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

[Anonymous]

The I street house is appropriately priced but shouldn’t exceed $800k. It looks nice from the front but whats under the carpet and it seems to lack any soul or character. Nice from the street - blah inside.

[Anonymous]

Anonymous wrote:I think it’s a consequence of people not being able to find similar houses in Shaw, Logan, Columbia height , etc , so they move east because it’s more affordable than the aforementioned hoods

I disagree. You think Capitol Hill is more affordable than those neighborhoods? Also, they are very different locations.

[Anonymous]

I've been on the hill for 15 years in NE. Some things to consider that you don't see just by looking at those listings are that streets really vary around here. For example K Street is really busy. Someone made the point that Orleans St (for example) is a tucked away one way. These things make a lot of difference in the feel of the neighborhood and the house. (I'd add though that there's a large group that hangs out on 6th around L, so I'd wonder if that affects Orleans at all).

Other things to consider is transportation.

I love that you scour the neighborhood. It's a great place to live!

[Anonymous]

Anonymous wrote:I've been on the hill for 15 years in NE. Some things to consider that you don't see just by looking at those listings are that streets really vary around here. For example K Street is really busy. Someone made the point that Orleans St (for example) is a tucked away one way. These things make a lot of difference in the feel of the neighborhood and the house. (I'd add though that there's a large group that hangs out on 6th around L, so I'd wonder if that affects Orleans at all).

Other things to consider is transportation.

I love that you scour the neighborhood. It's a great place to live!

the 6th and L group dont go near Morton or Orleans. The only people on Morton and Orleans are residents. We dont have that problem.

[Anonymous]

These locations also vary a lot in terms of centralness to amenities, crime and school quality. Like the 6th St house is super-central traditional hill whereas anything north of H is JOW zoned (not a selling point) and a little sketchier at night. (I agree though that Orleans is a great street!). Similarly, 15th feels really different to the central Hill and I really don’t love that corner.

I personally don’t love the weird alley houses just because they usually feel very tightly packed without even the standard postage stamp yard (and your mail gets lost constantly).

[Anonymous]

Anonymous wrote:

Anonymous wrote:My theory is that, with its good schools and tight community, Capitol Hill is now pretty much a family neighborhood. People spending 800k or more on the Hill want three bedrooms and enough space for a family to stay put through elementary school.

The two bedrooms around here that sell for 800k or more are usually beautifully renovated, which is what DINKs and rich singles on the Hill want. I happen to think there are some great houses in your mix but they aren’t the most sought after size/condition so they’re sitting. The condo is sitting because it’s a condo and you can get a whole house for that price.

Yes, fair assessment. We are looking in this area to some degree and we are definitely in the "family" demographic, though I think we are also priced out.
The 15th St is now contingent.

Of the rest, Browns & Gessford are teeny-tiny (but cute). Same for 6th St, as charming as it is, it only has 2 BR and seemingly no basement to expand into? 850k seems like a lot. The 6th St is my favorite if I excluded price from the calculus.

The K St condo is architecturally not that appealing but we are old house people.

4th St needs work - so you are really looking at paying closer to 1m after all is said and done.

I think I St will sell, though I think it's a bit bland.

15th St. back on the market. It's had a tough go of it. I wonder why the current owner is selling after less than a year. It doesn't look like a flip.

[Anonymous]

the store next to the 15th address was recently looted and boarded up.. def doesn't help with curb appeal.

[Anonymous]

Anonymous wrote:the store next to the 15th address was recently looted and boarded up.. def doesn't help with curb appeal.

That store is really run down even in normal times and there's always loitering on the corners nearby. I didn't know they got looted though. That's sad. But still no way I would live right next door to it.

[Anonymous]

Anonymous wrote:

Anonymous wrote:the store next to the 15th address was recently looted and boarded up.. def doesn't help with curb appeal.

That store is really run down even in normal times and there's always loitering on the corners nearby. I didn't know they got looted though. That's sad. But still no way I would live right next door to it.

And that section of C Street is busy with traffic. . . Very little is good about that location

[Anonymous]

Anonymous wrote:

Anonymous wrote:I've been on the hill for 15 years in NE. Some things to consider that you don't see just by looking at those listings are that streets really vary around here. For example K Street is really busy. Someone made the point that Orleans St (for example) is a tucked away one way. These things make a lot of difference in the feel of the neighborhood and the house. (I'd add though that there's a large group that hangs out on 6th around L, so I'd wonder if that affects Orleans at all).

