one on 13th & MD Avenue NE will go for ? https://www.redfin.com/DC/Washington/1318-Maryland-Ave-NE-20002/home/9912491?2093706699=no_custom_share_sheet&utm_source=ios_share&utm_medium=share&utm_nooverride=1&utm_content=link

It’s hilarious (and smart) that instead of the obligatory pictures of the neighborhood, they have diagrams for how Maryland Avenue is supposed to end up. It also has that sideways twin bed trick in one of the bedrooms.

I want to say this may go for close to a million in this market, but both of the upstairs bedrooms look tiny; I’m not sure I’d want to sleep in the basement (and I definitely wouldn’t want that arrangement if I had a family). The outdoor space looks nice, and it has a basement. Not sure if backing to G is a problem, and it may be just a little closer to starburst than is ideal. Still, unless the market has cooled more than I think it has, I think a row home of this size goes for something in the upper $900s.

[Anonymous]

PP: I just looked again and saw at one upstairs BR is a more normal size; don’t know how I missed it. So I do think this will get close to a million in this market. Maybe just over.

[Anonymous]

$799k is very low for this one. No way it goes for under $900k, probably closer to a million. It has a separate rental unit with a CoO. The house will sell itself, it's a shame the listing agent felt the need to lie. There is no master suite, and the den / walk-in closet they're calling a bedroom is not a legal bedroom.

https://www.redfin.com/DC/Washington/1037-5th-St-NE-20002/home/9896487

[Anonymous]

Well this one is an interesting home. I at first thought it was a former restaurant

https://www.redfin.com/DC/Washington/1107-6th-St-NE-20002/home/9897959?utm_medium=share&utm_source=web_share&utm_campaign=copy

[Anonymous]

Anonymous wrote:$799k is very low for this one. No way it goes for under $900k, probably closer to a million. It has a separate rental unit with a CoO. The house will sell itself, it's a shame the listing agent felt the need to lie. There is no master suite, and the den / walk-in closet they're calling a bedroom is not a legal bedroom.

https://www.redfin.com/DC/Washington/1037-5th-St-NE-20002/home/9896487

I agree that it will go for well over asking, but close to a million seems high to me. North of H doesn't quite draw the same prices that similar rowhomes south of H get. The rear space is so so tiny—one picture shows what looks like a tomato plant, but how can that plant possibly get enough sun? At least it's backing to a church, noise shouldn't be a problem most of the week. And I'm not so sure that the separate unit in the basement is a feature—yes, it's extra income to offset the mortgage, but it would also mean having to be a landlord, which not everyone wants. And the owners would only have 1,096 sf of living space of their own, with no storage space.

I'd predict high $800s, personally. Maybe low $900s.

[Anonymous]

Anonymous wrote:Well this one is an interesting home. I at first thought it was a former restaurant

https://www.redfin.com/DC/Washington/1107-6th-St-NE-20002/home/9897959

I remember seeing that last year when it was on the market. They've been trying to sell it for a while. It's an interesting renovation, but I can't picture myself living there. I love the eclectic look, but the only way that ground floor works is if someone wanted to open a coffee shop.

This UrbanTurf item has more info about the property. It was for sale in May, 2019, for $1,070,000:
https://dc.urbanturf.com/articles/blog/this-weeks-find-an-artists-vision-off-h-street/15402