Are these H St. NE / Capitol Hill houses priced appropriately?

[Anonymous]

^^ Should say "Only having 1BA will be a deal-breaker for some."

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:These houses are a block from each other and similar in size. Both pre-renovated, but one requires a complete gut job while the other is livable as is.

$695k - https://www.redfin.com/DC/Washington/517-K-St-NE-20002/home/9896553

$750k - https://www.redfin.com/DC/Washington/413-K-St-NE-20002/home/9895023

I'd expect them both to escalate off of multiple offers, but especially 413. That's going to look really appealing to a family with young kids even if they can't afford to renovate for a few years. I love that location, even with K being a busier street - close to H Street but without the worst of the noise and trash, close to Union Market, multiple grocery stores walking distance, school situation actually pretty great (J.O. Wilson is pretty good from what I've heard, and plenty of people in that neighborhood will also look at Two Rivers and CHML, both super close), and really, really easy to transit (metro, Marc, buses all extremely close). House is totally livable and has great bones, the patio is awesome. I kind of wish we could move here, actually!

Agreed. 517 will get gutted and flipped. 413 looks perfectly livable as it is (if you don't mind window AC). It's not up to trend, and there are certainly projects I'd have on my list if I bought it (central AC would be the first priorty; a new kitchen and finishing the basement would be on the long-term wish list). Only having 1BR will be a deal-breaker for some (OMG, no powder room!), but there's a lot to like about that house. I suspect it will end up selling for around $900k.

Agree all around though I'm thinking low 800s. I think the 1 BA thing will matter less in terms of getting interested buyers because of the price point and other advantages. It's a house people buy pretty much knowing they are going to do a kitchen renovation within a few years, so the powder room goes in then anyway, potentially another upstairs bath if you have the funds. If you are a couple who has plans for kids but not for a few years (which is where a lot of first time home buyers in this neighborhood are at mentally), this won't seem like a big deal. Not a huge deal for a couple to share one bathroom on their own and just deal with the minor inconvenience when guests are over for a few years.

I think the 1 BA thing is a much bigger deal for some of these houses that have been selling at or over 900k, but south of H and deeper in to the Hill. I'm always a little amazed people are willing to pay that much in those situations. Especially because unlike this house, a lot of them are narrower and it's going to be harder to put in 1.5 more bathrooms. But they've been selling anyway. Crazy.

[Anonymous]

Anonymous wrote:Agree all around though I'm thinking low 800s.

You're probably right; I was basing by estimate on Redfin saying the house is 1,954 sf. But that includes the basement. Maybe it was finished at some point, but it clearly isn't right now. So it's more like 1,472 sf with the potential for more.

[Anonymous]

Thoughts? https://www.redfin.com/DC/Washington/516-15th-St-NE-20002/

[Anonymous]

Anonymous wrote:Thoughts? https://www.redfin.com/DC/Washington/516-15th-St-NE-20002/

Already pending but I kind of love it. That patio is amazing and huge for the neighborhood.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Thoughts? https://www.redfin.com/DC/Washington/516-15th-St-NE-20002/

Already pending but I kind of love it. That patio is amazing and huge for the neighborhood.

And here’s a working link…
https://www.redfin.com/DC/Washington/516-15th-St-NE-20002/home/9916261?600390594=copy_variant&231528114=control&1778901559=variant&utm_source=ios_share&utm_medium=share&utm_nooverride=1&utm_content=link&utm_campaign=share_sheet

[Anonymous]

Anonymous wrote:These houses are a block from each other and similar in size. Both pre-renovated, but one requires a complete gut job while the other is livable as is.

$695k - https://www.redfin.com/DC/Washington/517-K-St-NE-20002/home/9896553

$750k - https://www.redfin.com/DC/Washington/413-K-St-NE-20002/home/9895023

517 K is pending, other two on K that have been mentioned here are still for sale.

[Anonymous]

Anonymous wrote:$985k for a 2/2 at 10th and F. Dated but seemingly usable kitchen, kind of a weird first-floor layout, no first-floor bathroom/powder room (second full bathroom is in the basement family room), some outdoor space.

https://www.redfin.com/DC/Washington/1018-F-St-NE-20002/home/9906175

I dunno, this seems like it's a bit high for only two bedrooms and the aforementioned quibbles. Been on the market for 8 days now.

This one got a $45k price cut on Saturday, still for sale.

[Anonymous]

i don't think the capitol hill market is substantially cooling. inventory is still very low. some of the townhouse listings are inevitably just rather quirky (small or awkward layouts), in need of somewhat significant work, overpriced where they fail to maximize first weekend interest, etc.

[Anonymous]

Anonymous wrote:i don't think the capitol hill market is substantially cooling. inventory is still very low. some of the townhouse listings are inevitably just rather quirky (small or awkward layouts), in need of somewhat significant work, overpriced where they fail to maximize first weekend interest, etc.

I'm surprised that more people didn't hustle to get their properties on the market before the interest rate hike. I feel like the F st house above would have sold at that price back in March

[Anonymous]

This Hill East House closed in 9 days! for a 2M+ price! Was it a cash transaction if it closed that fast? Just curious

https://www.redfin.com/DC/Washington/1533-E-Capitol-St-SE-20003/home/9918678

[Anonymous]

Wow, that is a lot of money for that location, IMO. Nice house though.

[Anonymous]

Anonymous wrote:This Hill East House closed in 9 days! for a 2M+ price! Was it a cash transaction if it closed that fast? Just curious

https://www.redfin.com/DC/Washington/1533-E-Capitol-St-SE-20003/home/9918678

Wow, I love the house but that is a surprising price for the location.

[Anonymous]

Anonymous wrote:This Hill East House closed in 9 days! for a 2M+ price! Was it a cash transaction if it closed that fast? Just curious

https://www.redfin.com/DC/Washington/1533-E-Capitol-St-SE-20003/home/9918678

Wow, I love that house. Pretty much my dream home. I am not shocked by the price because it's huge (almost 3500 sq ft) and has what appears to be an income unit. I actually think this is more appropriately priced than some of the 2 bedrooms (or technically 3 bedrooms, but the 3rd bedroom is a barely the size of a walk-in closet) I see selling for over 900k closer in. Many of those also have really narrow, challenging layouts, too.

At least here you're getting an updated home that checks literally every box except location. And the location isn't bad, just not as desirable as closer in. If you are willing to live at 10th and East Capitol, it's hard to argue that 15th and East Capitol is ridiculous when it can get you all this. If we'd had the funds I would have wanted to buy it.

[Anonymous]

Anonymous wrote:Wow, that is a lot of money for that location, IMO. Nice house though.

Assuming you don't have MS/HS kids, that's a great location and a GIANT house, legally fully fenced in outdoor space, and a garage (albet with technically illegal driveway.) 8 minute walk to metro. Can stroll or bike to restaurants/bars on H St and Penn Ave.