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

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Saw this on a really pretty one-block street near 13th and H. What do you think of the list price ($829)? There's so little inventory in this area. I'm curious to see what this ultimately sells for.

https://www.trulia.com/p/dc/washington/1241-linden-pl-ne-washington-dc-20002--1011736889

That’s less than a block from my house and it seems very expensive to me. It’s cute and Linden is a great street but that is still a two bedroom in-bounds for Miner. (No dis intended; we are also in-bounds for Miner!) We are in a larger 3 bedroom-plus-basement and I think we’d probably get around that asking price for our house.

A year ago, houses like those sold in Linden Court for about 750-780k if my memory doesn't fail me...
So, 829k... Either fast appreciation in the H Street corridor area within a year, or they've ovepriced it a bit...

Three houses have sold on Linden in the past year. One for $785k (with a current Redfin estimate of $897k), one for $740k (current estimate $825k), and a significantly smaller one for $740k (current estimate $802k). $829k is ambitious, but you can't compare year over year. You can only compare with current comps, and houses in that price range are flying fast.

https://www.redfin.com/DC/Washington/1213-Linden-Pl-NE-20002/home/9910007
https://www.redfin.com/DC/Washington/1238-Linden-Pl-NE-20002/home/9909860
https://www.redfin.com/DC/Washington/1234-Linden-Pl-NE-20002/home/9909867

All fair points. One additional thing that strikes me is that, setting aside the question above about how accurate/clever the photos are (agreed; you can always take photos with a grain of salt), it's still 1500 square feet! That's definitely on the larger end for a 2 bed/2 bath rowhouse around here (think of how many even 3 BR houses you see at 1300 or 1400). Whether that's enough space for a particular buyer is a personal call, but it's definitely roomy among others with similar specs.

true but the photos make it look smaller than 1500. We have 1500 sq ft and those pictures look
much more cramped.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Saw this on a really pretty one-block street near 13th and H. What do you think of the list price ($829)? There's so little inventory in this area. I'm curious to see what this ultimately sells for.

https://www.trulia.com/p/dc/washington/1241-linden-pl-ne-washington-dc-20002--1011736889

That’s less than a block from my house and it seems very expensive to me. It’s cute and Linden is a great street but that is still a two bedroom in-bounds for Miner. (No dis intended; we are also in-bounds for Miner!) We are in a larger 3 bedroom-plus-basement and I think we’d probably get around that asking price for our house.

A year ago, houses like those sold in Linden Court for about 750-780k if my memory doesn't fail me...
So, 829k... Either fast appreciation in the H Street corridor area within a year, or they've ovepriced it a bit...

Three houses have sold on Linden in the past year. One for $785k (with a current Redfin estimate of $897k), one for $740k (current estimate $825k), and a significantly smaller one for $740k (current estimate $802k). $829k is ambitious, but you can't compare year over year. You can only compare with current comps, and houses in that price range are flying fast.

https://www.redfin.com/DC/Washington/1213-Linden-Pl-NE-20002/home/9910007
https://www.redfin.com/DC/Washington/1238-Linden-Pl-NE-20002/home/9909860
https://www.redfin.com/DC/Washington/1234-Linden-Pl-NE-20002/home/9909867

All fair points. One additional thing that strikes me is that, setting aside the question above about how accurate/clever the photos are (agreed; you can always take photos with a grain of salt), it's still 1500 square feet! That's definitely on the larger end for a 2 bed/2 bath rowhouse around here (think of how many even 3 BR houses you see at 1300 or 1400). Whether that's enough space for a particular buyer is a personal call, but it's definitely roomy among others with similar specs.

true but the photos make it look smaller than 1500. We have 1500 sq ft and those pictures look
much more cramped.

Yeah either they are fudging the square footage by a bit or that’s just a really atrocious layout. I live in a 1200 sq ft 2bed 2bath but it doesn’t have a weird staircase right next to the front door or a totally cut off galley kitchen. I am not a fan of the renovations where the just rid of all the walls, but this layout looks awkward and creates a lot of spaces that just feel unlikely to get a lot of space.

Sometimes you can explain a price based solely on square footage. But in this case, I just don’t think it’s worth it.

