Why isn't this Arlington house selling?

[Anonymous]

We live a few streets over Arlington, in a house that is like 3 years older than this one, and just curious as to what the market is reacting to or lack thereof! If it is purely price, what do you think a realistic competitive price would be?

https://www.redfin.com/VA/Arlington/418-S-Larrimore-St-22204/home/11279923

[Anonymous]

Hard to tell from the pictures. Maybe it has a bad odor inside?

[Anonymous]

Anonymous wrote:Hard to tell from the pictures. Maybe it has a bad odor inside?

I did the curious neighbor walk through the open house. In my opinion it was more cluttery than I would like--my DH is super minimalistic--but, that was the only minimal fault I could find.

[Anonymous]

It's always price. In this case it might be that the fixtures are mostly low-end Home Depot stuff. I know b/c that's what is in my house which would sell for about 900K, max. Also, isn't it really and oddly close to the house next door? From the front porch, the other person's front porch is facing you.

[Anonymous]

People accepted the worse schools and less retail of So Arlington in exchange for newer and bigger homes with the same awesome Arlington commute.

But commute matters much less now, with hybrid and less traffic. So people who used to head south for their compromise to keep a short drive now head west and get a nice big house with good schools.

Almost $1.4M for S Arlington — mind boggling.

[Anonymous]

Oh and it’s 20 years old, builder grade with only some updates. I’m sure everything from HVAC to hot water heater to roof is due for replacement.

[Anonymous]

A lot of people (not all) with $1.4 million to spend don’t want to be so close to a louder road.

[Anonymous]

This is a house where staging could have done a world of good. It's hard to see past the clutter at that price point.

[Anonymous]

Overpriced.
Bad entry.
Odd location.
Neighbor too close.
Hideous, cheap finishings.
Awful, cheap Kitchen/Bathrooms.
Everything behind the hideous, cheap veneer likely needs replacement (roof, HVAC, etc).

Anonymous wrote:We live a few streets over Arlington…

I would consider moving further away from this house.

Anonymous wrote:… what do you think a realistic competitive price would be?

But Seriously, someone will overpay for this house, and regret it.

[Anonymous]

Oy, that's a lot of stuff.

I don't really think it's a bad house. That price seems about right for the size. Agree that they should've just put $10k into decluttering and staging and it would've been under contract by now.

[Anonymous]

People accepted the worse schools and less retail of So Arlington in exchange for newer and bigger homes with the same awesome Arlington commute.

But commute matters much less now, with hybrid and less traffic. So people who used to head south for their compromise to keep a short drive now head west and get a nice big house with good schools.

Almost $1.4M for S Arlington — mind boggling.

I think this is the case, especially with interest rates where they are. If you look at sales over the last 6 months in South Arlington, non-new builds top out at about 1.25. At most. This is across the board for every neighborhood except Crystal City Metro Corridor. Very nice houses have sat at anything above 1.3 and almost all of them settle for significantly less. People just don't want to pay that much to live south of 50.

[Anonymous]

The price is too high and it’s not updated.

[Anonymous]

People really need to study up on comps. $1.4 million for a dated house like this in South Arlington is crazy.

[Anonymous]

Small kitchen. Location. Price.

[Anonymous]

The kitchen is terrible, it has negative curb appeal, it's in South Arlington, the fixtures are below builder grade, and it seems like a small lot. Other than that . . .