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

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:That house on the dreaded H and 8th block finally sold - https://www.redfin.com/DC/Washington/825-8th-St-NE-20002/home/9902379?utm_source=myredfin&utm_medium=email&utm_campaign=listings_update&riftinfo=ZXY9ZW1haWwmbD0yNTgxMzk4JnA9bGlzdGluZ191cGRhdGVzX2RhaWx5XzI0JmE9Y2xpY2smcz1mYXZvcml0ZXMmdD1hZGRyZXNzJmVtYWlsX2lkPTI1ODEzOThfMTYwNTk1MzUwNV8xNCZ1cGRhdGVfdHlwZT03Jmxpc3RpbmdfaWQ9MTIxNjgxOTA0JnByb3BlcnR5X2lkPTk5MDIzNzkmcG9zaXRpb25fbnVtYmVyPTE0

Listed, price change, pending/contingent, then pending/contingent again, then sold for $75k under asking (and $100k under original list). Though it only took 4 months, which is better than other listings on that strip have done. Seller must have been very motivated.

I am extremely glad I don't own a place on that block.

There's a mean girls tendency on this thread to somehow equate a house that went contingent and back on market with spoiled goods. There are lots of reasons a contract would kick out, and many of them don't mean what the mean girls think it means. There's also a pervasive thread on this thread where people view a house that sells for less than list as a failure. Particularly with regard to houses for which there aren't great comps in the immediate area, the seller is playing a guessing game. In the grand scheme of a house at 1.1-1.3, $25k is very little.

Posts like this seem like little more than confirmation bias personified.

Mean girl? We're talking about real estate. Unless this is literally your house, I'm not sure why anyone would take these comments personally.

It sold for 100k under original list. That's quite a difference. And while a sale falling through is not always a red flag, it can be when part of a pattern. So it's worth noting when people are wondering why a house is sitting on the market for a while, which this one did. That's unusual in this neighborhood, and the reason why we often speculate as to why on this thread. People are trying to get a sense of the market and it's useful to investigate why some houses sell quickly and others don't.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Seems priced to go quickly at $975 for a 3br/2.5 bath in that location... Thoughts?

https://www.redfin.com/DC/Washington/128-10th-St-NE-20002/home/9904574

I hope that's right because we have exactly the same house a block away! (Minus the brand new kitchen.)

What do we think about the old floors? We have the same ones, and I hate them with a passion. But I hear they sell.

Love the house, the floors, and the location. And frankly don’t like what they did in the kitchen and would prefer I renovated. PP, you guys selling a time soon

We went to the open house for this one today. The floors are in worse condition than they look in the pictures, but probably not so bad as to be a deal-killer on their own. The fridge and stove are seriously huge—way too big for a kitchen that small, IMO. And the basement ceiling is only 6', so tall buyers need not apply. I still think it's going to go quickly for more than asking price, though.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Seems priced to go quickly at $975 for a 3br/2.5 bath in that location... Thoughts?

https://www.redfin.com/DC/Washington/128-10th-St-NE-20002/home/9904574

I hope that's right because we have exactly the same house a block away! (Minus the brand new kitchen.)

What do we think about the old floors? We have the same ones, and I hate them with a passion. But I hear they sell.

Love the house, the floors, and the location. And frankly don’t like what they did in the kitchen and would prefer I renovated. PP, you guys selling a time soon

We went to the open house for this one today. The floors are in worse condition than they look in the pictures, but probably not so bad as to be a deal-killer on their own. The fridge and stove are seriously huge—way too big for a kitchen that small, IMO. And the basement ceiling is only 6', so tall buyers need not apply. I still think it's going to go quickly for more than asking price, though.

A shame about the kitchen. You can tell from the photos that it's not a great reno, but it's particularly unfortunate that they didn't at least scale it the house.

The basement is a bummer too, though more understandable. Digging out a basement for the extra ceiling height is a really annoying project for what is basically bonus space. A bad kitchen reno is weird to me because it's not that hard to do a tasteful one on a budget. If you are going to do it, might as well do it right.

