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

[Anonymous]

Anonymous wrote:

Anonymous wrote:And now for something completely different:
https://www.redfin.com/DC/Washington/1325-Linden-Ct-NE-20002/home/55186894

I remember when this was a rundown building on a scary alley. (This alley is now really nice, as far as alleys go.)

That's definitely different.

The inside seems well done, but I still think this is way overpriced. $1.1 million for 1266 sqft in an alley? The wrap-around balcony and wall of windows would be nice if that house were surrounded by woods, but I don't see the value where it is. Take a look at pictures 45 through 48: can you imagine actually sitting out on that balcony and taking in the views of the alley and the neighbors' backyards?

It reminds me a lot of this attempt to get over $1 million for an alley conversion, which has been on the market 123 days now:

https://www.redfin.com/DC/Washington/2-Bruce-Robey-Ct-NE-20002/home/171548061

This was one of four. I believe two have sold both at or over 1.05. I think they’re lovely and well thought out.

[Anonymous]

Anonymous wrote:Does anyone know what's going on with these houses at the corner of K ST NE and 2ND ST NE? There's an entire row of boarded up homes overgrown with weeds, in an area where development is popping. They look like they've been abandoned for years.

https://goo.gl/maps/oH3JrhbrbHU1Rr8TA

There are a lot of empty houses in those surrounding blocks. I think a lot of people are just sitting on real estate for various reasons.

[Anonymous]

Anonymous wrote:Wow I love the Linden Court alley house.

It's hard to tell fully in photos, but this one seems to have super-tiny bedrooms in order to get to 2.5 baths. We live in a 2/1.5 with the same footprint and square footage and that's the only way you get that extra bath. Not sure it's worth it for a 2 bedroom house. Curious to see what it goes for.


2br/2.5ba - 940 sq.ft. - $700k
https://www.redfin.com/DC/Washington/239-14th-Pl-NE-20002/home/9916549

They did something really interesting with the staircase to give more space on the ground floor! But yeah, that's small. I think I would have opted for 1.5 baths. How much would it cost to pop-back, tearing out the old addition and filling in the dog leg?

[Anonymous]

Anonymous wrote:

Anonymous wrote:Does anyone know what's going on with these houses at the corner of K ST NE and 2ND ST NE? There's an entire row of boarded up homes overgrown with weeds, in an area where development is popping. They look like they've been abandoned for years.

https://goo.gl/maps/oH3JrhbrbHU1Rr8TA

There are a lot of empty houses in those surrounding blocks. I think a lot of people are just sitting on real estate for various reasons.

This corner is zoned as multi-use (unlike most of the neighborhood which is zoned as RF-1), so there is a plan to tear down those houses and build a larger building:

https://dc.urbanturf.com/articles/blog/map-amendment-could-bring-mixed-use-development-to-noma-rowhouses/14036

[Anonymous]

Anonymous wrote:Does anyone know what's going on with these houses at the corner of K ST NE and 2ND ST NE? There's an entire row of boarded up homes overgrown with weeds, in an area where development is popping. They look like they've been abandoned for years.

https://goo.gl/maps/oH3JrhbrbHU1Rr8TA

I just noticed these today on my am walk! I’m guessing they were bought by a builder who has dreams of another big condo overlooking the tracks.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Does anyone know what's going on with these houses at the corner of K ST NE and 2ND ST NE? There's an entire row of boarded up homes overgrown with weeds, in an area where development is popping. They look like they've been abandoned for years.

https://goo.gl/maps/oH3JrhbrbHU1Rr8TA

I just noticed these today on my am walk! I’m guessing they were bought by a builder who has dreams of another big condo overlooking the tracks.

My understanding (I'm not privy to the details) is that they are locked in a legal battle with some neighborhood NIMBYs. Apparently the organization that bought all of the homes (including a few on K and Parker) wants to build an eight-story building filled with a hundred micro-units (per the above UrbanTurf link and minutes from ANC meetings during the past couple of years). That's as large as nearby block-long developments on a footprint of a half-dozen rowhouses, with no alley access. It's a ridiculous plan, and while this is playing out between lawyers, the developer is just letting the properties fall into disrepair, attracting squatters and vermin and being a general eyesore. Sad.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Does anyone know what's going on with these houses at the corner of K ST NE and 2ND ST NE? There's an entire row of boarded up homes overgrown with weeds, in an area where development is popping. They look like they've been abandoned for years.

https://goo.gl/maps/oH3JrhbrbHU1Rr8TA

I just noticed these today on my am walk! I’m guessing they were bought by a builder who has dreams of another big condo overlooking the tracks.

