Are these H St. NE / Capitol Hill houses priced appropriately?
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Anonymous
I'm sure the sellers breathed a sigh of relief. There's a house across the street that got pulled from the market after about 6 weeks this summer. |
Anonymous
https://www.dcurbanmom.com/jforum/posts/list/876737.page#17040859 Like two people said it was shady. Everyone else said it was a great area. The main problem was this particular house was too close to a busy road. |
Anonymous
that’s a good buy! perfect house for someone with 2-3 kids. only issue is no basement, but the listing says there is attic storage. |
Anonymous
Agreed! Full disclosure: we were putting together our offer when it went pending. 
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Anonymous
too bad! it’s a great neighborhood - keep trying! |
Anonymous
Wonder why? |
Anonymous
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Very few new listings this week. None at all in Near Northeast. Here's a summary of new sub-$1 million options in the greater Hill area.
3br/2.5ba for $899k: "Welcome home to this beautifully gut-renovated capitol hill rowhome, located on the tree-lined one-way street 12th place." https://www.redfin.com/DC/Washington/226-12th-Pl-NE-20002/home/9910904 4br/2.5ba for $885k: "Step into This Enchanting Capitol Hill Victorian home featuring 2-units..." https://www.redfin.com/DC/Washington/662-E-St-NE-20002/home/9898737 3br/2ba for $829k: "LOCATION, LOCATION, LOCATION. ONE BLOCK OF MARYLAND AVE N. E. GREAT POTENTIAL FOR AN INVESTOR OR HOME OWNER, YOU DECIDE." https://www.redfin.com/DC/Washington/1102-E-St-NE-20002/home/9908179 2br/2ba for $820k: "Spacious 2 BR/2BA townhouse with huge back yard made for entertaining, just 3 blocks from Stadium-Armory Metro Station...." https://www.redfin.com/DC/Washington/1714-Independence-Ave-SE-20003/home/9921320 3br/2ba for $783k: "If I were a house needing an owner I'd be tall and broad-shouldered, three stories, near Maury..." https://www.redfin.com/DC/Washington/338-15th-St-NE-20002/home/9916378 2br/2ba for $779k: "Surround yourself in light, with private outdoor space AND parking too!" https://www.redfin.com/DC/Washington/1608-A-St-NE-20002/home/9919774 And last, but not least, this alley house (previously featured on this thread) has been spruced up and is back on the market. 2br/1.5ba for $725k: https://www.redfin.com/DC/Washington/15-17-Gessford-Ct-SE-20003/home/173070306 |
Anonymous
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History on this place is a bit all over the place. |
Anonymous
Weird. The link now directs to the pre-flipped version when it was in horrendous shape. Nothing out of the ordinary with the listing history. Looks like it was purchased in 2018, gut renovated as a flip, and then put back on the market. There were no takers the first time (Sept-Dec 2019). The flipper probably decided to wait for the spring market, then COVID hit, so they held off until now. |
Anonymous
| The description the 15th St house linked above...lol |
Anonymous
Yeah, the original link was to the post-flip property. Wonder why the decided to pull it? |
Anonymous
"Beautifully gut-renovated." There's a phrase I never thought I'd see used in earnest. The first doesn't go with the second at all IMO.
Ah, now, "Enchanting Capitol Hill Victorian," there are four words that go together. Alas, they don't really describe this house, in which most of its Victorian features have been pulled out or painted over. Still, that's about what you'd expect for $885k these days.
I've gotten conditioned to expect a trashed-out gut job candidate when I see the words "LOCATION, LOCATION, LOCATION." Leading with "Location!" usually means, "Please just look at the location, because the house itself sucks." So this one kind of surprised me in that it's not entirely awful. Not my style in many ways, but at least it hasn't been turned into an open floorplan pseudo-modern reno...yet.
Ah, Captiol Hill, where 1400 sqft is "spacious." 1714 seems a little far east, so $820k may be a bit high for this one, IMO. I don't know the school districts as well as most DCUMers, so I don't know if being zoned for Payne instead of Maury hurts it as well.
"Yeah, I'm a real estate agent, but my real passion is freeform poetry rap. You should come check me out on open mic slam night." Description aside, I think this is my favorite house of this week's bunch. I dig the exposed brick, and while it's still mostly an open-floorplan reno, they left some vestiges of the original layout, so it's not quite as bad as most renos.
At just over 1,000 sqft, this is probably in "condo alternative" territory. As such, it doesn't seem bad. The "AND parking too!" is a little odd, since parking spaces (whether garages or dedicated spaces) aren't that rare around Capitol Hill.
Another condo alternative. This one seems a little cramped, but $725k probably isn't too far off. A couple of these listings have photos of rooms both with and without furniture (added, I assume, by virtual staging software). Interesting approach; I wonder if it was intentional. |
Anonymous
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I'm not terribly interested in any of the new sub-$1million listings -- still feeling very thin in terms of options right now and I'm hoping we get a little influx of listings later in the fall.
However, I did just spot this one and I think I love it? Trying to decide if we can stretch our budget for it. My husband is non-plussed about the fact that the outdoor space isn't that private, but I feel like what you gain in light and layout (because it's a corner lot) may make up for it: https://www.redfin.com/DC/Washington/900-C-St-NE-20002/home/9904391 |
Anonymous
Seems under priced. Agree with you that the additional light on a corner lot makes up for lack of privacy. |