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

[Anonymous]

Anonymous wrote:Time for the next round!

4br, 3.5ba: $999k: New and spacious but on a busy street.
https://www.redfin.com/DC/Washington/423-K-St-NE-20002/home/9894963

2br, 2ba: $910k: Expensive for a 2br condo, but I have a soft spot for school and church conversions and would buy one for fun if I could afford it.
https://www.redfin.com/DC/Washington/901-D-St-NE-20002/unit-208/home/81803517

3br, 2.5ba: $815k: Decently spacious but proximity to Starburst may be bothersome.
https://www.redfin.com/DC/Washington/630-15th-St-NE-20002/home/9915942

2br/1.5ba, $629k: The cute federal-style condo alternative probably best for a single person or a minimalist couple.
https://www.redfin.com/DC/Washington/333-L-St-NE-20002/home/9892449

2br/1.5ba, $625k: Ditto to the above.
https://www.redfin.com/DC/Washington/1527-N-Carolina-Ave-NE-20002/home/9918351

The K Street and 15th Street houses are contingent/pending. The L Street house has gotten a $30k price drop.

[Anonymous]

Thoughts on this one?

https://www.redfin.com/DC/Washington/1823-D-St-NE-20002/unit-C/home/144582758

[Anonymous]

Florida Ave is contingent

[Anonymous]

Anonymous wrote:As predicted, the I Street house went under contract relatively quickly. All of the others from the original post remain on the market.
https://www.redfin.com/DC/Washington/808-I-St-NE-20002/home/9902295

Among new listings this week, I think this one on 11th St is underpriced. Perhaps being half a block off H St. is problematic, but based on pictures alone (couldn't make it through the horribly presented listing text), it's in great condition and has both a large backyard and parking.
https://www.redfin.com/DC/Washington/719-11th-St-NE-20002/home/10194073

This one has a great location off of Stanton Park but may be ambitiously priced for just a 2/1.
https://www.redfin.com/DC/Washington/407-D-St-NE-20002/home/9895460

Not to forget that single people love this area, here's a 1br condo. I admire the optimism of coming in high in a building that has had larger units languish for months.
https://www.redfin.com/DC/Washington/911-2nd-St-NE-20002/unit-601/home/118540552

This one would also be a good for a single person or a couple without a lot of junk. I can't decide which way this one will go. It has some interesting design choices (not terrible, but not ways I'd choose to use the space). Being right on Florida Ave may be a hard pass for a lot of people, but it's on a quieter stretch of it.
https://www.redfin.com/DC/Washington/1205-Florida-Ave-NE-20002/home/9909614

Okay, that's enough hot takes for now. Happy Friday!

Woah, $850K for the D St one? For a 2/1 that works out to $900/sqft? No way. I live a few blocks from there and love the neighborhood... but that's very expensive for something that small and actually the precise location isn't my favorite, because it's so close to the back of the restaurants/Schneiders on Mass. (there's the big dumpster thing that always seems to be on the 4th & D corner, which I assume services them) and the weird constantly rotating owners Italian place on the kitty-corner...

[Anonymous]

Anonymous wrote:

Anonymous wrote:As predicted, the I Street house went under contract relatively quickly. All of the others from the original post remain on the market.
https://www.redfin.com/DC/Washington/808-I-St-NE-20002/home/9902295

Among new listings this week, I think this one on 11th St is underpriced. Perhaps being half a block off H St. is problematic, but based on pictures alone (couldn't make it through the horribly presented listing text), it's in great condition and has both a large backyard and parking.
https://www.redfin.com/DC/Washington/719-11th-St-NE-20002/home/10194073

This one has a great location off of Stanton Park but may be ambitiously priced for just a 2/1.
https://www.redfin.com/DC/Washington/407-D-St-NE-20002/home/9895460

Not to forget that single people love this area, here's a 1br condo. I admire the optimism of coming in high in a building that has had larger units languish for months.
https://www.redfin.com/DC/Washington/911-2nd-St-NE-20002/unit-601/home/118540552

This one would also be a good for a single person or a couple without a lot of junk. I can't decide which way this one will go. It has some interesting design choices (not terrible, but not ways I'd choose to use the space). Being right on Florida Ave may be a hard pass for a lot of people, but it's on a quieter stretch of it.
https://www.redfin.com/DC/Washington/1205-Florida-Ave-NE-20002/home/9909614

Okay, that's enough hot takes for now. Happy Friday!

