$2.25 million for half a duplex in Del Ray?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I think this is what they call "missing middle".

LOL.

I find it interesting that some people are willing to pay this much for an attached house with virtually zero yard, when a comparable new build SFH could be obtained in the same neighborhood on a slightly larger plot for a similar price (for example this one: https://redf.in/HOlijv)

Two things, one of which is huge.
1- Monroe ave is a main throughfare, Uhler is not.
2- That was last June. The market has continued to be squeezed. This will most definitely hit 2M.

Good points. Maybe I’m just surprised at how high end on the pricing scale a duplex can get.

[Anonymous]

Yeah I am always surprised when people pay SFH prices for duplexes or townhouses.

For example in the Ballston area, this TH went into contract and was listed at almost for $2m: https://redf.in/gew0WA

For that price or significantly less, you can easily buy a SFH of a comparable size in that general vicinity. For exam these two:
https://redf.in/41byF9
https://redf.in/7dW2cD

[Anonymous]

It's gorgeous. But duplexes as missing middle? Guess not.

[Anonymous]

Anonymous wrote:It's gorgeous. But duplexes as missing middle? Guess not.

Missing Middle is a hoax. A scam. A builder's boon. The idea that the buyers of this property would move out of a home and therefore add affordable units to general inventory is a farce. The buyers of this property would most likely be moving out of a 1M- 1.5M property. That does nothing to help the teachers and cops.

[Anonymous]

This is really nicely done & thoughtfully designed for a duplex. Feels very private and the garage + bonus studio unit is awesome.

We live in DC north of Georgetown. For a flipped attached rowhouse with pop-up/pop-back you're paying close to $3m.

North of $2m for this in Del Rey seems fair.

Don't be surprised if they are never this nice again, sadly.

[Anonymous]

Anonymous wrote:

Anonymous wrote:It's gorgeous. But duplexes as missing middle? Guess not.

Missing Middle is a hoax. A scam. A builder's boon. The idea that the buyers of this property would move out of a home and therefore add affordable units to general inventory is a farce. The buyers of this property would most likely be moving out of a 1M- 1.5M property. That does nothing to help the teachers and cops.

It’s interesting to look back at the city’s missing middle analysis https://storymaps.arcgis.com/stories/d8ed3a93b08e4f7797423722a72a467b

“Equity Impacts: Removing restrictions on units per acre would allow smaller units to be constructed, which could marginally improve affordability.”

Or in reality, a developer buys a run down 2,000 sq ft SFH for $1.3 million, tears it down and builds two 4,000 sq ft sides of a duplex for $2.25 million each…

I’m not opposed to building these lux duplexes, they are quite nice, but wow did the equity&affordability proponents miss by a mile.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I think this is what they call "missing middle".

LOL.

I find it interesting that some people are willing to pay this much for an attached house with virtually zero yard, when a comparable new build SFH could be obtained in the same neighborhood on a slightly larger plot for a similar price (for example this one: https://redf.in/HOlijv)

Two things, one of which is huge.
1- Monroe ave is a main throughfare, Uhler is not.
2- That was last June. The market has continued to be squeezed. This will most definitely hit 2M.

This house is on Commonwealth, which is a major road. Are you new here?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I think this is what they call "missing middle".

LOL.

I find it interesting that some people are willing to pay this much for an attached house with virtually zero yard, when a comparable new build SFH could be obtained in the same neighborhood on a slightly larger plot for a similar price (for example this one: https://redf.in/HOlijv)

Two things, one of which is huge.
1- Monroe ave is a main throughfare, Uhler is not.
2- That was last June. The market has continued to be squeezed. This will most definitely hit 2M.

This house is on Commonwealth, which is a major road. Are you new here?

Yeah exactly, in fact id argue Commonwealth gets much more busy than Monroe, so if one's argument on value is one is on a quieter street, then this listing which is a duplex on a busy street, ie commonwealth, should be cheaper than a SFH that is on a relatively quieter street (Monroe).

