Are these H St. NE / Capitol Hill houses priced appropriately?
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Anonymous
Ha, I was the one who loved the interior and still thought it would sit. I'm happy for the sellers and the buyers. We live nearby and it's a terrific neighborhood, even with the Florida traffic. |
Anonymous
I have been in the Wylie house and it's really well done for a 3 bedroom that size. I was skeptical because the footprint of houses on Wylie is so small but I think they pulled it off with a smart layout and with not overdoing the pop up. It all feels proportional. |
Anonymous
Huh. That looks a lot better than I expected. The square footage still seems really small for 3BR, but I guess if you make the rooms small enough, it can work. |
Anonymous
Let this be a lesson to flippers: don't tear out the woodwork! It's a feature, not a bug! |
Anonymous
Oh that's good to hear. I have a similar house (the "condo alternative" flat-front federal style with two small bedrooms). I've always assumed it wouldn't even be possible to pop on such a small footprint, but maybe I should look into it. |
Anonymous
Yeah, that's what this was. I would bet the pop-up adds 300-400 square feet. They just did the master suite up there and kept everything proportional (but it's still the only bedroom that can comfortably hold a queen size bed), and didn't attempt a rooftop deck or anything. I also think they made some smart choices with the stairs on the main level. They shaved the footprint down as much as possible, probably took out at a wall enclosure, and then did a really minimal railing. It helps keep the first floor from feeling boxy and as you can see in the photos, actually allows some light from upstairs windows to flow down. The first floor stairs are usually the biggest issue in layouts of this type of house. |
Anonymous
I wish there were pics of a house like this decorated as lived in, rather than staged. We just moved into a Wardman like this and need ideas for what to put where..... |
Anonymous
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The Wylie house is too small for me and isn't really my style, but I can see how many people would like it.
One thing I wonder, though, having seen it in many listings: do that many people actually have Peloton bikes, or are agents just moving them around from house to house for staging? |
Anonymous
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With so many houses getting multiple offers and regularly going for more than asking within days of listing, it's easy to forget that not everything sells quickly. Here are a few in and around Capitol Hill that have been on the market for at least 45 days (I put the original asking price in parentheses). Any thoughts on these houses? Any other interesting ones I missed?
$599,000 ($629,000), 2BR/1.5BA, 840 sf, 92 days Not sure what's going on here, except that the corner of 4th & L NE may not be a prime location. It's tiny, but the pricing isn't awful for a condo alternative. https://www.redfin.com/DC/Washington/333-L-St-NE-20002/home/9892449 $810,000 ($995,900), 4BR/2BA, 1587 sf, 120 days First listed in May at $995,000, this one had a sale fall through in July. It's had monthly price drops (and a price increase on 9/9 before a "drop" back to its previous price two days later). It's in severe need of updating, but that alone probably wasn't enough to make a sale fall through, so I wonder what else is wrong. https://www.redfin.com/DC/Washington/403-9th-St-NE-20002/home/9904200 $879,000 ($915,000), 4BR/2.5BA, 1616 sf, 50 days I don't see anything obviously wrong with this one, except that the house next to it seems to be growing moss on the front. https://www.redfin.com/DC/Washington/1334-E-St-NE-20002/home/9912809 $949,950 ($999,950), 3BR/2BA, 1514 sf, 72 days Ugh! That stupid Home Depot door. Close to the Whole Foods on H. Too close? Last price cut was 8/21. https://www.redfin.com/DC/Washington/726-6th-St-NE-20002/home/9896671 $985,000 ($985,000), 3BR/2BA, 1676 sf, 66 days The listing says "Back on Market! Buyers financing fell through." It was listed 7/23, went pending two days later, then came back on the market on 8/14. https://www.redfin.com/DC/Washington/310-9th-St-NE-20002/home/9902863 $1,049,000 ($1,249,000), 4BR/3.5BA, 1582 sf, 52 days The sellers have been aggressively adjusting the price on this one, with a $200,000 drop in asking price since it was listed on 8/6. The $100k price cut this week will probably be enough to move it soon, IMO. https://www.redfin.com/DC/Washington/649-Morris-Pl-NE-20002/home/9898629 $1,049,000 ($1,199,000), 4BR/3.5BA, 1782 sf, 248 days (!) I'm not sure whether this one is still for sale. Zillow shows that it was offered for rent at $4500 on 9/24, then the rental listing removed on 9/25. The last price drop on the sale listing was on 7/20. https://www.redfin.com/DC/Washington/121-15th-St-SE-20003/home/9917452 $1,070,000 ($1,070,000), 3BR/3.5BA, 1878 sf, 78 days I'm a little surprised this one hasn't sold yet. It's very much not my style (I like Victorians that still look like Victorians), but it's not objectively awful. That barn door in the living room might be turning people off? https://www.redfin.com/DC/Washington/704-G-St-NE-20002/home/9901112 |
Anonymous
| I think a lot of these that sitting are just priced incorrectly. Though I find 403 9th St NE particularly confounding because that house is pretty much exactly what we were looking for when we bought a couple years ago, and at exactly the right price point -- a fixer-upper that is totally livable, where you could do a couple cosmetic things right away and make it look a lot nicer (in this case, getting rid of the carpet and painting). It must need a new roof or something? I don't get it. |
Anonymous
The Google street view on this one shows a MPD camera/light tower one house down. There's clearly some unsavory activity happening on that block. |
Anonymous
| this new one seems pretty nice: https://www.redfin.com/DC/Washington/631-L-St-NE-20002/home/9898251 |
Anonymous
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Morris place was perfectly what I was looking for and now in my budget. Unfortunately they overplayed their hand listing at 1.2. The rooms on the upper level are tiny and the basement is cramped. Nonetheless, had they listed at this price when they came on the market it would have been a top choice for me.
9th st went under contract before I even had a chance to make it to the open house. Didn't make sense to me at the time. 15th st also overplayed their hand. I think 1.05 is reasonably priced now but 1.2 wasn't. I didn't visit this one but I've driven by and walked around the block, wasn't a fan of the liquor store and barber shop on the corner. G st has a host of issues. |
Anonymous
| I walk by 704 G Street almost daily. You can see the bad design choices in the listing but you can’t see the biggest flaw, which everyone in the neighborhood knows about. It’s eased up a little in pandemic times but for YEARS there has been a large group of men hanging out in front of the house next door, smoking a ton of weed, all day long. For me, it’s kind of part of the neighborhood charm. But if I lived next door it would drive me batty. Otherwise it’s such a great location. |
Anonymous
This one was discussed previously in this thread. It's in terrible condition and apparently the current tenants are in the herbal trade. |