Why isn’t this house in H street corridor selling?

[Anonymous]

that's so interesting on the pricing disparities. did you ask any of the low-ballers their rationale? I have a row house near Lincoln Park and I really have NO idea what it should go for, even by looking at comps. I feel like the houses on the Hill have so many different variables that there's a lot of subjectivity: do you value fancy renovations, original details, outdoor space, parking, zoned school, under 15 min walk to metro, really close to bars/restaurants, proximity to parks, walkable to Hill offices, renovated basement, extra bedroom ... depending on how you value any set of those things, the prices could be very different.

The lowest price came from a Redfin agent. We thought they were just unfamiliar with the neighborhood and local comps.

The next lowest price came from an agent who hated the original features in our home. They wanted us to rip out the original heart of pine flooring and install engineered hardwood. They wanted us to take out the original mantel and install a modern gas fireplace. Just a total lack of appreciation for historic charm. They thought the house needed a total gut, when it was recently renovated and move in ready.

The highest price came from experienced Hill agents. It ended up being the closest to our sales price, but they wouldn't take a cut on their commission. We were also concerned they were over shooting, though that turned out not to be the case.

Our home was especially hard to price because it was a very large 2 bed / 2.5 bath, with two large master bedrooms, making it an oddball. All of the comps with 2 beds were much smaller. All other comps with our square footage had three bedrooms. We ultimately sold above the price of many 3 bedrooms, likely because of the good reno, historic features, and very well proportioned rooms.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Not to derail this thread, but, do any of you who are generally open to buying in the "broader H St" corridor have 2 children ages 5 to 9?

I notice that many PPs are very knowledgeable about the gritty details of real estate in the area. I assume this means you've been looking yourself or you in/live near there.

Do any of you also have a couple of kids who are currently in, say, 1st and 4th grade?

I have an 8 yr old. I would buy zoned for LT or JOW and SH.

This decision entirely depends on your comfort with your middle school options for your kid.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:So for those of you who say 1.3 mi is the highest cap for H Street... is this to say that this house below won’t sell above 1.3 mi? https://www.redfin.com/DC/Washington/1335-Maryland-Ave-NE-20002/home/52546029?utm_source=ios_share&utm_medium=share&utm_campaign=text&utm_nooverride=1&utm_content=link

110% disagree with the hate H Street is receiving in this thread. That’s said, I don’t consider the house you linked H street proper.

So you recommend 8th and H as a desirable place to live compared to any other part of the H Street corridor? And you think comparing a 6br / 3500 sq. ft. house (which is really, really unusual in this part of town) with the typical 3br flip of the area is rational?

Uh no that was my point.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Not to derail this thread, but, do any of you who are generally open to buying in the "broader H St" corridor have 2 children ages 5 to 9?

I notice that many PPs are very knowledgeable about the gritty details of real estate in the area. I assume this means you've been looking yourself or you in/live near there.

Do any of you also have a couple of kids who are currently in, say, 1st and 4th grade?

I have an 8 yr old. I would buy zoned for LT or JOW and SH.

This decision entirely depends on your comfort with your middle school options for your kid.

right, and I’m fine with Stuart Hobson.

[Anonymous]

Anonymous wrote:Not to derail this thread, but, do any of you who are generally open to buying in the "broader H St" corridor have 2 children ages 5 to 9?

I notice that many PPs are very knowledgeable about the gritty details of real estate in the area. I assume this means you've been looking yourself or you in/live near there.

Do any of you also have a couple of kids who are currently in, say, 1st and 4th grade?

No, I don’t (trying in 2021) but purchased in the area because of the upward trajectory of LT and potentially SH. My future child will attend private high school so high school wasn’t a concern.

[Anonymous]

In response to the accusation of "H street haters", I'm one of the PP who thinks this house is way overpriced both for what it is and for the location, a couple points.

I have lived in the neighborhood for 12 years. I lived within a block of H Street for five years and then bought a small row house three blocks off of H, just a few blocks from this place. I love H Street, and I think it's a great place to live. Our kids will go to J.O. Wilson and we toured it last year and really like it. I've heard great things about Ludlow Taylor as well. The neighborhood is a terrific mix of lots to do, access to public transit, lots of parks/outdoor space, proximity to other parts of the city, and family-friendly features. I would recommend to anyone who enjoys city living but wants something more affordable and less gentrified than other parts of the city to try H Street. Especially families with young kids. We love being here with a 3 year old and an infant.

This listing sucks. This block is a pain. So much bus traffic, plus delivery trucks and construction vehicles. It's gotten a little better since they finished the huge development between 8th and 10th on H, but it's only a matter of time before another big development gets going within the vicinity. The stuff on the corners of 8th and H doesn't help at all. You've got two banks in these weird stand alone building with almost no windows -- they look like mausoleums. Then you have a 7-11 which has been there forever with no improvements (you can see why I expect more construction soon -- I'm guessing developers are eyeing all three of those properties for something taller and mixed use.

