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

[Anonymous]

Let's do some more price checks!

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

Listed at $792k, sold on 7/9 at $825k (+4.2%)

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

Sold on 7/26 for $1.395 (+0%)

Anonymous wrote:DIYers will enjoy some of the listings this week. Grab some properties that need gut jobs before the flippers get them.

$995k for 2br/2.5ba in 1301 sq ft: Super pricey but one of the most picturesque blocks in the city.
https://www.redfin.com/DC/Washington/140-Duddington-Pl-SE-20003/home/9890556
Sold on 7/22 for $1,025,000 (+3%)

$988k for 3br/2ba in 2193 sq ft: Rental unit and driveway a block from Lincoln Park. Can't make any sense of the writeup.
https://www.redfin.com/DC/Washington/903-Massachusetts-Ave-NE-20002/home/9904692
Sold on 7/30 for $1,111,750 (+12.5%)

$925k for 3br/2ba in 1548 sq ft: "A Capitol Hill classic on a quiet one way street just one block south of Lincoln Park features beautiful built-ins, 2 fireplaces and hardwood floors throughout."
https://www.redfin.com/DC/Washington/121-13th-St-SE-20003/home/9911342
Sold on 7/20 for $940,005 (+1.6%)

$899k for 2br/1.5ba in 1288 sq ft: A carriage house (detached garage + upper level bonus room) makes up for the main house having only two bedrooms. Enjoy the textured kitchen.
https://www.redfin.com/DC/Washington/211-14th-St-NE-20002/home/9916490
Sold on 7/22 for $942,000 (+4.8%)

$850k for 3br/1.5ba in 1324 sq ft: Another Emerald St home. I actually have no idea of the condition because there are no pictures, and the listing just makes it sound like they put some lipstick on a pig. But it's a $100k more than the other Emerald house that is still on the market, so maybe it really is the most charming house on the street.
https://www.redfin.com/DC/Washington/1344-Emerald-St-NE-20002/home/9912966
Pending

$800k for 3br/2ba in 2362 sq ft: The listing make it sounds like this has restoration potential with original woodwork, but it's hard to tell without any interior photos.
https://www.redfin.com/DC/Washington/920-8th-St-NE-20002/home/9901033
Sold on 7/9 for $825,000 (+3.1%)

$799k for 2br/2ba in 1020 sq ft: It's not a terrible renovation and I don't even know why I'm still surprised that these little 12' wide houses can go for this high.
https://www.redfin.com/DC/Washington/251-14th-Pl-NE-20002/home/9916562
Still on the market, with a current asking price of $775k.

$779k for 1br/1.5ba in 872 sq ft: Former storefront turned loft. LOL at "Free non zone 6 parking space right in front of the home, 1st come 1st serve."
https://www.redfin.com/DC/Washington/109-8th-St-NE-20002/home/28852360[/b]
Contingent.

$750k for 3br/2ba in 1816 sq ft: This one actually looks fairly decent, which makes the low price baffling. Priced for a bidding war or to hide hidden terror?
https://www.redfin.com/DC/Washington/645-14th-Pl-NE-20002/home/166623064
Sold on 7/20 for $816,000 (+8.8%)

$735k for 3br/1.5ba in 1406 sq ft: An estate sale. I actually feel a bit touched because of the presence of the artwork that was in every Baptist home growing up.
https://www.redfin.com/DC/Washington/1214-G-St-NE-20002/home/9909976
Sold on 7/19 for $742,000 (+1.0%)

$699k for 2br/2b in 1382 sq ft: It's below grade and a condo, but bordering Lincoln Park makes it worth including here.
https://www.redfin.com/DC/Washington/1200-E-Capitol-St-NE-20002/unit-1/home/9911115
Contingent.

$650k for 2br/1ba in 672 sq ft: Here's your condo alternative for the week, located in an alley.
https://www.redfin.com/DC/Washington/7-Gessford-Ct-SE-20003/home/10177557
Pending.

Anonymous wrote:I think this is the only new sub-$1M listing this week. Standard flip with grandiose language. Too close to Barracks Row to have no parking for my liking. I have no idea if it's priced correctly -- it's tiny at 1300 sq ft, but the location is really convenient.

https://www.redfin.com/DC/Washington/535-10th-St-SE-20003/home/9905412

Still on the market, now at $969k after being listed at $995k.

[Anonymous]

Anonymous wrote:Let's do some more price checks!

