Are these H St. NE / Capitol Hill houses priced appropriately?
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Anonymous
The Wylie house went pending (again) on Wednesday after another price drop to $630k. |
Anonymous
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In the ongoing saga of Emerald St. houses, this one just hit the market at $869,000:
https://www.redfin.com/DC/Washington/1312-Emerald-St-NE-20002/home/9912992 It's 3BR, 1.5BA, 1356sf. In comparison, 1335 Emerald is 3BR, 2.5BA, 1324sf, and was at $940k when it went contingent. I think I like 1312 better, personally, even if the two were the same price. |
Anonymous
Definitely a more reasonable price for this latest one. Whoever is buying the other one is overpaying for one extra bathroom that is likely minuscule and also takes away space from an already small bedroom. All these Emerald St houses are basically the same square footage because they're identical rectangular boxes. Adding rooms to them just makes them more cramped than they already are. |
Anonymous
I really like this one. I like that it has an entry foyer and not just a door that opens directly onto the sofa, and the tile is pretty. Good use of space throughout. I can even overlook that they just shrugged when Home Depot said they didn't have the right size kitchen cabinets in stock. Who needs the tops to line up evenly anyway, let alone go all the way to the ceiling? I can't tell if the basement is tall enough for an adult to stand full height (it kind of looks like a crawl space, judging from the water heater), but if it is, I wonder if there's the possibility of putting a 3/4 bath down there. |
Anonymous
I also like the brick. I can't tell if it's unpainted or painted orange-red. If unpainted, that makes this house worth even more, because it's so rare to find unadulterated brick in renovated rowhomes. If painted, I want to know the color and brand! |
Anonymous
This one went Pending fast, any bets on how much will it sell for? Another house in the Bryant Square development we have talk on this forum is up for sale too, also wondering if it will sell for listing? https://www.redfin.com/DC/Washington/1355-Independence-Ct-SE-20003/home/10338259 |
Anonymous
I'll guess that it and 1335 Emerald both sell for about $925K, give or take. That seems like too much to me, but the entire market seems like to much to me.
I think it will sell for that or a little higher. It seems to be the going rate for that development. Recent sales: 1341: 3BR, 3.5BA, 2,104 sf, $1.125M (Jul. 2021) 1347: 3BR, 3.5BA, 2112 sf, $1.10M (Jul. 2020) 1335: 4BR, 3.5VA, 2010 sf, $1.165M (Jul. 2021) 1355 is a little larger than the others, in theory (2216 sf). The finishes are dated, but I'm not sure if they're any more dated than those in the comps above. And $1.1M for 2,200 sf is relatively inexpensive for Capitol Hill now, so fact that it's a dated suburban TH in the city is kind of priced in. |
Anonymous
It went pending after four days. So, yeah, I guess $1.5M (or more) is the going rate. |
Anonymous
A few houses that had sat on the market a bit have gone pending recently:
Both of these are now pending after slight price drops: $1.259M for 809 G, and $1.5M for 649 F.
Pending as of Jan. 21 after a price drop to $1.549M |
Anonymous
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This house seems priced low at under $900. Nice house!
https://www.redfin.com/DC/Washington/1241-Maryland-Ave-NE-20002/home/9910242 |
Anonymous
It IS nice! And Maryland Ave is so much pleasanter after the redo. Much more like a boulevard. The reason this is under 900k (barely) is because there are really only two bedrooms, looks like. The 3rd is really a flex space in the basement. It’s still a nice house and a great neighborhood. |
Anonymous
Oh wow I love that one. I think 900k is right though, despite having a lot of great features (good light, updated kitchen, outdoor space, decent sized master bedroom, separate TV/play area in finished basement). This is the stuff that keeps it lower: - No main floor bathroom, and no en suite bath for master. And the bath in the basement is dated and looks pretty utilitarian. That is a tough sell for me, even at 900k. - Second bedroom is smaller and third bedroom isn't really a room -- I think they are fudging on the "3 bedroom" thing. You could use that downstairs room as a guest room or maybe an IL suite, but most people would not use it as a kid's room, for instance. This place is like a really, really nice, slightly bigger condo alternative. But it lacks a lot of the convenience and amenities of many of the rowhouses we're starting to see go for $1m+. They'll probably get 900k but I think it's honestly overpriced for what it is, especially because you could get an actual condo with a better bathroom situation for about 100k less. |
Anonymous
Plus, one of the upstairs bedrooms is tiny and there's no restroom on the first floor. It's a nice enough house, but it has some things working against it (and I think the low-seeming asking price reflects that). |
Anonymous
But it's close to Toki Underground -- that place is awesome... |
Anonymous
I agree. It looks nice at first glance, but as someone who would love to be able to buy a 3BR in Capitol Hill for $900k...this isn't a 3BR. It's a 1470 sf 2BR with a small second BR. The main floor layout is kind of odd, too—I kind of hate how much space the kitchen takes up. If you want a dining room table, you'd have to put it in the living room. And it looks to me like there's hardly any outdoor space at all in back. |