[Anonymous]

Anonymous wrote:A shame about the kitchen. You can tell from the photos that it's not a great reno, but it's particularly unfortunate that they didn't at least scale it the house.

The basement is a bummer too, though more understandable. Digging out a basement for the extra ceiling height is a really annoying project for what is basically bonus space. A bad kitchen reno is weird to me because it's not that hard to do a tasteful one on a budget. If you are going to do it, might as well do it right.

Something else that's had to tell from the photos (although you can sort of see it in pictures 18 and 21 of the listing): there's a pantry right behind the kitchen stools, with maybe two feet of clearance. I'm not sure a person could get into that pantry without moving the chairs.

It's a shame. Someone spent a ton of money on that Viking stove, and now it's more of a negative than a positive IMO.

[Anonymous]

Anonymous wrote:

Anonymous wrote:A shame about the kitchen. You can tell from the photos that it's not a great reno, but it's particularly unfortunate that they didn't at least scale it the house.

The basement is a bummer too, though more understandable. Digging out a basement for the extra ceiling height is a really annoying project for what is basically bonus space. A bad kitchen reno is weird to me because it's not that hard to do a tasteful one on a budget. If you are going to do it, might as well do it right.

Something else that's had to tell from the photos (although you can sort of see it in pictures 18 and 21 of the listing): there's a pantry right behind the kitchen stools, with maybe two feet of clearance. I'm not sure a person could get into that pantry without moving the chairs.

It's a shame. Someone spent a ton of money on that Viking stove, and now it's more of a negative than a positive IMO.

I don't know. For a lot of people the high-end appliances might make up for the lack of space. The eat-in feature is nice and not always doable in an old row home.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:A shame about the kitchen. You can tell from the photos that it's not a great reno, but it's particularly unfortunate that they didn't at least scale it the house.

The basement is a bummer too, though more understandable. Digging out a basement for the extra ceiling height is a really annoying project for what is basically bonus space. A bad kitchen reno is weird to me because it's not that hard to do a tasteful one on a budget. If you are going to do it, might as well do it right.

Something else that's had to tell from the photos (although you can sort of see it in pictures 18 and 21 of the listing): there's a pantry right behind the kitchen stools, with maybe two feet of clearance. I'm not sure a person could get into that pantry without moving the chairs.

It's a shame. Someone spent a ton of money on that Viking stove, and now it's more of a negative than a positive IMO.

I don't know. For a lot of people the high-end appliances might make up for the lack of space. The eat-in feature is nice and not always doable in an old row home.

Wow - I’m surprised that for that location and space it is under a million...but, yes, that kitchen is horrendous! Did someone say, let’s get cheap cabinets and do the worst possible layout with the most expensive appliances? That’s terrible. We live several blocks away (that is to say also in a row house) and I can think of several better kitchen layouts!!!!! Ugh. I’m like the PP who said I would rather they kept the old kitchen so I could do it myself.

[Anonymous]

To go with some of the other "north of H, south of Florida" offerings we've been discussing, what about this one:

https://www.redfin.com/DC/Washington/719-L-St-NE-20002/home/9900926

It's smaller than some of the others available in the immediate vicinity, but it has more of that "original charm" people seem to like. I am a little wary of that platform deck in the backyard, but otherwise like it. And any rowhome for less than $700k is going to catch my eye. I won't be surprised if this is under contract within the next few days.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Seems priced to go quickly at $975 for a 3br/2.5 bath in that location... Thoughts?

https://www.redfin.com/DC/Washington/128-10th-St-NE-20002/home/9904574

I hope that's right because we have exactly the same house a block away! (Minus the brand new kitchen.)

What do we think about the old floors? We have the same ones, and I hate them with a passion. But I hear they sell.

Love the house, the floors, and the location. And frankly don’t like what they did in the kitchen and would prefer I renovated. PP, you guys selling a time soon

We went to the open house for this one today. The floors are in worse condition than they look in the pictures, but probably not so bad as to be a deal-killer on their own. The fridge and stove are seriously huge—way too big for a kitchen that small, IMO. And the basement ceiling is only 6', so tall buyers need not apply. I still think it's going to go quickly for more than asking price, though.

