North Carolina closed today - $1.135m (vs $995 asking). You could call the $140k over ask the bike lane premium Kudos to the team there, I'm impressed they got more than $1.1 for a 2Br east of Lincoln. |
Was thinking that maybe some sub-$2m houses west of 8th Street SE/north of the freeway would hit the market this week (post-Easter), but nada.
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Already under contract. The 600 block of A St NE is an absolutely classic block and if anything underpriced at 1.6 mil. Literally steps from the Capitol complex. Dated finishes have nothing to do with it. |
those are all “extended hill” and probably suffer from proximity to the cesspool that H St has become |
Man that bike lane surely ruined the neighborhood |
F Street is within the boundaries of the historic district, so it's literally Capitol Hill. And a couple of the others are like three steps over the boundaries. You people who think Capitol Hill is like a four-square-block area sound moronic. |
If we're spending your $2m monopoly money budget in the "close in Hill" I'm a huge fan of two options: 1) 103 6th St NE - 3 bed, 3.5 BA but easily convert the upstairs loft for a 3 upstairs/1br downstairs split. Tomorrow's open should be busy - the light looks really really lovely here (https://www.redfin.com/DC/Washington/103-6th-St-NE-20002/home/9899593) 2) 922 S. Carolina SE (3 bed, 1.5 BA) - one of my favorite houses to sell in the last few years. I'd offer $1.5m because I'm surprised it's still sitting (probably ambitious for them to expect a 200k appreciation in 18 months given how bad the bathroom reno was) (https://www.redfin.com/DC/Washington/922-S-Carolina-Ave-SE-20003/home/9905201#property-history) |
I mean, the numbers don’t like. Being located closer to H reduces value. I’ll grant you F & 5th is more central but apparently that one is a gut reno for 900k, overpriced. |
Yes, though when I said "sub $2m" I meant more like "sub $1.5m" -- it's just that in the area west of 8th Street SE (I'm not looking at NE) houses list for $1m-$1.2m and are gone instantaneously. |
Sub 1.5 million and sub 2 million are totally different things. |
Sub $1.5m but really $1-1.2m is an entirely different thing after that! Let's assume that you're a typical DCUMer looking for a 3BR+ home. For reference, there were 9 properties sold in the last 12 months that would meet your specs (3BR, in between 695 and East Capitol, between 1st and 8th). - 2 multi-family properties (134 F St SE, 114 6th St SE) - 2 "big projects" (e.g., 629 S. Carolina, $1.1m for a complete gut job; 105 8th St SE, which you may or may not like) That leaves 5 properties that may or may not meet your needs. The myth of the million dollar "ish" family home on the Hill does not reflect the realities of the housing market for the last 3 years. |
Capitol Hill homes are mouse infested and there is so much crime of opportunity that living there is so stressful, especially for a family. Most people flee to Arlington or Alexandria by the time their kids turn 6. But there are always 2 income big law couples who like to take their dog and stroller to Lincoln Park for a few years and live in a $1.1M house with shared walls and endless repairs. |
Meh. We’re going on 13 great years on the Hill and a nice 40% appreciate of our rowhouse. Which yes had mice but they were easily evicted. Houses built 100 years ago are really solid and I would never trade for new construction. NoVa makes me want to gougue my eyes out. Talk about losers - paying $2 mil for a Lyon Park sh*tshack. |
Actually, sub-$1.5m and $1-1.2m really are the same things, because the $1m-ish would be listing price, and sub-$1.5m would be the winning bid.
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301 South Carolina is now pending. Given the price cut from a few months back and a slight further drop, I doubt it's going to go much above asking. |