Are these H St. NE / Capitol Hill houses priced appropriately?
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Anonymous
The fact that it doesn't have even a powder room on the first floor is going to be an immediate turn-off to a whole lot of buyers. |
Anonymous
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Another Emerald Street house just came up for sale:
3BR, 1.5BA, 1491 sqft, $875,000: https://www.redfin.com/DC/Washington/1313-Emerald-St-NE-20002/home/9912852 I rather like it (except for the stupid round-window Home Depot door). It's a little larger than the other two Emerald houses that we've talked about, by about 140 sqft. BTW, 1335 Emerald closed at $940k yesterday. 1312 Emerald is scheduled to close today (list price was $869k). |
Anonymous
So the extra square footage came from having essentially no yard? Just a front and back patio? |
Anonymous
Looks like the back of the house has been bumped out the back as far as it could. Same with the houses on either side. I kind of like the use of space—like how that bump-back has a laundry closet. It's hard to tell from the photos how large the middle bedroom is, though. |
Anonymous
That's pretty cute, I agree. |
Anonymous
| For those of you scoring at home, 1312 Emerald closed for $870k. I still find it fascinating that 1335 sold for $70k more than 1312. I liked 1312 a lot better, at least from the online listings. |
Anonymous
We have friends who live on Emerald, so it's always interesting to see what people have done with the limited space available to them, which is basically the same for every house on that block. So yeah, this one seems to have sacrificed outdoor space on the back patio -- already pretty limited to begin with -- for a bump-out office nook. The non-master bedrooms in these Emerald houses are going to be tiny no matter what. There's only so much you can do on the upper levels of these houses. This will go at or above asking like the others, I'm sure. |
Anonymous
Whoever bought 1335 paid an extra $70k for one more upstairs bathroom, added at the expense of one of the bedrooms, which is now too small to be anything more than an office. It's really only a 2-br. It took three price reductions and, comparatively, a pretty lengthy time on the market for them to get $940k, too. |
Anonymous
I'm trying to decide if I think the bump out is worth the loss of outdoor space. I agree with others it wasn't much to begin with, but one problem with the bump out is that it makes that main floor longer and thus darker in the middle -- the layout doesn't maximize the light coming in from either end, so the kitchen/dining wind up having almost no natural light except a little coming in from the back door. Without the bump out, you could have a sunny kitchen which to me is an intangible that helps a lot with livability. I think my inclination if this was my house would be keep the little yard/patio so I could do some small outdoor dining and a grill and have more light in the main floor. But I get that sellers are often trying to maximize square footage. My feeling is this is a tiny house suitable for 1-2 people or maybe a family of 3 if they are used to very compact living, and a little office of the kitchen doesn't change that -- I don't think a family of 4 is going to work in this house even with the bump out. |
Anonymous
The issue with these Emerald houses is there is very little storage space in most of them, so you have to get really creative, particularly if you have kids. The family we know on Emerald has one kid and it's cluttered. I cannot see raising two kids comfortably in one of these houses, but they'd be okay for singles or DINKs who don't have a ton of stuff and don't mind being limited to the bus as far as transit goes (it's not a particularly short walk to the Metro, and street parking on that block can be *rough*). |
Anonymous
| There are many ways to maximize space in these homes - adding an attic under the eaves would help this one. It does have good built-ins and shelves downstairs. The utility room could have shelves added. The big problem I see is the bad closets in the bedrooms - need to be expanded or moved. |
Anonymous
Anonymous
My thoughts are that this listing really showed the benefits of knowing your market and staging correctly. When they first listed, they did a very weird, glitzy-tacky staging job. They eventually restaged (and lowered the price) to get it to sell. I still think the flippers would have benefited from the advice of an interior designer. The finishes are not what most people would pick. (Contrast that to the Dilan flip less than a block away that sold in a weekend for a higher price.) |
Anonymous
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Did anyone else notice that some Hill houses have started to go for insane amounts over list?
Listed under $1.4; sold for over $1.6 -- https://www.redfin.com/DC/Washington/1302-Massachusetts-Ave-SE-20003/home/9914359 Listed under $1.3; sold for $1.55 -- https://www.redfin.com/DC/Washington/124-Kentucky-Ave-SE-20003/home/9911275 What is going on? Both of these are close to the park; maybe underpriced based on that? wow... both Payne too. |
Anonymous
"Started?" No, lots of houses on the hill have been going for way over asking for a year or so now. What amazes me is that asking prices have climbed to match the insane over-list prices—and are now selling at insane amounts over those prices. So houses that I would have thought of as $1.25M houses a year ago are now going for well over $1.5M. You're right, though, that houses are in great locations really close to Lincoln Park, so maybe I'm underestimating what they'd have sold for a year or two ago. |