Other things to consider is transportation.

I love that you scour the neighborhood. It's a great place to live!

the 6th and L group dont go near Morton or Orleans. The only people on Morton and Orleans are residents. We dont have that problem.

I'm the PP and very glad to hear this.

[Anonymous]

As predicted, the I Street house went under contract relatively quickly. All of the others from the original post remain on the market.
https://www.redfin.com/DC/Washington/808-I-St-NE-20002/home/9902295

Among new listings this week, I think this one on 11th St is underpriced. Perhaps being half a block off H St. is problematic, but based on pictures alone (couldn't make it through the horribly presented listing text), it's in great condition and has both a large backyard and parking.
https://www.redfin.com/DC/Washington/719-11th-St-NE-20002/home/10194073

This one has a great location off of Stanton Park but may be ambitiously priced for just a 2/1.
https://www.redfin.com/DC/Washington/407-D-St-NE-20002/home/9895460

Not to forget that single people love this area, here's a 1br condo. I admire the optimism of coming in high in a building that has had larger units languish for months.
https://www.redfin.com/DC/Washington/911-2nd-St-NE-20002/unit-601/home/118540552

This one would also be a good for a single person or a couple without a lot of junk. I can't decide which way this one will go. It has some interesting design choices (not terrible, but not ways I'd choose to use the space). Being right on Florida Ave may be a hard pass for a lot of people, but it's on a quieter stretch of it.
https://www.redfin.com/DC/Washington/1205-Florida-Ave-NE-20002/home/9909614

Okay, that's enough hot takes for now. Happy Friday!

[Anonymous]

Anonymous wrote:As predicted, the I Street house went under contract relatively quickly. All of the others from the original post remain on the market.
https://www.redfin.com/DC/Washington/808-I-St-NE-20002/home/9902295

Among new listings this week, I think this one on 11th St is underpriced. Perhaps being half a block off H St. is problematic, but based on pictures alone (couldn't make it through the horribly presented listing text), it's in great condition and has both a large backyard and parking.
https://www.redfin.com/DC/Washington/719-11th-St-NE-20002/home/10194073

This one has a great location off of Stanton Park but may be ambitiously priced for just a 2/1.
https://www.redfin.com/DC/Washington/407-D-St-NE-20002/home/9895460

Not to forget that single people love this area, here's a 1br condo. I admire the optimism of coming in high in a building that has had larger units languish for months.
https://www.redfin.com/DC/Washington/911-2nd-St-NE-20002/unit-601/home/118540552

This one would also be a good for a single person or a couple without a lot of junk. I can't decide which way this one will go. It has some interesting design choices (not terrible, but not ways I'd choose to use the space). Being right on Florida Ave may be a hard pass for a lot of people, but it's on a quieter stretch of it.
https://www.redfin.com/DC/Washington/1205-Florida-Ave-NE-20002/home/9909614

Okay, that's enough hot takes for now. Happy Friday!

The Orleans St house listed later in the thread went under contract quickly too.

Of these new listings, I think Florida Ave will go first.

[Anonymous]

Anonymous wrote:

Anonymous wrote:As predicted, the I Street house went under contract relatively quickly. All of the others from the original post remain on the market.
https://www.redfin.com/DC/Washington/808-I-St-NE-20002/home/9902295

Among new listings this week, I think this one on 11th St is underpriced. Perhaps being half a block off H St. is problematic, but based on pictures alone (couldn't make it through the horribly presented listing text), it's in great condition and has both a large backyard and parking.
https://www.redfin.com/DC/Washington/719-11th-St-NE-20002/home/10194073

This one has a great location off of Stanton Park but may be ambitiously priced for just a 2/1.
https://www.redfin.com/DC/Washington/407-D-St-NE-20002/home/9895460

Not to forget that single people love this area, here's a 1br condo. I admire the optimism of coming in high in a building that has had larger units languish for months.
https://www.redfin.com/DC/Washington/911-2nd-St-NE-20002/unit-601/home/118540552

This one would also be a good for a single person or a couple without a lot of junk. I can't decide which way this one will go. It has some interesting design choices (not terrible, but not ways I'd choose to use the space). Being right on Florida Ave may be a hard pass for a lot of people, but it's on a quieter stretch of it.
https://www.redfin.com/DC/Washington/1205-Florida-Ave-NE-20002/home/9909614

Okay, that's enough hot takes for now. Happy Friday!