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

Listed at $792k, sold on 7/9 at $825k (+4.2%)

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

Sold on 7/26 for $1.395 (+0%)

Anonymous wrote:DIYers will enjoy some of the listings this week. Grab some properties that need gut jobs before the flippers get them.

$995k for 2br/2.5ba in 1301 sq ft: Super pricey but one of the most picturesque blocks in the city.
https://www.redfin.com/DC/Washington/140-Duddington-Pl-SE-20003/home/9890556
Sold on 7/22 for $1,025,000 (+3%)

$988k for 3br/2ba in 2193 sq ft: Rental unit and driveway a block from Lincoln Park. Can't make any sense of the writeup.
https://www.redfin.com/DC/Washington/903-Massachusetts-Ave-NE-20002/home/9904692
Sold on 7/30 for $1,111,750 (+12.5%)

$925k for 3br/2ba in 1548 sq ft: "A Capitol Hill classic on a quiet one way street just one block south of Lincoln Park features beautiful built-ins, 2 fireplaces and hardwood floors throughout."
https://www.redfin.com/DC/Washington/121-13th-St-SE-20003/home/9911342
Sold on 7/20 for $940,005 (+1.6%)

$899k for 2br/1.5ba in 1288 sq ft: A carriage house (detached garage + upper level bonus room) makes up for the main house having only two bedrooms. Enjoy the textured kitchen.
https://www.redfin.com/DC/Washington/211-14th-St-NE-20002/home/9916490
Sold on 7/22 for $942,000 (+4.8%)

$850k for 3br/1.5ba in 1324 sq ft: Another Emerald St home. I actually have no idea of the condition because there are no pictures, and the listing just makes it sound like they put some lipstick on a pig. But it's a $100k more than the other Emerald house that is still on the market, so maybe it really is the most charming house on the street.
https://www.redfin.com/DC/Washington/1344-Emerald-St-NE-20002/home/9912966
Pending

$800k for 3br/2ba in 2362 sq ft: The listing make it sounds like this has restoration potential with original woodwork, but it's hard to tell without any interior photos.
https://www.redfin.com/DC/Washington/920-8th-St-NE-20002/home/9901033
Sold on 7/9 for $825,000 (+3.1%)

$799k for 2br/2ba in 1020 sq ft: It's not a terrible renovation and I don't even know why I'm still surprised that these little 12' wide houses can go for this high.
https://www.redfin.com/DC/Washington/251-14th-Pl-NE-20002/home/9916562
Still on the market, with a current asking price of $775k.

$779k for 1br/1.5ba in 872 sq ft: Former storefront turned loft. LOL at "Free non zone 6 parking space right in front of the home, 1st come 1st serve."
https://www.redfin.com/DC/Washington/109-8th-St-NE-20002/home/28852360[/b]
Contingent.

$750k for 3br/2ba in 1816 sq ft: This one actually looks fairly decent, which makes the low price baffling. Priced for a bidding war or to hide hidden terror?
https://www.redfin.com/DC/Washington/645-14th-Pl-NE-20002/home/166623064
Sold on 7/20 for $816,000 (+8.8%)

$735k for 3br/1.5ba in 1406 sq ft: An estate sale. I actually feel a bit touched because of the presence of the artwork that was in every Baptist home growing up.
https://www.redfin.com/DC/Washington/1214-G-St-NE-20002/home/9909976
Sold on 7/19 for $742,000 (+1.0%)

$699k for 2br/2b in 1382 sq ft: It's below grade and a condo, but bordering Lincoln Park makes it worth including here.
https://www.redfin.com/DC/Washington/1200-E-Capitol-St-NE-20002/unit-1/home/9911115
Contingent.

$650k for 2br/1ba in 672 sq ft: Here's your condo alternative for the week, located in an alley.
https://www.redfin.com/DC/Washington/7-Gessford-Ct-SE-20003/home/10177557
Pending.

Anonymous wrote:I think this is the only new sub-$1M listing this week. Standard flip with grandiose language. Too close to Barracks Row to have no parking for my liking. I have no idea if it's priced correctly -- it's tiny at 1300 sq ft, but the location is really convenient.

https://www.redfin.com/DC/Washington/535-10th-St-SE-20003/home/9905412

Still on the market, now at $969k after being listed at $995k.

Thank you for doing this! This is as good or better than what real estate agents like to mail around. I'm a landlord whose house is in the area and likes to keep track of how the comps are trending.