[Anonymous]

Agree—that really doesn’t look like 1500 sf to me. We live in 1500 plus a basement and we have a full dining room, a full (not galley) kitchen, and a much wider living room. Also 3 bedrooms, though one is small. I just can’t see how this is 1500 sf.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Here's an itty bitty new one, inbound for Maury and listed at $550.

https://www.redfin.com/DC/Washington/1514-Constitution-Ave-NE-20002/home/9918366

Ok, curious what folks think about the difference between the house above and this one, which has been sitting on the market since July (originally listed at 750k, dropped to 697k in late August):

https://www.redfin.com/DC/Washington/706-4th-St-SE-20003/home/9896256

4th street is bigger at 900 sq feet, versus under 700 sq feet on Constitution Avenue. But they are both so small (and have fairly similar layouts in terms of livability) that I don't feel that can account for the price difference. Is it just that 4th Street is so much closer in? I know Brent is considered a very in demand public school, but as others have noted, these are pretty small houses for families. And it sounds like a lot of people like Maury as well, so could that be a wash?

Also, I should note this block of 4th Street is right next to the freeway. So while this part of Capital Hill is "nicer" (read: richer) in general, the exact location of this house has a major drawback.

Thoughts? We are looking at starter homes and really struggling with what sometimes seems to be arbitrary pricing. We know we're going to be compromising but kind of confused about what that actually means in this market right now. I am nervous about putting down so much money on a house like 4th Street even though it is within our budget, when I see a place like Constitution Avenue come on the market for almost 200k less.

I don't think either of those houses is particularly nice, but at least you'll get to customize yourself instead of paying for a flipper's questionable choices. As you pointed out, the 4th St house is much more conveniently located. A hop, skip, and jump from the Capitol, Navy Yard, Eastern Market, Garfield Park, the Riverfront, multiple metro lines, etc. It also has a garden and an elevated ground floor, which is better for security and any risk of flooding. Most of all, though, the 4th St house is considerably larger than the one on Constitution. At that size, 230 sq. ft. is a SIGNIFICANT difference in terms of perceived and actual spaciousness. I think the dealbreaker for the 4th St house is that it only has a single bathroom. Most people want at least an additional powder room if not a full second bath.

Ok, that's helpful. I'm not sure the proximity thing is a huge thing for us -- I might rather be a little deeper in the neighborhood anyway. I also really don't like the proximity of the highway. I think it counteracts the sound advantages you mention.

I should note that we have actually been inside that 4th Street house and I'm not convinced it's actually over 900 square feet. It feels really small. Definitely a lot small than our apartment which is only 1000 square feet. but feels like a palace comparatively. I don't know if it's just the layout or if they are fudging a bit, but I was kind of shocked by how tight it felt. I'm curious to see if the Constitution Avenue house feels noticeably smaller.

New listings that might appeal to you more than either of those two.

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

2br/1.5ba - 994 sq.ft. - $799k
https://www.redfin.com/DC/Washington/441-5th-St-NE-20002/home/10177317

4br/3.5ba - 1704 sq.ft. - $810k
https://www.redfin.com/DC/Washington/1118-Holbrook-St-NE-20002/home/10096931

2br/2.5ba - 1368 sq.ft. - $815k
https://www.redfin.com/DC/Washington/1222-D-St-NE-20002/home/9910530

2br/1.5ba - 1210 sq.ft. - $850k
https://www.redfin.com/DC/Washington/407-A-St-NE-20002/home/9895659

14th Pl and 5th St homes are under contract.

[Anonymous]

Anonymous wrote:Agree—that really doesn’t look like 1500 sf to me. We live in 1500 plus a basement and we have a full dining room, a full (not galley) kitchen, and a much wider living room. Also 3 bedrooms, though one is small. I just can’t see how this is 1500 sf.

What’s up with the two front doors? And the full bath downstairs? Was this a Two-unit condo converted back to a SFH?

And while I think exposed brick looks cool, all I can think about is how much noose will transfer through the walls. And dust!!

[Anonymous]

^^*noise!

