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

[Anonymous]

Anonymous wrote: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

It looks pretty nice, but the lack of any yard at all (or parking) is a big negative for me. It's also right in front of a bus stop. It's not, like, an 8th & H bus stop, but whoever lives there is still probably going to get a good earful of braking buses. And while C isn't the busiest street in Capitol Hill, it gets a fair bit of traffic. All in all, I think I'd actually prefer something in the middle of a numbered street over this one on the corner.

Also: what the heck is with the wood paneling in the bathroom—even next to the shower?

[Anonymous]

Anonymous wrote:

Anonymous wrote: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

It looks pretty nice, but the lack of any yard at all (or parking) is a big negative for me. It's also right in front of a bus stop. It's not, like, an 8th & H bus stop, but whoever lives there is still probably going to get a good earful of braking buses. And while C isn't the busiest street in Capitol Hill, it gets a fair bit of traffic. All in all, I think I'd actually prefer something in the middle of a numbered street over this one on the corner.

Also: what the heck is with the wood paneling in the bathroom—even next to the shower?

Yards on the hill are pretty rare. You’re lucky if you have a patio or courtyard even in quite expensive homes.

[Anonymous]

Anonymous wrote:Yards on the hill are pretty rare. You’re lucky if you have a patio or courtyard even in quite expensive homes.

"Yard" might have been the wrong word, but most of the rowhomes I've seen in Capitol Hill have something like a "backyard," even if it's small and paved. The lots in Capitol Hill tend to be pretty deep, for the most part, so outdoor space isn't all that rare IMO. This one on the corner of C basically just has an alley for outdoor space.

[Anonymous]

662 E St NE - listed earlier this week. Needs some work but it looks livable for the photos.

[Anonymous]

Anonymous wrote:662 E St NE - listed earlier this week. Needs some work but it looks livable for the photos.

Helping you out with the link: https://www.redfin.com/DC/Washington/662-E-St-NE-20002/home/9898737

I think this will go fast. Super close in for less than 900k, and not a condo. No parking is a drawback. But the basement looks rentable. And a great opportunity to renovate as you go rather than paying a premium for a developer flip.

[Anonymous]

Anonymous wrote:

Anonymous wrote:662 E St NE - listed earlier this week. Needs some work but it looks livable for the photos.

Helping you out with the link: https://www.redfin.com/DC/Washington/662-E-St-NE-20002/home/9898737

I think this will go fast. Super close in for less than 900k, and not a condo. No parking is a drawback. But the basement looks rentable. And a great opportunity to renovate as you go rather than paying a premium for a developer flip.

You're correct. It's already pending!

[Anonymous]

Anonymous wrote: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

Pending:

https://www.redfin.com/DC/Washington/1102-E-St-NE-20002/home/9908179 (1 day)

https://www.redfin.com/DC/Washington/1608-A-St-NE-20002/home/9919774 (3 days)

[Anonymous]

Anonymous wrote:

Anonymous wrote:It is amazing to me that these two houses are basically the same price. The smaller, uglier one was originally listed for $800k and sat for almost two months, dropping price to $740k. The one right behind it, larger and more updated, was listed for $749k and went under contract almost immediately.

https://www.redfin.com/DC/Washington/915-4th-St-NE-20002/home/9894997

https://www.redfin.com/DC/Washington/916-5th-St-NE-20002/home/9894973

And then there’s this one a block or two away that’s only a little bit more at $769k but significantly nicer than both.

https://www.redfin.com/DC/Washington/1031-5th-St-NE-20002/home/9896480

I'm really surprised that 1031 5th sold for listing at $769k. That is so much lower than neighborhood comps for the size and more than a $100k lower than the Redfin estimate. Did anyone check it out in person? Were the major problems that didn't come across in pictures?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:It is amazing to me that these two houses are basically the same price. The smaller, uglier one was originally listed for $800k and sat for almost two months, dropping price to $740k. The one right behind it, larger and more updated, was listed for $749k and went under contract almost immediately.

https://www.redfin.com/DC/Washington/915-4th-St-NE-20002/home/9894997

https://www.redfin.com/DC/Washington/916-5th-St-NE-20002/home/9894973

And then there’s this one a block or two away that’s only a little bit more at $769k but significantly nicer than both.

https://www.redfin.com/DC/Washington/1031-5th-St-NE-20002/home/9896480

I'm really surprised that 1031 5th sold for listing at $769k. That is so much lower than neighborhood comps for the size and more than a $100k lower than the Redfin estimate. Did anyone check it out in person? Were the major problems that didn't come across in pictures?

