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

[Anonymous]

Here's another one that will probably go for $100k above asking. Abbey Pl is one of those sweet one-way minor blocks that doesn't get as much random traffic as the surrounding streets.

https://www.redfin.com/DC/Washington/1133-Abbey-Pl-NE-20002/home/9892184

[Anonymous]

Anonymous wrote:Well this one will be interesting.

It used to be one of those cute one story houses on the Hill, but a developer bought it, gutted it and turned it into a 5 bedroom that is a two bedroom apartment on the first floor and a three bedroom house on the second and third floors. Selling it all together for $1.9 million.

https://www.redfin.com/DC/Washington/1351-C-St-NE-20002/home/9913704

Setting aside the new exterior (which is a total eyesore on a block full of small 2 bedroom homes), I'm curious what people think of the developer's strategy. I just can't imagine wanting to live only in the 2nd and 3rd floor of a house I'd paid $1.9 million for - having to go upstairs, etc. But then the first floor feels unnecessarily nice for an income rental. Perhaps it works for a multigenerational family? But how many of those are there shopping on the Hill at this price point?

I find this house REALLY odd. It definitely sticks out from those around it. I love those adorable little houses, so I find the whole strategy weird (but maybe there's a market for it).

[Anonymous]

Anonymous wrote:Here's another one that will probably go for $100k above asking. Abbey Pl is one of those sweet one-way minor blocks that doesn't get as much random traffic as the surrounding streets.

https://www.redfin.com/DC/Washington/1133-Abbey-Pl-NE-20002/home/9892184

I was about to say...isn't this VERY under-priced? This is very cute.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Here's another one that will probably go for $100k above asking. Abbey Pl is one of those sweet one-way minor blocks that doesn't get as much random traffic as the surrounding streets.

https://www.redfin.com/DC/Washington/1133-Abbey-Pl-NE-20002/home/9892184

I was about to say...isn't this VERY under-priced? This is very cute.

Contingent in three days. Let's remember to update when it closes.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Well this one will be interesting.

It used to be one of those cute one story houses on the Hill, but a developer bought it, gutted it and turned it into a 5 bedroom that is a two bedroom apartment on the first floor and a three bedroom house on the second and third floors. Selling it all together for $1.9 million.

https://www.redfin.com/DC/Washington/1351-C-St-NE-20002/home/9913704

Setting aside the new exterior (which is a total eyesore on a block full of small 2 bedroom homes), I'm curious what people think of the developer's strategy. I just can't imagine wanting to live only in the 2nd and 3rd floor of a house I'd paid $1.9 million for - having to go upstairs, etc. But then the first floor feels unnecessarily nice for an income rental. Perhaps it works for a multigenerational family? But how many of those are there shopping on the Hill at this price point?

I find this house REALLY odd. It definitely sticks out from those around it. I love those adorable little houses, so I find the whole strategy weird (but maybe there's a market for it).

I thought these one-story houses had to stay that way for historic preservation? If memory serves me well, one we discussed on this row last year was determined to be too small to be practical but with limited options to expand.

[Anonymous]

12th street is the dividing line of the historic district, so it becomes a matter of zoning.

[Anonymous]

What do you think about this very modern 3bn zoned for Maury that is listed at 1.39? I actually really like the design of this house.

https://www.redfin.com/DC/Washington/121-15th-St-NE-20002/home/9918432

[Anonymous]

Anonymous wrote:What do you think about this very modern 3bn zoned for Maury that is listed at 1.39? I actually really like the design of this house.

https://www.redfin.com/DC/Washington/121-15th-St-NE-20002/home/9918432

Thought to myself "wow that's beautiful" as I was going through the pictures, then saw the roof deck and was blown away... bet it will go for more.

[Anonymous]

Anonymous wrote:

Anonymous wrote:What do you think about this very modern 3bn zoned for Maury that is listed at 1.39? I actually really like the design of this house.

https://www.redfin.com/DC/Washington/121-15th-St-NE-20002/home/9918432

Thought to myself "wow that's beautiful" as I was going through the pictures, then saw the roof deck and was blown away... bet it will go for more.

A lot if warmth here, looks like a really lovely family home.

[Anonymous]

A non-exhaustive list of recent closings:

3/2.5 listed at $899 and closed for $970k.
https://www.redfin.com/DC/Washington/317-K-St-NE-20002/home/9892490

2/1.5 listed at $765k and closed for $878k+.
https://www.redfin.com/DC/Washington/1115-C-St-NE-20002/home/9908571

3/1.5 listed at $735k and closed for $770k.
https://www.redfin.com/DC/Washington/1122-7th-St-NE-20002/home/9897835

2/1 listed at $658k and closed for $736k.
https://www.redfin.com/DC/Washington/316-14th-St-NE-20002/home/9913467

[Anonymous]

Anonymous wrote:A non-exhaustive list of recent closings:

3/2.5 listed at $899 and closed for $970k.
https://www.redfin.com/DC/Washington/317-K-St-NE-20002/home/9892490

2/1.5 listed at $765k and closed for $878k+.
https://www.redfin.com/DC/Washington/1115-C-St-NE-20002/home/9908571

3/1.5 listed at $735k and closed for $770k.
https://www.redfin.com/DC/Washington/1122-7th-St-NE-20002/home/9897835

2/1 listed at $658k and closed for $736k.
https://www.redfin.com/DC/Washington/316-14th-St-NE-20002/home/9913467

1/16 listed at $1.635k and closed for $1.545

[Anonymous]

Anonymous wrote:

Anonymous wrote:A non-exhaustive list of recent closings:

3/2.5 listed at $899 and closed for $970k.
https://www.redfin.com/DC/Washington/317-K-St-NE-20002/home/9892490

2/1.5 listed at $765k and closed for $878k+.
https://www.redfin.com/DC/Washington/1115-C-St-NE-20002/home/9908571

3/1.5 listed at $735k and closed for $770k.
https://www.redfin.com/DC/Washington/1122-7th-St-NE-20002/home/9897835

2/1 listed at $658k and closed for $736k.
https://www.redfin.com/DC/Washington/316-14th-St-NE-20002/home/9913467

1/16 listed at $1.635k and closed for $1.545

Forgot the listing:
https://www.redfin.com/DC/Washington/664-G-St-NE-20002/home/9898451

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

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.

. Although this one is south of H…. I predict 950k…

NP - it is north of H.

NP - Also, that "South of H Street" is very 2011 thinking.

[Anonymous]

This one has a hilarious price and has been sitting for 19 days now. I'll be very curious to see where this one settles and how long it takes. Good barometer of the market.

https://www.redfin.com/DC/Washington/1005-E-Capitol-St-SE-20003/home/9907047

[Anonymous]

Anonymous wrote:This one has a hilarious price and has been sitting for 19 days now. I'll be very curious to see where this one settles and how long it takes. Good barometer of the market.

https://www.redfin.com/DC/Washington/1005-E-Capitol-St-SE-20003/home/9907047

People are probably confused because the floorplan in the last photo is of 1824 Giles Ct in Woodbridge...