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

[Anonymous]

Thoughts on this one? https://www.redfin.com/DC/Washington/534-13th-St-NE-20002/home/9910352

[Anonymous]

Anonymous wrote:Thoughts on this one? https://www.redfin.com/DC/Washington/534-13th-St-NE-20002/home/9910352

I like this one. Not a ton of charm, but a bit of a blank slate. I’m glad it hasn’t been given the gray/white flip treatment. Just some modest upgrades and has obviously been well cared for. 900k seems a little high to me but I no longer have a handle on neighborhood prices. They all seem high!

Side note: it’s funny to watch the evolution of what realtors choose to highlight in the “neighborhood pics” section. Some of these were a little weird, but I guess they are trying to demonstrate that the house is walking distance to stuff all over the hill? Union Pub is a bit of a stretch though! That’s a hike.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Thoughts on this one? https://www.redfin.com/DC/Washington/534-13th-St-NE-20002/home/9910352

I like this one. Not a ton of charm, but a bit of a blank slate. I’m glad it hasn’t been given the gray/white flip treatment. Just some modest upgrades and has obviously been well cared for. 900k seems a little high to me but I no longer have a handle on neighborhood prices. They all seem high!

Side note: it’s funny to watch the evolution of what realtors choose to highlight in the “neighborhood pics” section. Some of these were a little weird, but I guess they are trying to demonstrate that the house is walking distance to stuff all over the hill? Union Pub is a bit of a stretch though! That’s a hike.

It’s small but it’s still a total bargain. A full finished basement and zero shared walls. The latter is almost unheard of in this neighborhood.

[Anonymous]

Anonymous wrote:Side note: it’s funny to watch the evolution of what realtors choose to highlight in the “neighborhood pics” section. Some of these were a little weird, but I guess they are trying to demonstrate that the house is walking distance to stuff all over the hill? Union Pub is a bit of a stretch though! That’s a hike.

That's hilarious. I like to play a similar game by comparing the number of interior pictures versus neighborhood shots.

And Union Pub is actually closer to that house than than Ted's Bulletin and Matchbox are. Do you think the agent knows the house is on 13th NE, not SE?

[Anonymous]

OP here! I love that people are taking interest in this thread and posting different homes. If I can just make a minor request... I started this thread to focus on affordable (heh, "affordable") homes in this neighborhood, hence why my posts have been in the $700k-$800ish range. I don't mind people posting the $1-$2million homes, but I hate that it's bringing out the typical DCUM bickering. There are already sooo many threads that focus on criticizing neighborhood schools and people's choices about where to live. If we could focus on critiquing the individual homes instead, that would be great LOL.

In that vein....here are a couple of new listings going into the weekend.

2br/1.5ba for $584,000. It's a re-list, but the pics are nice and it's priced lower than a similar one nearby that's an obvious s*show, so I'm not sure what's up here.
https://www.redfin.com/DC/Washington/933-8th-St-NE-20002/home/9902280

3br/2.5ba for $879,000 two blocks from Lincoln Park:
https://www.redfin.com/DC/Washington/17-15th-St-SE-20003/home/9917324

[Anonymous]

Anonymous wrote:OP here! I love that people are taking interest in this thread and posting different homes. If I can just make a minor request... I started this thread to focus on affordable (heh, "affordable") homes in this neighborhood, hence why my posts have been in the $700k-$800ish range. I don't mind people posting the $1-$2million homes, but I hate that it's bringing out the typical DCUM bickering. There are already sooo many threads that focus on criticizing neighborhood schools and people's choices about where to live. If we could focus on critiquing the individual homes instead, that would be great LOL.

In that vein....here are a couple of new listings going into the weekend.

2br/1.5ba for $584,000. It's a re-list, but the pics are nice and it's priced lower than a similar one nearby that's an obvious s*show, so I'm not sure what's up here.
https://www.redfin.com/DC/Washington/933-8th-St-NE-20002/home/9902280

3br/2.5ba for $879,000 two blocks from Lincoln Park:
https://www.redfin.com/DC/Washington/17-15th-St-SE-20003/home/9917324

Fair enough, OP. The 15th street house is interesting. I think it will go quickly, but isn't it a block away from the 7-11 at Independence? That corner has issues. It also seems priced close to where it sold in 2017... Looks nice though and the outdoor space is great.

[Anonymous]

Anonymous wrote:OP here! I love that people are taking interest in this thread and posting different homes. If I can just make a minor request... I started this thread to focus on affordable (heh, "affordable") homes in this neighborhood, hence why my posts have been in the $700k-$800ish range. I don't mind people posting the $1-$2million homes, but I hate that it's bringing out the typical DCUM bickering. There are already sooo many threads that focus on criticizing neighborhood schools and people's choices about where to live. If we could focus on critiquing the individual homes instead, that would be great LOL.

In that vein....here are a couple of new listings going into the weekend.