Woah, $850K for the D St one? For a 2/1 that works out to $900/sqft? No way. I live a few blocks from there and love the neighborhood... but that's very expensive for something that small and actually the precise location isn't my favorite, because it's so close to the back of the restaurants/Schneiders on Mass. (there's the big dumpster thing that always seems to be on the 4th & D corner, which I assume services them) and the weird constantly rotating owners Italian place on the kitty-corner...

Yeah, that's strange. Looks like it just sold in April of last year for $800? Plus someone put some $ into renovating it in the interim based on the previous listing photos...

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:As predicted, the I Street house went under contract relatively quickly. All of the others from the original post remain on the market.
https://www.redfin.com/DC/Washington/808-I-St-NE-20002/home/9902295

Among new listings this week, I think this one on 11th St is underpriced. Perhaps being half a block off H St. is problematic, but based on pictures alone (couldn't make it through the horribly presented listing text), it's in great condition and has both a large backyard and parking.
https://www.redfin.com/DC/Washington/719-11th-St-NE-20002/home/10194073

This one has a great location off of Stanton Park but may be ambitiously priced for just a 2/1.
https://www.redfin.com/DC/Washington/407-D-St-NE-20002/home/9895460

Not to forget that single people love this area, here's a 1br condo. I admire the optimism of coming in high in a building that has had larger units languish for months.
https://www.redfin.com/DC/Washington/911-2nd-St-NE-20002/unit-601/home/118540552

This one would also be a good for a single person or a couple without a lot of junk. I can't decide which way this one will go. It has some interesting design choices (not terrible, but not ways I'd choose to use the space). Being right on Florida Ave may be a hard pass for a lot of people, but it's on a quieter stretch of it.
https://www.redfin.com/DC/Washington/1205-Florida-Ave-NE-20002/home/9909614

Okay, that's enough hot takes for now. Happy Friday!

Woah, $850K for the D St one? For a 2/1 that works out to $900/sqft? No way. I live a few blocks from there and love the neighborhood... but that's very expensive for something that small and actually the precise location isn't my favorite, because it's so close to the back of the restaurants/Schneiders on Mass. (there's the big dumpster thing that always seems to be on the 4th & D corner, which I assume services them) and the weird constantly rotating owners Italian place on the kitty-corner...

Yeah, that's strange. Looks like it just sold in April of last year for $800? Plus someone put some $ into renovating it in the interim based on the previous listing photos...

All of these are under contract except D St. and the 2nd St condo. The condo was contingent for a week and then relisted with a price drop ($20k off original list price).

[Anonymous]

Anonymous wrote:Hello. It's your friendly DCUM Real Estate forum poster who likes to scour the sub-million listings in the greater Capitol Hill area. In recent weeks we've seen properties at this price point go under contract within a day or two of listing. Thus, I decided to focus today's post on homes that have been on the market for weeks. Given the scarcity of inventory in the $700k-$850k range, I wonder why these linger. Are they priced appropriately?