My understanding (I'm not privy to the details) is that they are locked in a legal battle with some neighborhood NIMBYs. Apparently the organization that bought all of the homes (including a few on K and Parker) wants to build an eight-story building filled with a hundred micro-units (per the above UrbanTurf link and minutes from ANC meetings during the past couple of years). That's as large as nearby block-long developments on a footprint of a half-dozen rowhouses, with no alley access. It's a ridiculous plan, and while this is playing out between lawyers, the developer is just letting the properties fall into disrepair, attracting squatters and vermin and being a general eyesore. Sad.

why is it a ridiculous plan?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Does anyone know what's going on with these houses at the corner of K ST NE and 2ND ST NE? There's an entire row of boarded up homes overgrown with weeds, in an area where development is popping. They look like they've been abandoned for years.

https://goo.gl/maps/oH3JrhbrbHU1Rr8TA

I just noticed these today on my am walk! I’m guessing they were bought by a builder who has dreams of another big condo overlooking the tracks.

My understanding (I'm not privy to the details) is that they are locked in a legal battle with some neighborhood NIMBYs. Apparently the organization that bought all of the homes (including a few on K and Parker) wants to build an eight-story building filled with a hundred micro-units (per the above UrbanTurf link and minutes from ANC meetings during the past couple of years). That's as large as nearby block-long developments on a footprint of a half-dozen rowhouses, with no alley access. It's a ridiculous plan, and while this is playing out between lawyers, the developer is just letting the properties fall into disrepair, attracting squatters and vermin and being a general eyesore. Sad.

why is it a ridiculous plan?

Wild guess:

"That's as large as nearby block-long developments on a footprint of a half-dozen rowhouses, with no alley access."

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Does anyone know what's going on with these houses at the corner of K ST NE and 2ND ST NE? There's an entire row of boarded up homes overgrown with weeds, in an area where development is popping. They look like they've been abandoned for years.

https://goo.gl/maps/oH3JrhbrbHU1Rr8TA

I just noticed these today on my am walk! I’m guessing they were bought by a builder who has dreams of another big condo overlooking the tracks.

My understanding (I'm not privy to the details) is that they are locked in a legal battle with some neighborhood NIMBYs. Apparently the organization that bought all of the homes (including a few on K and Parker) wants to build an eight-story building filled with a hundred micro-units (per the above UrbanTurf link and minutes from ANC meetings during the past couple of years). That's as large as nearby block-long developments on a footprint of a half-dozen rowhouses, with no alley access. It's a ridiculous plan, and while this is playing out between lawyers, the developer is just letting the properties fall into disrepair, attracting squatters and vermin and being a general eyesore. Sad.

why is it a ridiculous plan?

Wild guess:

"That's as large as nearby block-long developments on a footprint of a half-dozen rowhouses, with no alley access."

It's an apartment building - so of course it's going to be a relatively small footprint. That's then entire point of increasing housing - more housing on less land. As for alley access, why is that important? I assume the building will be designed in a way that allows entrance and egress as required under the codes. If it's blocking existing alley access for homeowners, then that's a different matter, but I still don't think the alley access of a handful of residents ought to stand in the way of a building that could house hundreds (including low income set asides).

[Anonymous]

Here are some Hill East new-build alley houses that I think have the right idea - more housing for families, not strange high-art $1.5 mil 1200 sq ft garages.

http://www.monumentsothebysrealty.com/eng/sales/detail/522-l-84072-j7ndnt/465-a-duvall-court-se-hill-east-washington-dc-20003

[Anonymous]

Anonymous wrote:Here are some Hill East new-build alley houses that I think have the right idea - more housing for families, not strange high-art $1.5 mil 1200 sq ft garages.

http://www.monumentsothebysrealty.com/eng/sales/detail/522-l-84072-j7ndnt/465-a-duvall-court-se-hill-east-washington-dc-20003

I much prefer Linden Court. It may not be everyone’s style but that’s kind of the point. When you have a weird alley space, why not do something totally different and see if you can fill a niche currently going unserved. Linden Court will appeal to a lot of people who are tired of skinny house living, who are looking for more of a loft aesthetic. Similar to some of the school conversions on the Hill.

