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

[Anonymous]

Anonymous wrote:Do you think this one makes the cut to be listed almost at the million mark? The expansion looks nice, plenty of closet space, but the style (two-bay federal front) is still in the $800k range in my opinion. The floorplan in the photo only has 1462 sq ft, although the listing says 1800. No basement. Maury and parking for two cars -- big plus.

https://www.redfin.com/DC/Washington/1217-D-St-NE-20002/home/9910728

It’s got a lot of nice features and is a well designed space. It looks like an intentional design rather than a piecemealing of additions. I’ll bet an architect was involved. The tons of cabinets, walk in closet, and 3/2 upstairs is a nice combination. That front door is a god-awful color though! Good thing paint is cheap!

[Anonymous]

^^tons of closets, not cabinets. Although the kitchen is nice, as well.

[Anonymous]

Anonymous wrote:

Anonymous wrote:A couple of cute under $800k places right by the Potomac Ave metro listed today, what do you guys think?

https://www.redfin.com/DC/Washington/1367-E-St-SE-20003/home/9915035

https://www.redfin.com/DC/Washington/1429-Ives-Pl-SE-20003/home/9918150

I like them both! It looks like E St has a lot of built-in storage (picture 15), which is nice. I think that massive building under construction across from it on the street view is Safeway, which is now open. Some people might not like having a big supermarket practically in their front yard, but others might consider that an advantage.

The big building across the street in street view is actually a luxury apartment building that just opened. Safeway is still less than a block away, but the entrance is on 14th, not E.

[Anonymous]

It a shame that all of these places coming up on the Hill are so cookie cutter...

https://www.redfin.com/DC/Washington/426-13th-St-NE-20002/home/9910568

[Anonymous]

Anonymous wrote:It a shame that all of these places coming up on the Hill are so cookie cutter...

https://www.redfin.com/DC/Washington/426-13th-St-NE-20002/home/9910568

Heh. Nicely played, PP.

That said...I think I actually prefer the cookie-cutter flipper model to this, and I'm really not a fan of flipped rowhomes.

[Anonymous]

Anonymous wrote:It a shame that all of these places coming up on the Hill are so cookie cutter...

https://www.redfin.com/DC/Washington/426-13th-St-NE-20002/home/9910568

Barf.

[Anonymous]

Anonymous wrote:

Anonymous wrote:It a shame that all of these places coming up on the Hill are so cookie cutter...

https://www.redfin.com/DC/Washington/426-13th-St-NE-20002/home/9910568

Heh. Nicely played, PP.

That said...I think I actually prefer the cookie-cutter flipper model to this, and I'm really not a fan of flipped rowhomes.

I was about to post that I don't think that word means what you think it means. Then I realized it was sarcasm. I actually really love this one, especially the Moroccan-inspired bathroom. (The other bathroom is much more flipper blah.) This is one of the few listings I've seen where I'd actually be interested in having some of the staging furniture convey.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Do you think this one makes the cut to be listed almost at the million mark? The expansion looks nice, plenty of closet space, but the style (two-bay federal front) is still in the $800k range in my opinion. The floorplan in the photo only has 1462 sq ft, although the listing says 1800. No basement. Maury and parking for two cars -- big plus.

https://www.redfin.com/DC/Washington/1217-D-St-NE-20002/home/9910728

It’s got a lot of nice features and is a well designed space. It looks like an intentional design rather than a piecemealing of additions. I’ll bet an architect was involved. The tons of cabinets, walk in closet, and 3/2 upstairs is a nice combination. That front door is a god-awful color though! Good thing paint is cheap!

Contingent in three days.

[Anonymous]

Anonymous wrote:A couple of cute under $800k places right by the Potomac Ave metro listed today, what do you guys think?

https://www.redfin.com/DC/Washington/1367-E-St-SE-20003/home/9915035

https://www.redfin.com/DC/Washington/1429-Ives-Pl-SE-20003/home/9918150

E St pending in five days.

Ives Pl still available!

[Anonymous]

Anonymous wrote:

Anonymous wrote:Price dropped by $100k; seems kind of aggressive... Have things slowed down that much? Looks nice (if a bit small) and inbounds Maury.

https://www.redfin.com/DC/Washington/104-15th-St-NE-20002/home/9916733

That was listed at $1.2 million when it first came on the market on 9/3. That was...optimistic. Give them credit for adjusting the price quickly, though. It doesn't check many of my boxes, but I suspect it will go fairly quickly at the new price.

Indeed. Under contract within six days of the price drop.

[Anonymous]

Here’s a new one to add to your list - https://www.homesnap.com/DC/Washington/226-12th-Place-NE

[Anonymous]

Anonymous wrote:Here’s a new one to add to your list - https://www.homesnap.com/DC/Washington/226-12th-Place-NE

That's not new; it's been on the market since 9/4. The sellers have relisted it a couple of times to make the listing look fresh, but what they need to do is lower the price.

https://www.redfin.com/DC/Washington/226-12th-Pl-NE-20002/home/9910904

Aside from the price, any ideas why it hasn't sold? $900k doesn't seem egregiously overpriced in this market (even if "beautifully gut-renovated" is a contradiction in terms, IMO).

[Anonymous]

Anonymous wrote:

Anonymous wrote:Here’s a new one to add to your list - https://www.homesnap.com/DC/Washington/226-12th-Place-NE

That's not new; it's been on the market since 9/4. The sellers have relisted it a couple of times to make the listing look fresh, but what they need to do is lower the price.

https://www.redfin.com/DC/Washington/226-12th-Pl-NE-20002/home/9910904

Aside from the price, any ideas why it hasn't sold? $900k doesn't seem egregiously overpriced in this market (even if "beautifully gut-renovated" is a contradiction in terms, IMO).

Limited curb appeal (what's with the two doors?), kind of narrow and tight, what is that second floor deck going to be used for? (looks structurally iffy with no supports against the masonry wall), and therefore limited usable outdoor space, IMHO.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Here’s a new one to add to your list - https://www.homesnap.com/DC/Washington/226-12th-Place-NE

That's not new; it's been on the market since 9/4. The sellers have relisted it a couple of times to make the listing look fresh, but what they need to do is lower the price.

https://www.redfin.com/DC/Washington/226-12th-Pl-NE-20002/home/9910904

Aside from the price, any ideas why it hasn't sold? $900k doesn't seem egregiously overpriced in this market (even if "beautifully gut-renovated" is a contradiction in terms, IMO).

Limited curb appeal (what's with the two doors?), kind of narrow and tight, what is that second floor deck going to be used for? (looks structurally iffy with no supports against the masonry wall), and therefore limited usable outdoor space, IMHO.

It looks tiny. I can't imagine using that 3rd bedroom as anything more than a closet or storage. Seems to small for even a nursery or office. Its just overpriced.

[Anonymous]

Anonymous wrote:Limited curb appeal (what's with the two doors?), kind of narrow and tight, what is that second floor deck going to be used for? (looks structurally iffy with no supports against the masonry wall), and therefore limited usable outdoor space, IMHO.

PP @8:13 here. I hadn't even noticed the two doors! One of those doors only looks like a door, though. The one on the right (facing the house) doesn't have a doorknob, and if you look at the interior, there's no doorway on the other side. Sure does make me wonder if there used to be a door there, though, and why.

Also, it's a stretch to call it a 3BR. One of the "bedrooms" is 8'3" x 7'9" with a large post (or chimney, or something) in it. I'm not sure that's enough square footage to legally count as a bedroom, but it's definitely too small to serve as one.