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

[Anonymous]

Anonymous wrote:https://www.realtor.com/realestateandhomes-detail/1211-C-St-SE_Washington_DC_20003_M63372-55642

Is this correctly priced? Its only been on market for 4 days and they've said they won't accept any offers after tomorrow.

It went pending yesterday, way over asking according to my realtor. Its a great location.

[Anonymous]

That's a very desirable pocket.

[Anonymous]

Anonymous wrote:

Anonymous wrote:https://www.realtor.com/realestateandhomes-detail/1211-C-St-SE_Washington_DC_20003_M63372-55642

Is this correctly priced? Its only been on market for 4 days and they've said they won't accept any offers after tomorrow.

It went pending yesterday, way over asking according to my realtor. Its a great location.

Very curious to see what "way over ask" means in this context. The Hill is full of these tiny sub-800sq ft row homes, many in amazing locations and I've been wondering in recent years what the ceiling is on their pricing.

If it goes for more than 15k over ask, that will be over $1000/sq ft. That's.... intense.

[Anonymous]

In a market where homes all over the DMV area are staying longer on market and giving price cuts, selling after your first weekend and above price is a great win.

[Anonymous]

Anonymous wrote:D and 11th is Capitol Hill or Lincoln Park or Hill East or something else?

Capitol Hill. You can say Eastern Market but its certainly not Hill East.

[Anonymous]

Was thinking this Hill East house was well priced until I figured out that the basement kitchen in the photos is not the kitchen for a potential MIL unit or income unit -- it's just the kitchen. Aside from the fact that it's dated and small and in desperate need of an update, the basement kitchen with main floor living/dining is such a hard sell! I think this could potentially go under ask, but maybe I'm underestimating it. I wouldn't pay more than 800k for it because I'd want to move the kitchen up to the main floor, which would cost 100k, easy, potentially more with renovation costs being what they are and the fact that if you're going to make such a big change, you might as well do any other major renovation at the same time.

But otherwise it's a great house -- love the location, love the original unpainted woodwork, love the porch and the deck.

https://www.redfin.com/DC/Washington/1532-D-St-NE-20002/home/10114228

[Anonymous]

Anonymous wrote:Was thinking this Hill East house was well priced until I figured out that the basement kitchen in the photos is not the kitchen for a potential MIL unit or income unit -- it's just the kitchen. Aside from the fact that it's dated and small and in desperate need of an update, the basement kitchen with main floor living/dining is such a hard sell! I think this could potentially go under ask, but maybe I'm underestimating it. I wouldn't pay more than 800k for it because I'd want to move the kitchen up to the main floor, which would cost 100k, easy, potentially more with renovation costs being what they are and the fact that if you're going to make such a big change, you might as well do any other major renovation at the same time.

But otherwise it's a great house -- love the location, love the original unpainted woodwork, love the porch and the deck.

https://www.redfin.com/DC/Washington/1532-D-St-NE-20002/home/10114228

There are 2 kitchens. The one on the main floor is small but clearly visible in pics 13 and 16

[Anonymous]

Anonymous wrote:Was thinking this Hill East house was well priced until I figured out that the basement kitchen in the photos is not the kitchen for a potential MIL unit or income unit -- it's just the kitchen. Aside from the fact that it's dated and small and in desperate need of an update, the basement kitchen with main floor living/dining is such a hard sell! I think this could potentially go under ask, but maybe I'm underestimating it. I wouldn't pay more than 800k for it because I'd want to move the kitchen up to the main floor, which would cost 100k, easy, potentially more with renovation costs being what they are and the fact that if you're going to make such a big change, you might as well do any other major renovation at the same time.

But otherwise it's a great house -- love the location, love the original unpainted woodwork, love the porch and the deck.

https://www.redfin.com/DC/Washington/1532-D-St-NE-20002/home/10114228

There are two kitchens. One seen on the main floor next to the dinning room is in the pictures with black appliances and brown cabinets, second one is visible on virtual tour, its in the basement and has white appliances.

[Anonymous]

https://www.compass.com/listing/1532-d-street-northeast-washington-dc-20002/1085640958128542313/

I don't know why they posted virtual tour on this website but not on Redfin and Zillow.

[Anonymous]

These two are identically priced at $1.39 million. Which one would you pick?

https://www.realtor.com/realestateandhomes-detail/330-12th-St-SE_Washington_DC_20003_M67332-80813

https://www.realtor.com/realestateandhomes-detail/407-Guetler-Way-SE_Washington_DC_20003_M58763-87698

[Anonymous]

Anonymous wrote:These two are identically priced at $1.39 million. Which one would you pick?

https://www.realtor.com/realestateandhomes-detail/330-12th-St-SE_Washington_DC_20003_M67332-80813

https://www.realtor.com/realestateandhomes-detail/407-Guetler-Way-SE_Washington_DC_20003_M58763-87698

After 15 years of living in a 120 yo house, I’m tempted to go with the brand new construction room on Guetler. But no, I’d buy the one on 12th. I don’t like the pillars but it’s beautiful and the backyard space is lovely.

[Anonymous]

Anonymous wrote:These two are identically priced at $1.39 million. Which one would you pick?

https://www.realtor.com/realestateandhomes-detail/330-12th-St-SE_Washington_DC_20003_M67332-80813

https://www.realtor.com/realestateandhomes-detail/407-Guetler-Way-SE_Washington_DC_20003_M58763-87698

It would be hard to pick without touring, both look great, likely to go for asking or above.

[Anonymous]

We love this block of houses on the 13th St NE block, just south of H St. This one just hit the market and seems on the lower end price-wise, compared to others of this size/location:

https://www.redfin.com/DC/Washington/718-13th-St-NE-20002/home/9909933

[Anonymous]

Battle of tiny 2br/1.5ba, about two blocks apart.

Another small one on Pickford for $850k. Spiral staircase will be a deal-breaker for many:

https://www.redfin.com/DC/Washington/624-Pickford-Pl-NE-20002/home/9902489

The elfin house at 8th and Maryland has been on the market for more than a month and has gotten a haircut to $835k.

https://www.redfin.com/DC/Washington/404-8th-St-NE-20002/home/11747066

There are a lot of Hill homes for around a million that have been sitting for a long time in this new normal.

[Anonymous]

Anonymous wrote:We love this block of houses on the 13th St NE block, just south of H St. This one just hit the market and seems on the lower end price-wise, compared to others of this size/location:

https://www.redfin.com/DC/Washington/718-13th-St-NE-20002/home/9909933

Discounted for not having at least a powder room on the main level, which many buyers won't consider. And being that close to H will be enticing to some but equally off-putting to others.