[Anonymous]

Anonymous wrote:

Anonymous wrote:I was hoping to attend the open house for this home yesterday but it was canceled.
https://www.redfin.com/DC/Washington/615-K-St-NE-20002/home/9898330

I thought the listing price was a little high but now I’m assuming the sellers will get it.

I'm not surprised. There are a lot of things about the design I don't like (those open kitchen shelves, for starters), but $1M for 2,500 square feet with a decent-sized yard (for a rowhome), finished basement, and a garage? I'd guess that could go for around $1.2M or so based on the size alone.

This was me, and I was close, but a little low: it sold for $1,262,368. That's $267,368 (27%) over list, but it was clearly priced for a bidding war.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Why do you think this one has been sitting so long? I know the layout is a bit quirky and the bathrooms could use an update, but very spacious overall even if there are only 3 official bedrooms, there is also a den room. Maybe people don't like the big condo building being next door?

https://www.redfin.com/DC/Washington/629-5th-St-NE-20002/home/9896708

Pretty sure that’s a house next door. Or, at least, that’s the impression it gives from the street. (I guess it could be a very small condo building.) It’s a quirky layout for sure, and many people hate the basement kitchen thing. I’d have to see inside to know for sure but that cutout that brings all the light into the kitchen/basement also eliminates a lot of usable floor space.

Those are two condos next door:

https://www.redfin.com/DC/Washington/625-5th-St-NE-20002/unit-1/home/113745659
https://www.redfin.com/DC/Washington/625-5th-St-NE-20002/unit-2/home/108560160

I think it's just overpriced. $1.25M isn't unreasonable for 2100sf, especially that close to Union Station, but it is a bit on the high end—and it's more likely to be the result of a bidding war for a house that listed lower than a good starting price. And I'm seeing right that they listed it in May at $1.2M, then increased the price two weeks later to $1.25M? That does not sound like the strategy of a motivated seller.

We went to the open house for this one today and were surprised how much we actually liked it. The layout is definitely quirky, but it kind of works when seen in person. It's got kind of an updated '70s contemporary vibe. The kitchen doesn't feel that much like a basement kitchen—opening the ceiling for a two-story dining area probably helped with that.

Dunno if it'll go for $1.25M, and the large (for a two-unit) condo next door is still an issue, but the pricing doesn't seem quite as ridiculous now, IMO.

This one continues to fascinate me. The listing was just removed—which seems an odd choice as opposed to, say, lowering the price to, oh, maybe no more than the original asking price in May? I really wonder what the sellers are thinking.

[Anonymous]

Anonymous wrote:

Anonymous wrote:$850k for 3br/1.5ba in 1324 sq ft: Another Emerald St home. I actually have no idea of the condition because there are no pictures, and the listing just makes it sound like they put some lipstick on a pig. But it's a $100k more than the other Emerald house that is still on the market, so maybe it really is the most charming house on the street.
https://www.redfin.com/DC/Washington/1344-Emerald-St-NE-20002/home/9912966

This is pending now after 15 days (with a relisting on July 1). It'll be interesting to see what this and the other house on Emerald go for.

We can do the sales price comparison now. 1344 Emerald closed for $820,000 a couple of days ago; 1335 Emerald sold for $690,000 last week. Both sold under asking price, though, and at not incredibly high prices per square foot for Capitol Hill. I don't know if expectations are a little out of whack on that street or if these two houses were just poor examples of the housing stock there.

[Anonymous]

This house took forever to renovate and now has been sitting for almost a month. Have folks seen it in person? https://www.redfin.com/DC/Washington/26-16th-St-SE-20003/home/9920017

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:$850k for 3br/1.5ba in 1324 sq ft: Another Emerald St home. I actually have no idea of the condition because there are no pictures, and the listing just makes it sound like they put some lipstick on a pig. But it's a $100k more than the other Emerald house that is still on the market, so maybe it really is the most charming house on the street.
https://www.redfin.com/DC/Washington/1344-Emerald-St-NE-20002/home/9912966

This is pending now after 15 days (with a relisting on July 1). It'll be interesting to see what this and the other house on Emerald go for.

We can do the sales price comparison now. 1344 Emerald closed for $820,000 a couple of days ago; 1335 Emerald sold for $690,000 last week. Both sold under asking price, though, and at not incredibly high prices per square foot for Capitol Hill. I don't know if expectations are a little out of whack on that street or if these two houses were just poor examples of the housing stock there.

