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

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Another of the little rowhouses on Pickford Place just went on the market. Seems to be priced comparably to the others that have sold recently, but $823K for 1,200 sf is steep.

https://www.redfin.com/DC/Washington/623-Pickford-Pl-NE-20002/home/9902534

We lived in one of those Pickford houses years ago, with 2 (pretty small) bedrooms and 1.5 baths. This has 3 bedrooms and 2 full baths. That is a squeeze.

There are new photos in the listing that give a (slightly) better sense of the layout. I still get the sense that it's extremely cramped.

The Pickford house still is on the market, with no price reduction (yet).

Wow, all of these went pending/contingent since this post except for the Pickford house, which continues to sit with no price reduction.

The Pickford house has had some tragic updates. It will cost a lot of money to renovate. For that size and price, people want turnkey.

[Anonymous]

Two-month checkup in red. Seems like homes in good condition are still moving at or above list, but we're no longer in a market where any kind of mess will sell. Properties that need work will languish or sell well below asking. Good time to put in a low-ball offer for something you might want and are willing to work on. Still laughing at the person trying to sell a one-bedroom on Prostitute Row for more than $600k.

Anonymous wrote:Moving into the fall market....

$977k - 5br/3.5ba: Hideous, and still probably overpriced even after the $219k price drop. It will take a LOT of time and money to undo the half-assed renovations that must have been piled on over the years.
https://www.redfin.com/DC/Washington/633-8th-St-NE-20002/home/9902585
Off market. No sale?

$950k - 3br/1.5ba: Nothing stands out as particularly amazing about this house, but overall I like the vibe. It's a tricky one to price because on one hand, bayfront Victorian two blocks from Union Station, but on the other hand, tiny rooms, no basement, and only one bathroom. Similar ones have had trouble selling recently, and I don't know that they'll get list for this.
https://www.redfin.com/DC/Washington/321-F-St-NE-20002/home/9893190
Sold for $938,000.

$869k - 3br/2.5ba: Standard renovation, minus the hideous popups of its neighbors. Offstreet parking a plus. I would consider this a 2br, as the the 3rd bedroom is off the kitchen, has just sliding barn door, and opens directly onto the parking pad. I think the list price might be a tad high for one of these 11-12' wide houses.
https://www.redfin.com/DC/Washington/930-9th-St-NE-20002/home/9902264
Sold for $875,000.

$809k - 2br/2ba: Decent price for size and location halfway between Eastern Market and Lincoln Park. Parking would be tough, but could be a great choice for a car-free household.
https://www.redfin.com/DC/Washington/202-10th-St-SE-20003/home/9907199
Sold for $885,000.

$799k - 3br/2ba: Bold design choices that don't fit the style of the house at all. I know I should be grateful that someone is doing something other the standard gray/white flip, but I don't know about this one. Right next to the elementary school, for better or for worse.
Contingent.

$750k - 3br/2ba: This one has actually been on the market for a month and half, and suffered the same fate the red house two doors down did when it to forever to sell -- an aggressively high list price that had to be drastically lowered. I like (most of) the paint colors and wouldn't be in a hurry to upgrade. Can't change the location on 8th St.
https://www.redfin.com/DC/Washington/1110-8th-St-NE-20002/home/9900822
Sold for $725,000.

$649k - 1br/1ba: Condo alternative on a cute little block. Seems like a decent use of space for the size, with room for personal improvements. Perhaps some creativity could turn the area at the top of the stairs where the w/d is into a little den. A couple of houses on the block are currently under renovation, so there's definitely opportunity to expand here.
https://www.redfin.com/DC/Washington/222-Parker-St-NE-20002/home/9890881
Price drop to $629,000.

[Anonymous]

Anonymous wrote:Two-month checkup in red. Seems like homes in good condition are still moving at or above list, but we're no longer in a market where any kind of mess will sell. Properties that need work will languish or sell well below asking. Good time to put in a low-ball offer for something you might want and are willing to work on. Still laughing at the person trying to sell a one-bedroom on Prostitute Row for more than $600k.


It is clear from your cynical comments that you are priced out and bitter.

Explain yourself. Nothing you bolded is inaccurate.

[Anonymous]

Thanks for the update! I enjoy seeing the list to actual sales price.

[Anonymous]

This thread is really helpful. We are planning to list our Cap Hill home in the spring and appreciate the analysis.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Another of the little rowhouses on Pickford Place just went on the market. Seems to be priced comparably to the others that have sold recently, but $823K for 1,200 sf is steep.

https://www.redfin.com/DC/Washington/623-Pickford-Pl-NE-20002/home/9902534

We lived in one of those Pickford houses years ago, with 2 (pretty small) bedrooms and 1.5 baths. This has 3 bedrooms and 2 full baths. That is a squeeze.

There are new photos in the listing that give a (slightly) better sense of the layout. I still get the sense that it's extremely cramped.

The Pickford house still is on the market, with no price reduction (yet).

Wow, all of these went pending/contingent since this post except for the Pickford house, which continues to sit with no price reduction.

The Pickford house has had some tragic updates. It will cost a lot of money to renovate. For that size and price, people want turnkey.

They finally cut the price by $24k on Friday, still on the market after the weekend.