$800k, on market for 16 days : https://www.redfin.com/DC/Washington/915-4th-St-NE-20002/home/9894997

$800k, on market for 22 days: https://www.redfin.com/DC/Washington/301-K-St-NE-20002/unit-1/home/60397344

$850k, on market for 22 days : https://www.redfin.com/DC/Washington/23-6th-St-NE-20002/home/9899781

$735k, on market for 34 days: https://www.redfin.com/DC/Washington/8-Browns-Ct-SE-20003/home/9900042

$770k, on market for 35 days: https://www.redfin.com/DC/Washington/232-15th-St-NE-20002/home/9916632

$725k, on market for a whopping 83 days: https://www.redfin.com/DC/Washington/15-Gessford-Ct-SE-20003/home/9908945

Amazingly, none of the above houses have sold. The 4th St one has a $50k price drop. While the overall market in this neighborhood is humming along, it seems the era of nosebleed prices for small houses that need $100k-$200k worth of work is coming to a close.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Hello. It's your friendly DCUM Real Estate forum poster who likes to scour the sub-million listings in the greater Capitol Hill area. In recent weeks we've seen properties at this price point go under contract within a day or two of listing. Thus, I decided to focus today's post on homes that have been on the market for weeks. Given the scarcity of inventory in the $700k-$850k range, I wonder why these linger. Are they priced appropriately?

$800k, on market for 16 days : https://www.redfin.com/DC/Washington/915-4th-St-NE-20002/home/9894997

$800k, on market for 22 days: https://www.redfin.com/DC/Washington/301-K-St-NE-20002/unit-1/home/60397344

$850k, on market for 22 days : https://www.redfin.com/DC/Washington/23-6th-St-NE-20002/home/9899781

$735k, on market for 34 days: https://www.redfin.com/DC/Washington/8-Browns-Ct-SE-20003/home/9900042

$770k, on market for 35 days: https://www.redfin.com/DC/Washington/232-15th-St-NE-20002/home/9916632

$725k, on market for a whopping 83 days: https://www.redfin.com/DC/Washington/15-Gessford-Ct-SE-20003/home/9908945

Amazingly, none of the above houses have sold. The 4th St one has a $50k price drop. While the overall market in this neighborhood is humming along, it seems the era of nosebleed prices for small houses that need $100k-$200k worth of work is coming to a close.

The 4th St one is probably still overpriced because of its horrendous curb appeal. Chain-link fence, wall-to-wall carpeting, window A/C units, old bathroom and kitchen. What is a "cook's kitchen"? Not this one, surely. The microwave takes up half of the available counter space. Pictures showing an unkempt backyard with a huge tree, which surely will be a headache for the owner. Personally, I'd fire the listing agent. Even after the price drop, it still boasts that it won't be on the market long, it's a good deal for a "savvy" buyer because it's not seven figures.

Most of these houses are priced the same as comparable, newly-renovated homes. They should be aiming for owner-occupants shopping in the $600k market or for flippers shopping in the $500k market.

[Anonymous]

Not much change from previous listings other than a couple of significant price drops. Let's call this round the Blue Period. I think there are some great deals here this time.

3br/3ba for $850k: My favorite features are the front and back covered porches and landscaped patio, lots of outdoor entertaining space. Finished basement for more entertaining. Solar panels.
https://www.redfin.com/DC/Washington/610-M-St-NE-20002/home/9898221

3br/2ba for $799k:Built-ins and lots of light. I love the facade color. Google "Essaouira blue" -- that's the color palette that I'd use to decorate this home.
https://www.redfin.com/DC/Washington/318-14th-St-NE-20002/home/9913466

3br/2ba for $749k: Quirky renovations won't appeal to everyone, but I love the irreverent juxtaposition of old and new.
https://www.redfin.com/DC/Washington/916-5th-St-NE-20002/home/9894973

2br/2ba for $719k: Condo on top of (the former?) Dio Wine Bar. I don't think pop-up condos like this are a particularly good value, but the private roof deck is a nice bonus for someone who wants to live right on H Street. Okay and technically not blue, but the rug in the living room counts for inclusion in this round...
https://www.redfin.com/DC/Washington/904-H-St-NE-20002/unit-3/home/109667923

2br/1ba for $669k: Cute as a button on a quiet minor street. This would be my "condo alternative" pick of the week.
https://www.redfin.com/DC/Washington/241-Warren-St-NE-20002/home/9913517

[Anonymous]

Anonymous wrote:
3br/3ba for $850k: My favorite features are the front and back covered porches and landscaped patio, lots of outdoor entertaining space. Finished basement for more entertaining. Solar panels.
https://www.redfin.com/DC/Washington/610-M-St-NE-20002/home/9898221

One addendum. I hate how they ruined the natural brick (with its alternating natural colors -- see neighboring house and the map streetview) with paint. It's one thing to repaint previously painted brick a different color ... you don't really have a choice to keep it painted ... but please for all that is good in the world, DO NOT paint unpainted brick.