These homes are just small row homes. Nothing wrong with them, but also something you can find in a similar layout and at a similar price point all over the neighborhood.

[Anonymous]

Listed just a few minutes ago, just one block from Lincoln Park. If you're ready to tackle your own renovations, you can end up with a house worth well over a million. Good luck finding another 4br house with 2000+ sq ft on the Hill for $859k.

https://www.redfin.com/DC/Washington/20-14th-St-NE-20002/home/166622856

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Does anyone know what's going on with these houses at the corner of K ST NE and 2ND ST NE? There's an entire row of boarded up homes overgrown with weeds, in an area where development is popping. They look like they've been abandoned for years.

https://goo.gl/maps/oH3JrhbrbHU1Rr8TA

I just noticed these today on my am walk! I’m guessing they were bought by a builder who has dreams of another big condo overlooking the tracks.

My understanding (I'm not privy to the details) is that they are locked in a legal battle with some neighborhood NIMBYs. Apparently the organization that bought all of the homes (including a few on K and Parker) wants to build an eight-story building filled with a hundred micro-units (per the above UrbanTurf link and minutes from ANC meetings during the past couple of years). That's as large as nearby block-long developments on a footprint of a half-dozen rowhouses, with no alley access. It's a ridiculous plan, and while this is playing out between lawyers, the developer is just letting the properties fall into disrepair, attracting squatters and vermin and being a general eyesore. Sad.

why is it a ridiculous plan?

Wild guess:

"That's as large as nearby block-long developments on a footprint of a half-dozen rowhouses, with no alley access."

It's an apartment building - so of course it's going to be a relatively small footprint. That's then entire point of increasing housing - more housing on less land. As for alley access, why is that important? I assume the building will be designed in a way that allows entrance and egress as required under the codes. If it's blocking existing alley access for homeowners, then that's a different matter, but I still don't think the alley access of a handful of residents ought to stand in the way of a building that could house hundreds (including low income set asides).

This is probably the first time I've seen someone on DCUM advocate for tearing down historic single-family homes to build a low-income apartment building.

[Anonymous]

Anonymous wrote:Listed just a few minutes ago, just one block from Lincoln Park. If you're ready to tackle your own renovations, you can end up with a house worth well over a million. Good luck finding another 4br house with 2000+ sq ft on the Hill for $859k.

https://www.redfin.com/DC/Washington/20-14th-St-NE-20002/home/166622856

And zoned for Maury. I expect this will go fast.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Does anyone know what's going on with these houses at the corner of K ST NE and 2ND ST NE? There's an entire row of boarded up homes overgrown with weeds, in an area where development is popping. They look like they've been abandoned for years.

https://goo.gl/maps/oH3JrhbrbHU1Rr8TA

I just noticed these today on my am walk! I’m guessing they were bought by a builder who has dreams of another big condo overlooking the tracks.

My understanding (I'm not privy to the details) is that they are locked in a legal battle with some neighborhood NIMBYs. Apparently the organization that bought all of the homes (including a few on K and Parker) wants to build an eight-story building filled with a hundred micro-units (per the above UrbanTurf link and minutes from ANC meetings during the past couple of years). That's as large as nearby block-long developments on a footprint of a half-dozen rowhouses, with no alley access. It's a ridiculous plan, and while this is playing out between lawyers, the developer is just letting the properties fall into disrepair, attracting squatters and vermin and being a general eyesore. Sad.

why is it a ridiculous plan?

Wild guess:

"That's as large as nearby block-long developments on a footprint of a half-dozen rowhouses, with no alley access."

It's an apartment building - so of course it's going to be a relatively small footprint. That's then entire point of increasing housing - more housing on less land. As for alley access, why is that important? I assume the building will be designed in a way that allows entrance and egress as required under the codes. If it's blocking existing alley access for homeowners, then that's a different matter, but I still don't think the alley access of a handful of residents ought to stand in the way of a building that could house hundreds (including low income set asides).

This is probably the first time I've seen someone on DCUM advocate for tearing down historic single-family homes to build a low-income apartment building.

This is my neighborhood and I think it’s a good idea. It’s blocks from a major transport hub (Union Station) and walkable to multiple grocery stores and shops. Of course denser housing is a good idea. And have you seen those particular houses? They’re not historical. I’d much rather see low income housing built here than more places like the Apollo, much as I love and appreciate WF.