[Anonymous]

Anonymous wrote:

Anonymous wrote:This one was bought for a little over $500,000 and now on the market for $1,600,000? Thoughts ? https://www.redfin.com/DC/Washington/622-13th-St-NE-20002/home/9910113?1280460695=variant&600390594=copy_variant&231528114=control&1077477207=variant&utm_source=ios_share&utm_medium=share&utm_nooverride=1&utm_content=link&utm_campaign=share_sheet

I live within a block of this house and I would bet $1,000,000 they won’t get this price for it. The finishes are not right for that market.

One week out, a huge price drop on this house:

https://www.redfin.com/DC/Washington/622-13th-St-NE-20002/home/9910113?1280460695=variant&600390594=copy_variant&231528114=variant&1077477207=variant&utm_source=ios_share&utm_medium=share&utm_nooverride=1&utm_content=link&utm_campaign=share_sheet

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:This one was bought for a little over $500,000 and now on the market for $1,600,000? Thoughts ? https://www.redfin.com/DC/Washington/622-13th-St-NE-20002/home/9910113?1280460695=variant&600390594=copy_variant&231528114=control&1077477207=variant&utm_source=ios_share&utm_medium=share&utm_nooverride=1&utm_content=link&utm_campaign=share_sheet

I live within a block of this house and I would bet $1,000,000 they won’t get this price for it. The finishes are not right for that market.

One week out, a huge price drop on this house:

https://www.redfin.com/DC/Washington/622-13th-St-NE-20002/home/9910113?1280460695=variant&600390594=copy_variant&231528114=variant&1077477207=variant&utm_source=ios_share&utm_medium=share&utm_nooverride=1&utm_content=link&utm_campaign=share_sheet

WOW! Sounds like a thanksgiving sale !!!!

[Anonymous]

I'm a little surprised that this one has been on the market for so long. Not that it's such a great house, but not-so-great houses have been going quickly for high prices lately, so it's weird to see this one languish.

3BR/3BA, 1992 sf, $1,059,000 (listed 9/9/21 at $1,250,000):
https://www.redfin.com/DC/Washington/405-Constitution-Ave-NE-20002/home/9895626

Any thoughts on why?

[Anonymous]

Anonymous wrote:I'm a little surprised that this one has been on the market for so long. Not that it's such a great house, but not-so-great houses have been going quickly for high prices lately, so it's weird to see this one languish.

3BR/3BA, 1992 sf, $1,059,000 (listed 9/9/21 at $1,250,000):
https://www.redfin.com/DC/Washington/405-Constitution-Ave-NE-20002/home/9895626

Any thoughts on why?

Am not sure I've ever seen a smaller kitchen in my life. Hard to tell from the photos what the floor plan is like and how difficult it would be to enlarge the kitchen. But, it seems like the kitchen is crammed into some sort weird corner of the house that could make it a challenge.

[Anonymous]

Anonymous wrote:

Anonymous wrote:I'm a little surprised that this one has been on the market for so long. Not that it's such a great house, but not-so-great houses have been going quickly for high prices lately, so it's weird to see this one languish.

3BR/3BA, 1992 sf, $1,059,000 (listed 9/9/21 at $1,250,000):
https://www.redfin.com/DC/Washington/405-Constitution-Ave-NE-20002/home/9895626

Any thoughts on why?

Am not sure I've ever seen a smaller kitchen in my life. Hard to tell from the photos what the floor plan is like and how difficult it would be to enlarge the kitchen. But, it seems like the kitchen is crammed into some sort weird corner of the house that could make it a challenge.

Says the lower level both is currently occupied and has "no C of O," which sound to me like massive headaches.

[Anonymous]

Anonymous wrote:I'm a little surprised that this one has been on the market for so long. Not that it's such a great house, but not-so-great houses have been going quickly for high prices lately, so it's weird to see this one languish.

3BR/3BA, 1992 sf, $1,059,000 (listed 9/9/21 at $1,250,000):
https://www.redfin.com/DC/Washington/405-Constitution-Ave-NE-20002/home/9895626

Any thoughts on why?

Also seems like there is a tenant living in an illegal
Basement unit. Tough to take on if you don't want an illegal rental or to have to evict the tenant

[Anonymous]

Anonymous wrote:

Anonymous wrote:I'm a little surprised that this one has been on the market for so long. Not that it's such a great house, but not-so-great houses have been going quickly for high prices lately, so it's weird to see this one languish.

3BR/3BA, 1992 sf, $1,059,000 (listed 9/9/21 at $1,250,000):
https://www.redfin.com/DC/Washington/405-Constitution-Ave-NE-20002/home/9895626

Any thoughts on why?

Also seems like there is a tenant living in an illegal
Basement unit. Tough to take on if you don't want an illegal rental or to have to evict the tenant

Wonder what's wrong with the basement? Looks like front and back entrances, reasonable ceiling height.

[Anonymous]

Anonymous wrote:

Wonder what's wrong with the basement? Looks like front and back entrances, reasonable ceiling height.

No separate electrical. You can see from the first photo that there's only one meter.

[Anonymous]

Even though the person living in the basement almost certainly is living there illegally if there's no C of O, good luck getting them to leave thanks to DC's ridiculous tenant protections. No wonder this house is sitting.