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Here's an itty bitty new one, inbound for Maury and listed at $550.

https://www.redfin.com/DC/Washington/1514-Constitution-Ave-NE-20002/home/9918366

Ok, curious what folks think about the difference between the house above and this one, which has been sitting on the market since July (originally listed at 750k, dropped to 697k in late August):

https://www.redfin.com/DC/Washington/706-4th-St-SE-20003/home/9896256

4th street is bigger at 900 sq feet, versus under 700 sq feet on Constitution Avenue. But they are both so small (and have fairly similar layouts in terms of livability) that I don't feel that can account for the price difference. Is it just that 4th Street is so much closer in? I know Brent is considered a very in demand public school, but as others have noted, these are pretty small houses for families. And it sounds like a lot of people like Maury as well, so could that be a wash?

Also, I should note this block of 4th Street is right next to the freeway. So while this part of Capital Hill is "nicer" (read: richer) in general, the exact location of this house has a major drawback.

Thoughts? We are looking at starter homes and really struggling with what sometimes seems to be arbitrary pricing. We know we're going to be compromising but kind of confused about what that actually means in this market right now. I am nervous about putting down so much money on a house like 4th Street even though it is within our budget, when I see a place like Constitution Avenue come on the market for almost 200k less.

I don't think either of those houses is particularly nice, but at least you'll get to customize yourself instead of paying for a flipper's questionable choices. As you pointed out, the 4th St house is much more conveniently located. A hop, skip, and jump from the Capitol, Navy Yard, Eastern Market, Garfield Park, the Riverfront, multiple metro lines, etc. It also has a garden and an elevated ground floor, which is better for security and any risk of flooding. Most of all, though, the 4th St house is considerably larger than the one on Constitution. At that size, 230 sq. ft. is a SIGNIFICANT difference in terms of perceived and actual spaciousness. I think the dealbreaker for the 4th St house is that it only has a single bathroom. Most people want at least an additional powder room if not a full second bath.

Ok, that's helpful. I'm not sure the proximity thing is a huge thing for us -- I might rather be a little deeper in the neighborhood anyway. I also really don't like the proximity of the highway. I think it counteracts the sound advantages you mention.

I should note that we have actually been inside that 4th Street house and I'm not convinced it's actually over 900 square feet. It feels really small. Definitely a lot small than our apartment which is only 1000 square feet. but feels like a palace comparatively. I don't know if it's just the layout or if they are fudging a bit, but I was kind of shocked by how tight it felt. I'm curious to see if the Constitution Avenue house feels noticeably smaller.

New listings that might appeal to you more than either of those two.

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

2br/1.5ba - 994 sq.ft. - $799k
https://www.redfin.com/DC/Washington/441-5th-St-NE-20002/home/10177317

4br/3.5ba - 1704 sq.ft. - $810k
https://www.redfin.com/DC/Washington/1118-Holbrook-St-NE-20002/home/10096931

2br/2.5ba - 1368 sq.ft. - $815k
https://www.redfin.com/DC/Washington/1222-D-St-NE-20002/home/9910530

2br/1.5ba - 1210 sq.ft. - $850k
https://www.redfin.com/DC/Washington/407-A-St-NE-20002/home/9895659

14th Pl and 5th St homes are under contract.

The Constitution & 15th NE is also under contract!

[Anonymous]

Anonymous wrote:

Anonymous wrote:Agree—that really doesn’t look like 1500 sf to me. We live in 1500 plus a basement and we have a full dining room, a full (not galley) kitchen, and a much wider living room. Also 3 bedrooms, though one is small. I just can’t see how this is 1500 sf.

What’s up with the two front doors? And the full bath downstairs? Was this a Two-unit condo converted back to a SFH?

And while I think exposed brick looks cool, all I can think about is how much noose will transfer through the walls. And dust!!

We have some exposed brick - it's not my design choice, but if it's painted/sealed, there doesn't seem to be much dust.

[Anonymous]

3br/2ba for $830k on a cute half-block street near Lincoln Park:

https://www.redfin.com/DC/Washington/1225-Walter-St-SE-20003/home/9911690

[Anonymous]

Anonymous wrote:3br/2ba for $830k on a cute half-block street near Lincoln Park:

https://www.redfin.com/DC/Washington/1225-Walter-St-SE-20003/home/9911690

I like this one! Lots of outdoor space and that location is terrific. I’ve heard good things about Payne, too.