[Anonymous]

Anonymous wrote:

Anonymous wrote:
3br/3ba for $850k: My favorite features are the front and back covered porches and landscaped patio, lots of outdoor entertaining space. Finished basement for more entertaining. Solar panels.
https://www.redfin.com/DC/Washington/610-M-St-NE-20002/home/9898221

One addendum. I hate how they ruined the natural brick (with its alternating natural colors -- see neighboring house and the map streetview) with paint. It's one thing to repaint previously painted brick a different color ... you don't really have a choice to keep it painted ... but please for all that is good in the world, DO NOT paint unpainted brick.

That's a crying shame. But then, I think pulling out all the old woodwork for an all-white open plan is an abomination, too.

This place is going to show a lot better while traffic is down from normal levels. Having Florida Ave. just past your backyard is...not a feature.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:
3br/3ba for $850k: My favorite features are the front and back covered porches and landscaped patio, lots of outdoor entertaining space. Finished basement for more entertaining. Solar panels.
https://www.redfin.com/DC/Washington/610-M-St-NE-20002/home/9898221

One addendum. I hate how they ruined the natural brick (with its alternating natural colors -- see neighboring house and the map streetview) with paint. It's one thing to repaint previously painted brick a different color ... you don't really have a choice to keep it painted ... but please for all that is good in the world, DO NOT paint unpainted brick.

That's a crying shame. But then, I think pulling out all the old woodwork for an all-white open plan is an abomination, too.

This place is going to show a lot better while traffic is down from normal levels. Having Florida Ave. just past your backyard is...not a feature.

This is my pet peeve too. Beautiful old row house on the outside and thne inside all the charm and old craftsmanship is ripped out for a modern open floor plan. The house I grew up in was built in 1904 and has features that would be prohibitively expensive these days so to see them destroyed for something that will be outdated in 20 years is terrible.

[Anonymous]

Me three on the super modern open floor plans.

[Anonymous]

Anonymous wrote:Not much change from previous listings other than a couple of significant price drops. Let's call this round the Blue Period. I think there are some great deals here this time.

3br/3ba for $850k: My favorite features are the front and back covered porches and landscaped patio, lots of outdoor entertaining space. Finished basement for more entertaining. Solar panels.
https://www.redfin.com/DC/Washington/610-M-St-NE-20002/home/9898221

3br/2ba for $799k:Built-ins and lots of light. I love the facade color. Google "Essaouira blue" -- that's the color palette that I'd use to decorate this home.
https://www.redfin.com/DC/Washington/318-14th-St-NE-20002/home/9913466

3br/2ba for $749k: Quirky renovations won't appeal to everyone, but I love the irreverent juxtaposition of old and new.
https://www.redfin.com/DC/Washington/916-5th-St-NE-20002/home/9894973

2br/2ba for $719k: Condo on top of (the former?) Dio Wine Bar. I don't think pop-up condos like this are a particularly good value, but the private roof deck is a nice bonus for someone who wants to live right on H Street. Okay and technically not blue, but the rug in the living room counts for inclusion in this round...
https://www.redfin.com/DC/Washington/904-H-St-NE-20002/unit-3/home/109667923

2br/1ba for $669k: Cute as a button on a quiet minor street. This would be my "condo alternative" pick of the week.
https://www.redfin.com/DC/Washington/241-Warren-St-NE-20002/home/9913517

First three houses are pending. The condo and Warren St. house are still available.

[Anonymous]

Thoughts on this one?

https://www.redfin.com/DC/Washington/1736-E-St-NE-20002/home/10113668?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link