Why is this Cleveland Park house stuck?

[Anonymous]

https://www.redfin.com/DC/Washington/2950-Macomb-St-NW-20008/home/9985668

It's been on the market for 4+ months. Gut renovated and expanded ~20 years ago. Originally listed for $5.3M, down to $4M. Cleveland Park is still in demand, as we understand it. The price is heading toward our budget, so we're keeping an eye on it, but something seems off here.

[Anonymous]

Macomb is a bit of a busy street and people probably don’t like that the pool completely took up the entire back yard…but it looks very well done.

I just think it was bad timing with when they listed and trying to get top dollar vs pricing it much lower and then looking for competing offers to drive up the price.

[Anonymous]

Wow, price drop of 1.3 million dollars. That's insane. This is it, folks.

[Anonymous]

Maybe better lighting? Feels sterile.

[Anonymous]

I like it!

[Anonymous]

I LOVE this house, I see it often from the Tregaron trail - even before it went on the market- and think it’s the perfect layout/location, with the park and access to CP, but it’s a bit tricky for families, as the house is big and lot is small, and the pool is a liability that many parents don’t want to deal with, plus limited parking, so it shrinks the buyer pool considerably. It needs the right buyer.

[Anonymous]

I find the inside / staging a bit sterile or “blah” so I think there’s a lot of room for improvement there at this price point. The kitchen layout isn’t ideal— having the sink so far away from the stove seems a bit silly. Lots of walking back and forth needed.
I do think there is a particular buyer who will love this place (perhaps someone with slightly older kids) and it only takes 1 good offer.

[Anonymous]

Some speculation about what could be turning buyers off. I like it, especially the view of Tregaron and the location, but I don't love it.

1. The red exterior is too much (roof, shutters, beams etc) and changing that could quickly get pricey.

2. There's not much usable outdoor space, essentially just hardscaped seating and the pool underneath the expansion. About half of the lot is unusable because it's down a ravine.

3. The garage is too small for a modern car. Parking is just 1-2 spots on the steep driveway, not much better than street parking.

4. The interior layout is fine but doesn't make the most of the space. The kitchen isn't that big, and the side office and rear corridor are kinda odd.

5. The third floor ceilings are quite low.

6. There isn't much personality in the interior, and some of the furnishings are a bit dated.

7. There isn't really a good play space for young children, and the pool is a hazard.

8. Who wants a basement sauna?

Essentially, the owners made some very particular decisions about what to do, each of which narrows the pool of buyers.

[Anonymous]

I love the exterior, but the interior is bland and has no personality.

[Anonymous]

Love this house-except for the limited parking.

Love the staging !

[Anonymous]

Over priced

[Anonymous]

It already looks dated, some bad design choices.

[Anonymous]

I love it! 4mm is still alot with current rates and for that price the parking/outdoor space could be better, which has been said. I do love the interior!

[Anonymous]

Pool

[Anonymous]

It’s the sterile, flipped look of the interior. That’s a great old house and it should feel warm and comfortable inside but the renovators had a field day with drywall and white paint.