2br/1.5ba for $584,000. It's a re-list, but the pics are nice and it's priced lower than a similar one nearby that's an obvious s*show, so I'm not sure what's up here.
https://www.redfin.com/DC/Washington/933-8th-St-NE-20002/home/9902280

3br/2.5ba for $879,000 two blocks from Lincoln Park:
https://www.redfin.com/DC/Washington/17-15th-St-SE-20003/home/9917324

Thanks for getting us back on track, OP. I love looking at the houses in this price range. It's interesting to see with people do with the smaller row homes and what people think of some of the borderline streets.

I saw the 8th Street house on my run today and was curious what it would look like inside. I don't like 8th Street in general (too noisy, too much foot and vehicle traffic), but the strip of little houses that this one sits in is quite charming. Everyone's got a little front patio and when I ran by, I saw neighbors hanging out and it looked really friendly. Don't like the bus stop being so close -- all the 8th and K bus stops are super busy.

Love the 15th Street house! Very little curb appeal but everything else is pretty great. I particularly appreciate the built in shelving in the dining room -- it's sometime that is really nice to have in a smallish row home. Yard is nice, too.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:How about this one ? 12th and G St Northeast at 1.3 mi: https://www.redfin.com/DC/Washington/1231-G-St-NE-20002/home/10173981

Okay, now, that's overpriced. $1.3 million for 1230 square feet? Maybe if it were closer to Lincoln Park or the Capitol, but in that location? No. There is nothing about that house that's worth $1.3 million in that location.

The Capitol Hill Market is hot, but this one? The sellers are delusional.

I live near here and I know exactly what happened here. A redone house in the same strip sold for over 1.3 million: https://www.redfin.com/DC/Washington/1217-G-St-NE-20002/home/9910126?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

So the developers thought this would fetch the same. But 1217 G was an amazing flip—seriously one of the nicest I’ve seen—and included a beautiful backyard studio and garage. 1231 is smaller and not nearly as nice. The person who said 800-900k is wrong too, though. This one should go for around 1-1.1 million.

THANK YOU. I love knowing the answer to questions like that.

And you're right, that flip was absolutely gorgeous, and the studio/garage is so nicely done. If anyone else wants to enjoy the pics, they're at https://www.longandfoster.com/homes-for-sale/1217-G-Street-NE-Washington-DC-20002-277824272 .

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:How about this one ? 12th and G St Northeast at 1.3 mi: https://www.redfin.com/DC/Washington/1231-G-St-NE-20002/home/10173981

Okay, now, that's overpriced. $1.3 million for 1230 square feet? Maybe if it were closer to Lincoln Park or the Capitol, but in that location? No. There is nothing about that house that's worth $1.3 million in that location.

The Capitol Hill Market is hot, but this one? The sellers are delusional.

I live near here and I know exactly what happened here. A redone house in the same strip sold for over 1.3 million: https://www.redfin.com/DC/Washington/1217-G-St-NE-20002/home/9910126?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

So the developers thought this would fetch the same. But 1217 G was an amazing flip—seriously one of the nicest I’ve seen—and included a beautiful backyard studio and garage. 1231 is smaller and not nearly as nice. The person who said 800-900k is wrong too, though. This one should go for around 1-1.1 million.

THANK YOU. I love knowing the answer to questions like that.

And you're right, that flip was absolutely gorgeous, and the studio/garage is so nicely done. If anyone else wants to enjoy the pics, they're at https://www.longandfoster.com/homes-for-sale/1217-G-Street-NE-Washington-DC-20002-277824272 .

Ok was going to quibble with “one of the nicest flips I’ve seen” but then got to to brick arch over the basement kitchenette and swooned a little. It is really nice. The also invested a lot of money in creating the stairs down to the basement level from the back yard, and in landscaping the yard and putting in that garage/studio. Those certainly are nice features to have.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:How about this one ? 12th and G St Northeast at 1.3 mi: https://www.redfin.com/DC/Washington/1231-G-St-NE-20002/home/10173981

Okay, now, that's overpriced. $1.3 million for 1230 square feet? Maybe if it were closer to Lincoln Park or the Capitol, but in that location? No. There is nothing about that house that's worth $1.3 million in that location.

The Capitol Hill Market is hot, but this one? The sellers are delusional.

I live near here and I know exactly what happened here. A redone house in the same strip sold for over 1.3 million: https://www.redfin.com/DC/Washington/1217-G-St-NE-20002/home/9910126?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

So the developers thought this would fetch the same. But 1217 G was an amazing flip—seriously one of the nicest I’ve seen—and included a beautiful backyard studio and garage. 1231 is smaller and not nearly as nice. The person who said 800-900k is wrong too, though. This one should go for around 1-1.1 million.

THANK YOU. I love knowing the answer to questions like that.

And you're right, that flip was absolutely gorgeous, and the studio/garage is so nicely done. If anyone else wants to enjoy the pics, they're at https://www.longandfoster.com/homes-for-sale/1217-G-Street-NE-Washington-DC-20002-277824272 .