Probably a little bit of both? Houses on Emerald are tiny, not easily walkable to Metro and have terrible parking issues, and I think people started to realize that the asking prices there were getting a little out of hand, especially for two places that seemingly needed significant work.

[Anonymous]

Anonymous wrote:This house took forever to renovate and now has been sitting for almost a month. Have folks seen it in person? https://www.redfin.com/DC/Washington/26-16th-St-SE-20003/home/9920017

Ugh. It's like a catalog of 2020 flip trends. I kind of hate it.

They listed it at $1.3M at first, too, which seems more than a little aggressive for a flip that far east, IMO. They've been dropping the price every couple of weeks, though, and I expect that the latest drop to $1.2M from $1.25 may do the trick for someone who doesn't mind the style.

[Anonymous]

What do you all think this one would sell for? Seems pretty low for the closeness to Union station. Assume it might sell for closer to $1m.

https://www.redfin.com/DC/Washington/1148-Abbey-Pl-NE-20002/home/9892269

[Anonymous]

Anonymous wrote:What do you all think this one would sell for? Seems pretty low for the closeness to Union station. Assume it might sell for closer to $1m.

https://www.redfin.com/DC/Washington/1148-Abbey-Pl-NE-20002/home/9892269

Nice place! I think it’ll go for around asking. Two beds up tend to keep it under 900.

[Anonymous]

Anonymous wrote:What do you all think this one would sell for? Seems pretty low for the closeness to Union station. Assume it might sell for closer to $1m.

https://www.redfin.com/DC/Washington/1148-Abbey-Pl-NE-20002/home/9892269

The lack of a roof or awning over the porch is hurting the curb appeal, IMO. That just looks odd. Also, it's small, and I don't know why the basement has its own kitchen when it doesn't seem to be set up for use as a rental. Or is it? (Why else would they just have that condo-sized combo W/D?)

Plus, even though it's close to Union Station, that area near 4th & M NE isn't really the fanciest area.

I'd expect this to go around $850k, personally, but I've been shocked at what some things sell for lately.

[Anonymous]

Anonymous wrote:

Anonymous wrote:What do you all think this one would sell for? Seems pretty low for the closeness to Union station. Assume it might sell for closer to $1m.

https://www.redfin.com/DC/Washington/1148-Abbey-Pl-NE-20002/home/9892269

The lack of a roof or awning over the porch is hurting the curb appeal, IMO. That just looks odd. Also, it's small, and I don't know why the basement has its own kitchen when it doesn't seem to be set up for use as a rental. Or is it? (Why else would they just have that condo-sized combo W/D?)

Plus, even though it's close to Union Station, that area near 4th & M NE isn't really the fanciest area.

I'd expect this to go around $850k, personally, but I've been shocked at what some things sell for lately.

I don’t live right here (I’m further south and east) but I think it’s a great location. REI and Union Market, plus Union Station nearby!

[Anonymous]

Anonymous wrote:I don’t live right here (I’m further south and east) but I think it’s a great location. REI and Union Market, plus Union Station nearby!

Being close to Union Market is a plus, and at least the house isn't directly on 3rd or 4th, which can both get kind of busy. It's also a pretty short walk to Harris Teeter for groceries. But I still think $899k seems a trifle high for 1440sf and 2BR up in that location.

[Anonymous]

Here's one a block away from the house on Abbey Place, for the same price. A little larger, but fewer bathrooms. But it's on 4th St., which can be kind of busy.

https://www.redfin.com/DC/Washington/1133-4th-St-NE-20002/home/9894846

Which do you think goes for more? Which would you rather buy?

I know I'm turning into that person who always complains about painted woodwork, but I think I'd like this one if they hadn't painted the woodwork (and avoided that cold gray paint, but that's easily fixable).

[Anonymous]

Anonymous wrote:Here's one a block away from the house on Abbey Place, for the same price. A little larger, but fewer bathrooms. But it's on 4th St., which can be kind of busy.

https://www.redfin.com/DC/Washington/1133-4th-St-NE-20002/home/9894846

Which do you think goes for more? Which would you rather buy?

I know I'm turning into that person who always complains about painted woodwork, but I think I'd like this one if they hadn't painted the woodwork (and avoided that cold gray paint, but that's easily fixable).

I would rather take this one. Actually very nice house for that price range imo. As someone who used to live in that neighborhood but bought recently in hill east I wish this was up when I was looking.