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I think this is what they call "missing middle".

LOL.

I find it interesting that some people are willing to pay this much for an attached house with virtually zero yard, when a comparable new build SFH could be obtained in the same neighborhood on a slightly larger plot for a similar price (for example this one: https://redf.in/HOlijv)

Two things, one of which is huge.
1- Monroe ave is a main throughfare, Uhler is not.
2- That was last June. The market has continued to be squeezed. This will most definitely hit 2M.

This house is on Commonwealth, which is a major road. Are you new here?

Commonwealth has a huge, beautiful grass median. It has parking and bike lanes on both sides, and a new stop sign at Windsor. Monroe has no street parking, no bike lane, and is far more difficult to cross safely. I drive both multiple times a day and would much rather live on Commonwealth than Monroe.

[Anonymous]

This house isn’t really on commonwealth though. It’s larger other half is, but this one is essentially one door up onto Uhler.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I think this is what they call "missing middle".

LOL.

I find it interesting that some people are willing to pay this much for an attached house with virtually zero yard, when a comparable new build SFH could be obtained in the same neighborhood on a slightly larger plot for a similar price (for example this one: https://redf.in/HOlijv)

Two things, one of which is huge.
1- Monroe ave is a main throughfare, Uhler is not.
2- That was last June. The market has continued to be squeezed. This will most definitely hit 2M.

This house is on Commonwealth, which is a major road. Are you new here?

Commonwealth has a huge, beautiful grass median. It has parking and bike lanes on both sides, and a new stop sign at Windsor. Monroe has no street parking, no bike lane, and is far more difficult to cross safely. I drive both multiple times a day and would much rather live on Commonwealth than Monroe.

I live around here too. It is not easy to cross Commonwealth there, unless you go up a block to the light by the school or two blocks in the other direction to the 4 way stop sign at the pocket park. I think Commonwealth is worse bc it is one of the alternatives that Waze directs traffic onto in order to go N/S. You take Commonwealth to Mt Vernon and then keep going and boom you’re at the Pentagon (same issue with Russell). Rush hour traffic is awful. Monroe doesn’t have the same issue. 6 of 1, half dozen of the other.

[Anonymous]

Anonymous wrote:This house isn’t really on commonwealth though. It’s larger other half is, but this one is essentially one door up onto Uhler.

It’s literally at the corner of Uhler and Commonwealth. WITW are you talking about?

[Anonymous]

Anonymous wrote:

Anonymous wrote:This house isn’t really on commonwealth though. It’s larger other half is, but this one is essentially one door up onto Uhler.

It’s literally at the corner of Uhler and Commonwealth. WITW are you talking about?

I also live nearby. I assume they mean that this unit faces uhler, whereas the other one faces commonwealth. Not many people use that block of uhler as a driving route because there’s a light (with no turn on red I believe) at mount Vernon , probably due to the nearby elementary school. So uhler is much less trafficked than commonwealth even though they’re adjacent .

[Anonymous]

I guess they must have pre-sold the other half, as it is not listed.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I think this is what they call "missing middle".

LOL.

I find it interesting that some people are willing to pay this much for an attached house with virtually zero yard, when a comparable new build SFH could be obtained in the same neighborhood on a slightly larger plot for a similar price (for example this one: https://redf.in/HOlijv)

Two things, one of which is huge.
1- Monroe ave is a main throughfare, Uhler is not.
2- That was last June. The market has continued to be squeezed. This will most definitely hit 2M.

This house is on Commonwealth, which is a major road. Are you new here?

Commonwealth has a huge, beautiful grass median. It has parking and bike lanes on both sides, and a new stop sign at Windsor. Monroe has no street parking, no bike lane, and is far more difficult to cross safely. I drive both multiple times a day and would much rather live on Commonwealth than Monroe.

+1

There is no comparison between Commonwealth and Monroe. In fact, having a Commonwealth address is akin to having a Russell Rd address. It is desirable.