Layout is a little weird but I kind of like it. The kitchen is really nice and I don’t mind the weird location of the dining room.

It isn’t staged so I’m guessing current owners just don’t have kids. But it feels like a good time to show a house with two home offices

I think this will go for over asking.

[Anonymous]

Anonymous wrote:3br/2ba for $830k on a cute half-block street near Lincoln Park:

https://www.redfin.com/DC/Washington/1225-Walter-St-SE-20003/home/9911690

The renovations feel very 1980s to me, but I kinda dig the vibe. I like that the house has both a front porch and a back patio and a roof deck. No need to decide on a hammock or a swing or an outdoor dining set, you can have it all!

For people who have roof decks like this, how do you do roof replacement or repairs? The entire deck area would have to be torn down and then rebuilt, right? How much would that cost on top of the cost of replacing the roof?

[Anonymous]

Anonymous wrote:

Anonymous wrote:3br/2ba for $830k on a cute half-block street near Lincoln Park:

https://www.redfin.com/DC/Washington/1225-Walter-St-SE-20003/home/9911690

The renovations feel very 1980s to me, but I kinda dig the vibe. I like that the house has both a front porch and a back patio and a roof deck. No need to decide on a hammock or a swing or an outdoor dining set, you can have it all!

For people who have roof decks like this, how do you do roof replacement or repairs? The entire deck area would have to be torn down and then rebuilt, right? How much would that cost on top of the cost of replacing the roof?

Our experience is that you generally don’t need a true roof replacement on this kind of house. We had to have repairs and then replace the membrane on ours last year, and they were able to do everything without removing the deck. It’s elevated, so they were able to get underneath for repairs. It’s very different than having a roof replaced on a stand-alone home.

That said, I would definitely have a roofer come look at it before buying if it hasn’t been touched in a while. Our repairs cost nearly 20k. Insurance wound up paying for a large chunk, thankfully, because some of the damage was due to a weather event. But still.

[Anonymous]

Anonymous wrote:

Anonymous wrote:3br/2ba for $830k on a cute half-block street near Lincoln Park:

https://www.redfin.com/DC/Washington/1225-Walter-St-SE-20003/home/9911690

I like this one! Lots of outdoor space and that location is terrific. I’ve heard good things about Payne, too.

Layout is a little weird but I kind of like it. The kitchen is really nice and I don’t mind the weird location of the dining room.

It isn’t staged so I’m guessing current owners just don’t have kids. But it feels like a good time to show a house with two home offices

I think this will go for over asking.

Does anyone know how to find out how wide this place is? It seems really narrow to me.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:3br/2ba for $830k on a cute half-block street near Lincoln Park:

https://www.redfin.com/DC/Washington/1225-Walter-St-SE-20003/home/9911690

I like this one! Lots of outdoor space and that location is terrific. I’ve heard good things about Payne, too.

Layout is a little weird but I kind of like it. The kitchen is really nice and I don’t mind the weird location of the dining room.

It isn’t staged so I’m guessing current owners just don’t have kids. But it feels like a good time to show a house with two home offices

I think this will go for over asking.

Does anyone know how to find out how wide this place is? It seems really narrow to me.

Most likely it’s 12’ wide. Maybe 14-16’, but 12’ is standard for this style in this neighborhood.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:3br/2ba for $830k on a cute half-block street near Lincoln Park:

https://www.redfin.com/DC/Washington/1225-Walter-St-SE-20003/home/9911690

I like this one! Lots of outdoor space and that location is terrific. I’ve heard good things about Payne, too.

Layout is a little weird but I kind of like it. The kitchen is really nice and I don’t mind the weird location of the dining room.

It isn’t staged so I’m guessing current owners just don’t have kids. But it feels like a good time to show a house with two home offices

I think this will go for over asking.

Does anyone know how to find out how wide this place is? It seems really narrow to me.

if ya wanna live on the hill for cheap, you’re gonna have to accept a really narrow house! what I like about this one is that the pop up and renovated windows in the back really open it up.