The fourth corner is that big development I mentioned, but I JUST heard that instead of a cafe or restaurant or friendly retail going in there, it's going to be an Amazon Go. Greeeeaaaaat.

Also, the alley behind this house is a nightmare. We know people who live around the corner and not only is it really hard to navigate but car theft and vandalism are constant. I think most people mitigate with cameras and heavy duty doors, but that doesn't solve the fact that getting your car in and out is a hassle every time.

Anyway, we're actually hoping to upgrade to something a little bigger in the next few years, but I wouldn't buy this house even if they brought the price down to just over $1m. They should have chopped into two 2-bedroom condos, sold one for 650k and the other for 850k, and called it a day.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:So for those of you who say 1.3 mi is the highest cap for H Street... is this to say that this house below won’t sell above 1.3 mi? https://www.redfin.com/DC/Washington/1335-Maryland-Ave-NE-20002/home/52546029?utm_source=ios_share&utm_medium=share&utm_campaign=text&utm_nooverride=1&utm_content=link

110% disagree with the hate H Street is receiving in this thread. That’s said, I don’t consider the house you linked H street proper.

So you recommend 8th and H as a desirable place to live compared to any other part of the H Street corridor? And you think comparing a 6br / 3500 sq. ft. house (which is really, really unusual in this part of town) with the typical 3br flip of the area is rational?

Uh no that was my point.

Having lived one block from 8th and H for 6 years, I dont think there is any difference between living one block away and 4-5 blocks from that intersection. The trouble at that intersection really doesnt extend into the neighborhoods in either direction. We would sometimes walk around the intersection, by walking down G or I St and joining H at 7th or 9th, though you do mostly get used to it. It really is a very localized loitering issue. And, given the choice, I'd much rather live on 8th than Maryland, which is a semi highway at rush hour with crazy MD drivers.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:So for those of you who say 1.3 mi is the highest cap for H Street... is this to say that this house below won’t sell above 1.3 mi? https://www.redfin.com/DC/Washington/1335-Maryland-Ave-NE-20002/home/52546029?utm_source=ios_share&utm_medium=share&utm_campaign=text&utm_nooverride=1&utm_content=link

110% disagree with the hate H Street is receiving in this thread. That’s said, I don’t consider the house you linked H street proper.

So you recommend 8th and H as a desirable place to live compared to any other part of the H Street corridor? And you think comparing a 6br / 3500 sq. ft. house (which is really, really unusual in this part of town) with the typical 3br flip of the area is rational?

Uh no that was my point.

Having lived one block from 8th and H for 6 years, I dont think there is any difference between living one block away and 4-5 blocks from that intersection. The trouble at that intersection really doesnt extend into the neighborhoods in either direction. We would sometimes walk around the intersection, by walking down G or I St and joining H at 7th or 9th, though you do mostly get used to it. It really is a very localized loitering issue. And, given the choice, I'd much rather live on 8th than Maryland, which is a semi highway at rush hour with crazy MD drivers.

It's true. This problem is really localized to this specific block of 8th between H and I. I don't even think you would have a problem on the south side of H street because the houses just feel a little more removed from H street. Same with the block north of I Street, or I street in either direction. It's just this block.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:So for those of you who say 1.3 mi is the highest cap for H Street... is this to say that this house below won’t sell above 1.3 mi? https://www.redfin.com/DC/Washington/1335-Maryland-Ave-NE-20002/home/52546029?utm_source=ios_share&utm_medium=share&utm_campaign=text&utm_nooverride=1&utm_content=link

110% disagree with the hate H Street is receiving in this thread. That’s said, I don’t consider the house you linked H street proper.

So you recommend 8th and H as a desirable place to live compared to any other part of the H Street corridor? And you think comparing a 6br / 3500 sq. ft. house (which is really, really unusual in this part of town) with the typical 3br flip of the area is rational?

Uh no that was my point.

Having lived one block from 8th and H for 6 years, I dont think there is any difference between living one block away and 4-5 blocks from that intersection. The trouble at that intersection really doesnt extend into the neighborhoods in either direction. We would sometimes walk around the intersection, by walking down G or I St and joining H at 7th or 9th, though you do mostly get used to it. It really is a very localized loitering issue. And, given the choice, I'd much rather live on 8th than Maryland, which is a semi highway at rush hour with crazy MD drivers.

It's true. This problem is really localized to this specific block of 8th between H and I. I don't even think you would have a problem on the south side of H street because the houses just feel a little more removed from H street. Same with the block north of I Street, or I street in either direction. It's just this block.