The Orleans St house listed later in the thread went under contract quickly too.

Of these new listings, I think Florida Ave will go first.

No way! 11th St. is a bargain and will go first. The one by Stanton Park is lovely but small; I think it’ll go next. Florida—I live BY Florida but would never ever want to live ON Florida.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:As predicted, the I Street house went under contract relatively quickly. All of the others from the original post remain on the market.
https://www.redfin.com/DC/Washington/808-I-St-NE-20002/home/9902295

Among new listings this week, I think this one on 11th St is underpriced. Perhaps being half a block off H St. is problematic, but based on pictures alone (couldn't make it through the horribly presented listing text), it's in great condition and has both a large backyard and parking.
https://www.redfin.com/DC/Washington/719-11th-St-NE-20002/home/10194073

This one has a great location off of Stanton Park but may be ambitiously priced for just a 2/1.
https://www.redfin.com/DC/Washington/407-D-St-NE-20002/home/9895460

Not to forget that single people love this area, here's a 1br condo. I admire the optimism of coming in high in a building that has had larger units languish for months.
https://www.redfin.com/DC/Washington/911-2nd-St-NE-20002/unit-601/home/118540552

This one would also be a good for a single person or a couple without a lot of junk. I can't decide which way this one will go. It has some interesting design choices (not terrible, but not ways I'd choose to use the space). Being right on Florida Ave may be a hard pass for a lot of people, but it's on a quieter stretch of it.
https://www.redfin.com/DC/Washington/1205-Florida-Ave-NE-20002/home/9909614

Okay, that's enough hot takes for now. Happy Friday!

The Orleans St house listed later in the thread went under contract quickly too.

Of these new listings, I think Florida Ave will go first.

No way! 11th St. is a bargain and will go first. The one by Stanton Park is lovely but small; I think it’ll go next. Florida—I live BY Florida but would never ever want to live ON Florida.

OK, I missed the 11th St house it is very nice. I still think Florida might surprise you though. The price really opens up the buyer pool. And of course it won't last, but it's been much quieter there since the pandemic. It's probably a great time to sell if you live on a major road.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:As predicted, the I Street house went under contract relatively quickly. All of the others from the original post remain on the market.
https://www.redfin.com/DC/Washington/808-I-St-NE-20002/home/9902295

Among new listings this week, I think this one on 11th St is underpriced. Perhaps being half a block off H St. is problematic, but based on pictures alone (couldn't make it through the horribly presented listing text), it's in great condition and has both a large backyard and parking.
https://www.redfin.com/DC/Washington/719-11th-St-NE-20002/home/10194073

This one has a great location off of Stanton Park but may be ambitiously priced for just a 2/1.
https://www.redfin.com/DC/Washington/407-D-St-NE-20002/home/9895460

Not to forget that single people love this area, here's a 1br condo. I admire the optimism of coming in high in a building that has had larger units languish for months.
https://www.redfin.com/DC/Washington/911-2nd-St-NE-20002/unit-601/home/118540552

This one would also be a good for a single person or a couple without a lot of junk. I can't decide which way this one will go. It has some interesting design choices (not terrible, but not ways I'd choose to use the space). Being right on Florida Ave may be a hard pass for a lot of people, but it's on a quieter stretch of it.
https://www.redfin.com/DC/Washington/1205-Florida-Ave-NE-20002/home/9909614

Okay, that's enough hot takes for now. Happy Friday!

The Orleans St house listed later in the thread went under contract quickly too.

Of these new listings, I think Florida Ave will go first.

No way! 11th St. is a bargain and will go first. The one by Stanton Park is lovely but small; I think it’ll go next. Florida—I live BY Florida but would never ever want to live ON Florida.

OK, I missed the 11th St house it is very nice. I still think Florida might surprise you though. The price really opens up the buyer pool. And of course it won't last, but it's been much quieter there since the pandemic. It's probably a great time to sell if you live on a major road.

11th St - under contract in five days.
D St / Stanton Park - still active.
2nd St /Pullman - under contract in 10 days with a $10k price drop. This one surprises me the most, and I'll be curious about what the actual closing price will be.
Florida Ave - still active.