I think it looks like a good house but it’s a two-bedroom plus basement. Those usually sell in the 700s unless the house is flawlessly designed or located right by Eastern Market or the Capitol.

[Anonymous]

Anonymous wrote:
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

OP. I think I updated the final sales of some of these already, but I can't remember which ones, so I'll just do all of them again and incorporate the new info.

719 11th St: Listed for $814,000; sold for $909,500 (consensus was that it was a bargain and would go fast; bidding war commenced).
407 D St: Listed for $850,000; sold for $824,900 (consensus was that location was fantastic but priced too high for a 2/1).
911 2nd St: Listed for $549,000; currently contingent after a price drop to $500,000 (consensus was that a condo would struggle).
1205 Florida Ave: Sold for listing at $629,900 (consensus was that the street was not ideal but it was priced to be a condo alternative; this one took a while but found its person).

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:It is amazing to me that these two houses are basically the same price. The smaller, uglier one was originally listed for $800k and sat for almost two months, dropping price to $740k. The one right behind it, larger and more updated, was listed for $749k and went under contract almost immediately.

https://www.redfin.com/DC/Washington/915-4th-St-NE-20002/home/9894997

https://www.redfin.com/DC/Washington/916-5th-St-NE-20002/home/9894973

And then there’s this one a block or two away that’s only a little bit more at $769k but significantly nicer than both.

https://www.redfin.com/DC/Washington/1031-5th-St-NE-20002/home/9896480

I'm really surprised that 1031 5th sold for listing at $769k. That is so much lower than neighborhood comps for the size and more than a $100k lower than the Redfin estimate. Did anyone check it out in person? Were the major problems that didn't come across in pictures?

I think it looks like a good house but it’s a two-bedroom plus basement. Those usually sell in the 700s unless the house is flawlessly designed or located right by Eastern Market or the Capitol.

This summer, 2br with basement = $800s. 2br with no basement = $700s.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:It is amazing to me that these two houses are basically the same price. The smaller, uglier one was originally listed for $800k and sat for almost two months, dropping price to $740k. The one right behind it, larger and more updated, was listed for $749k and went under contract almost immediately.

https://www.redfin.com/DC/Washington/915-4th-St-NE-20002/home/9894997

https://www.redfin.com/DC/Washington/916-5th-St-NE-20002/home/9894973

And then there’s this one a block or two away that’s only a little bit more at $769k but significantly nicer than both.

https://www.redfin.com/DC/Washington/1031-5th-St-NE-20002/home/9896480

I'm really surprised that 1031 5th sold for listing at $769k. That is so much lower than neighborhood comps for the size and more than a $100k lower than the Redfin estimate. Did anyone check it out in person? Were the major problems that didn't come across in pictures?

I think it looks like a good house but it’s a two-bedroom plus basement. Those usually sell in the 700s unless the house is flawlessly designed or located right by Eastern Market or the Capitol.

This summer, 2br with basement = $800s. 2br with no basement = $700s.

Also it looks like the basement bedroom is a true bedroom (not just an open rec room) and gets a lot of light. In fact, they could probably install a kitchen and rent as a separate unit, and it would be bigger and brighter than a lot of one-bedroom apartments on the market.

[Anonymous]

NP to this thread, here's a new one listed today near Stadium Armory, if that still applies as "greater Capitol Hill":

https://www.redfin.com/DC/Washington/1815-Bay-St-SE-20003/home/9922198

[Anonymous]

Anonymous wrote:NP to this thread, here's a new one listed today near Stadium Armory, if that still applies as "greater Capitol Hill":

https://www.redfin.com/DC/Washington/1815-Bay-St-SE-20003/home/9922198

Nice house on a nice street!

[Anonymous]

Anonymous wrote:

Anonymous wrote:NP to this thread, here's a new one listed today near Stadium Armory, if that still applies as "greater Capitol Hill":

https://www.redfin.com/DC/Washington/1815-Bay-St-SE-20003/home/9922198

Nice house on a nice street!

Wow, what a great reno! I love the layout of the main floor (open but broken up with this built ins and the way the dining nook is kind tucked in the corner. Such a refreshing change from the usual flip where they just turn the whole floor into one giant room.

Also, other thoughtful details: the side-by-side washer/dryer near the bedrooms is so much nicer than putting it in the basement or having a tiny stacked unit. And the basement built ins are great, resolving the perpetual rowhouse question of where you put the TV.

This is a goodie.