I live right in the immediate neighborhood (kids go to LT). That corner is a huge problem. I would never want to live there. There are truly drunk/high people loitering all day and fighting. I have twice seen guns pulled on that corner, but that was a couple of years ago and I think it's calmed down a bit. It's also currently directly across the street from massive construction. A block away? No issue at all. I have heard rumors that 7-11 might be on its way out; that would fix *a lot* even though the bus and trolley stops will stay. That 7-11 is both a source of some of the problems and a notoriously terrible neighbor.

To the recent poster, for kids that are already 5 & 9 I put my kids into L-T without hesitation. I would not put my 9 year old into JOW. 4 years from now? Maybe. SH I'm not quite sure about yet. Fingers crossed.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Not to derail this thread, but, do any of you who are generally open to buying in the "broader H St" corridor have 2 children ages 5 to 9?

I notice that many PPs are very knowledgeable about the gritty details of real estate in the area. I assume this means you've been looking yourself or you in/live near there.

Do any of you also have a couple of kids who are currently in, say, 1st and 4th grade?

I also have this question.

My kids are a little older. I'm btwn H and the Capitol and love it.

[Anonymous]

I'll echo all the PPs. As soon as I saw the address, I knew exactly the issue. That corner.

And yes, you can do way better at that price on the hill or H St.

[Anonymous]

For example, here's a house near Lincoln Park that's listed at $1.275 million:

https://www.redfin.com/DC/Washington/1325-Massachusetts-Ave-SE-20003/home/9914529

I'd take that one in a heartbeat over the one on 8th near H.

[Anonymous]

Anonymous wrote:For example, here's a house near Lincoln Park that's listed at $1.275 million:

https://www.redfin.com/DC/Washington/1325-Massachusetts-Ave-SE-20003/home/9914529

I'd take that one in a heartbeat over the one on 8th near H.

I love my Capitol Hill home, but you just gave me some real house envy. I bet that goes for way more than asking.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:So for those of you who say 1.3 mi is the highest cap for H Street... is this to say that this house below won’t sell above 1.3 mi? https://www.redfin.com/DC/Washington/1335-Maryland-Ave-NE-20002/home/52546029?utm_source=ios_share&utm_medium=share&utm_campaign=text&utm_nooverride=1&utm_content=link

110% disagree with the hate H Street is receiving in this thread. That’s said, I don’t consider the house you linked H street proper.

So you recommend 8th and H as a desirable place to live compared to any other part of the H Street corridor? And you think comparing a 6br / 3500 sq. ft. house (which is really, really unusual in this part of town) with the typical 3br flip of the area is rational?

Uh no that was my point.

Having lived one block from 8th and H for 6 years, I dont think there is any difference between living one block away and 4-5 blocks from that intersection. The trouble at that intersection really doesnt extend into the neighborhoods in either direction. We would sometimes walk around the intersection, by walking down G or I St and joining H at 7th or 9th, though you do mostly get used to it. It really is a very localized loitering issue. And, given the choice, I'd much rather live on 8th than Maryland, which is a semi highway at rush hour with crazy MD drivers.

It's true. This problem is really localized to this specific block of 8th between H and I. I don't even think you would have a problem on the south side of H street because the houses just feel a little more removed from H street. Same with the block north of I Street, or I street in either direction. It's just this block.

I live right in the immediate neighborhood (kids go to LT). That corner is a huge problem. I would never want to live there. There are truly drunk/high people loitering all day and fighting. I have twice seen guns pulled on that corner, but that was a couple of years ago and I think it's calmed down a bit. It's also currently directly across the street from massive construction. A block away? No issue at all. I have heard rumors that 7-11 might be on its way out; that would fix *a lot* even though the bus and trolley stops will stay. That 7-11 is both a source of some of the problems and a notoriously terrible neighbor.

To the recent poster, for kids that are already 5 & 9 I put my kids into L-T without hesitation. I would not put my 9 year old into JOW. 4 years from now? Maybe. SH I'm not quite sure about yet. Fingers crossed.

Please let this be true! As much as my family loves slurpees we don’t go anywhere near that 7-11

And I’ll also answer the kids poster - we live on the north side of H and my DC are early elementary and middle school. My oldest lotteried into another elementary school so they never attended the local school, but I’d have considered it for my younger child. Stuart Hobson was/is also on the table as a middle school option.

[Anonymous]

Anonymous wrote:

Anonymous wrote:For example, here's a house near Lincoln Park that's listed at $1.275 million:

https://www.redfin.com/DC/Washington/1325-Massachusetts-Ave-SE-20003/home/9914529

I'd take that one in a heartbeat over the one on 8th near H.

I love my Capitol Hill home, but you just gave me some real house envy. I bet that goes for way more than asking.

Heck, I'd take just the entry foyer (swoon at the tiling), the unpainted wood trim (real dinosaurs in renovations), and the built-ins if I can't have the whole house.