Ok was going to quibble with “one of the nicest flips I’ve seen” but then got to to brick arch over the basement kitchenette and swooned a little. It is really nice. The also invested a lot of money in creating the stairs down to the basement level from the back yard, and in landscaping the yard and putting in that garage/studio. Those certainly are nice features to have.

I went to the open house and the arched kitchenette was my favorite part! Usually I leave flips feeling depressed. This one was fun.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:How about this one ? 12th and G St Northeast at 1.3 mi: https://www.redfin.com/DC/Washington/1231-G-St-NE-20002/home/10173981

Okay, now, that's overpriced. $1.3 million for 1230 square feet? Maybe if it were closer to Lincoln Park or the Capitol, but in that location? No. There is nothing about that house that's worth $1.3 million in that location.

The Capitol Hill Market is hot, but this one? The sellers are delusional.

I live near here and I know exactly what happened here. A redone house in the same strip sold for over 1.3 million: https://www.redfin.com/DC/Washington/1217-G-St-NE-20002/home/9910126?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

So the developers thought this would fetch the same. But 1217 G was an amazing flip—seriously one of the nicest I’ve seen—and included a beautiful backyard studio and garage. 1231 is smaller and not nearly as nice. The person who said 800-900k is wrong too, though. This one should go for around 1-1.1 million.

THANK YOU. I love knowing the answer to questions like that.

And you're right, that flip was absolutely gorgeous, and the studio/garage is so nicely done. If anyone else wants to enjoy the pics, they're at https://www.longandfoster.com/homes-for-sale/1217-G-Street-NE-Washington-DC-20002-277824272 .

Ok was going to quibble with “one of the nicest flips I’ve seen” but then got to to brick arch over the basement kitchenette and swooned a little. It is really nice. The also invested a lot of money in creating the stairs down to the basement level from the back yard, and in landscaping the yard and putting in that garage/studio. Those certainly are nice features to have.

I went to the open house and the arched kitchenette was my favorite part! Usually I leave flips feeling depressed. This one was fun.

Also, the listing agent was clearly high AF when they wrote the description, so that’s pretty great.

[Anonymous]

2BR, 2.BA, 2000 sf, $790k:
https://www.redfin.com/DC/Washington/823-12th-St-NE-20002/home/9909727

That seems strangely reasonably priced for the square footage. And while some of it is dated, it doesn’t scream teardown, either. I have a hard time figuring out the layout, though, and I can’t see any pictures of the basement; a virtual tour of this one would be useful.

Thoughts?

[Anonymous]

that part of H street is still somewhat questionable. i think it's reasonably priced

[Anonymous]

Anonymous wrote:OP here! I love that people are taking interest in this thread and posting different homes. If I can just make a minor request... I started this thread to focus on affordable (heh, "affordable") homes in this neighborhood, hence why my posts have been in the $700k-$800ish range. I don't mind people posting the $1-$2million homes, but I hate that it's bringing out the typical DCUM bickering. There are already sooo many threads that focus on criticizing neighborhood schools and people's choices about where to live. If we could focus on critiquing the individual homes instead, that would be great LOL.

In that vein....here are a couple of new listings going into the weekend.

2br/1.5ba for $584,000. It's a re-list, but the pics are nice and it's priced lower than a similar one nearby that's an obvious s*show, so I'm not sure what's up here.
https://www.redfin.com/DC/Washington/933-8th-St-NE-20002/home/9902280

3br/2.5ba for $879,000 two blocks from Lincoln Park:
https://www.redfin.com/DC/Washington/17-15th-St-SE-20003/home/9917324

that 15th st house has a kind of unique layout for the Hill - I see it was built in 1931 which seems relatively newer. Really nice windows!

[Anonymous]

Anonymous wrote:2BR, 2.BA, 2000 sf, $790k:
https://www.redfin.com/DC/Washington/823-12th-St-NE-20002/home/9909727

That seems strangely reasonably priced for the square footage. And while some of it is dated, it doesn’t scream teardown, either. I have a hard time figuring out the layout, though, and I can’t see any pictures of the basement; a virtual tour of this one would be useful.

Thoughts?

I don't like when these super skinny houses get pop-ups. I know it feels like an easy way to add square footage, but it makes for a very odd living experience. It looks like this on has a bedroom on the second and third floors, with a small balcony off the third floor bedroom. It's just awkward.

Also, regarding the PP who said this is a questionable part of H Street, I would argue that the bigger issue is just the house's proximity to H. I don't find 12th any more or less dodgy than other blocks closer to Union Station. But I would not want to live in a house this close to H on any block. You will get a ton of foot traffic, a lot more noise, etc. Though at least this one will probably be a lot calmer than it was back with Horace & Dickies was still open. It was basically a parking lot from 4pm to 8pm every day.