Those floors will never look nice after 100+ years! They are subfloors, never intended to be exposed. But people like them, so ....

[Anonymous]

Anonymous wrote:

Anonymous wrote:A shame about the kitchen. You can tell from the photos that it's not a great reno, but it's particularly unfortunate that they didn't at least scale it the house.

The basement is a bummer too, though more understandable. Digging out a basement for the extra ceiling height is a really annoying project for what is basically bonus space. A bad kitchen reno is weird to me because it's not that hard to do a tasteful one on a budget. If you are going to do it, might as well do it right.

Something else that's had to tell from the photos (although you can sort of see it in pictures 18 and 21 of the listing): there's a pantry right behind the kitchen stools, with maybe two feet of clearance. I'm not sure a person could get into that pantry without moving the chairs.

It's a shame. Someone spent a ton of money on that Viking stove, and now it's more of a negative than a positive IMO.

Ok, as the poster with the similar house, I’m going to have to intervene! These houses are so narrow - barring a crazy pop-back or a complete gut job for an open kitchen, there are always going to be cramped spaces. It’s just the way these houses are. The kitchen is probably 10-12 feet wide!

Still, I love my house and block!

[Anonymous]

Anonymous wrote:I know this is a little too expensive for this thread, but what do people think about the pricing on this one?

$1,150,000, 4BR/4BA, 2,975 sqft:
https://www.redfin.com/DC/Washington/503-Constitution-Ave-NE-20002/home/9897129

The location is great, but it’s configured as four units that are deeply in need of updating. Is $1.15 million actually the going rate for an investment property or flip target, even in that location?

sold after 4 days.. said it was priced to move

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Seems priced to go quickly at $975 for a 3br/2.5 bath in that location... Thoughts?

https://www.redfin.com/DC/Washington/128-10th-St-NE-20002/home/9904574

I hope that's right because we have exactly the same house a block away! (Minus the brand new kitchen.)

What do we think about the old floors? We have the same ones, and I hate them with a passion. But I hear they sell.

Love the house, the floors, and the location. And frankly don’t like what they did in the kitchen and would prefer I renovated. PP, you guys selling a time soon

We went to the open house for this one today. The floors are in worse condition than they look in the pictures, but probably not so bad as to be a deal-killer on their own. The fridge and stove are seriously huge—way too big for a kitchen that small, IMO. And the basement ceiling is only 6', so tall buyers need not apply. I still think it's going to go quickly for more than asking price, though.

Those floors will never look nice after 100+ years! They are subfloors, never intended to be exposed. But people like them, so ....

Yeah, we live in this area and have the same floors! They look charming in pictures but super banged up (seriously, like 90+ years of wear and tear) in real life. We cover them with rugs, mainly.

[Anonymous]

Anonymous wrote:To go with some of the other "north of H, south of Florida" offerings we've been discussing, what about this one:

https://www.redfin.com/DC/Washington/719-L-St-NE-20002/home/9900926

It's smaller than some of the others available in the immediate vicinity, but it has more of that "original charm" people seem to like. I am a little wary of that platform deck in the backyard, but otherwise like it. And any rowhome for less than $700k is going to catch my eye. I won't be surprised if this is under contract within the next few days.

That house is Tiny (with a capital "T")! I mean like 12 feet wide tiny. It has one bathroom and there is no earthy way to add another given its size. They've also engaged in some fancy photography because the house and yard are dwarfed by a monstrosity on 8th Street that was built several years ago (still no clue how they got it permitted).

[Anonymous]

Anonymous wrote:

Anonymous wrote:To go with some of the other "north of H, south of Florida" offerings we've been discussing, what about this one:

https://www.redfin.com/DC/Washington/719-L-St-NE-20002/home/9900926

It's smaller than some of the others available in the immediate vicinity, but it has more of that "original charm" people seem to like. I am a little wary of that platform deck in the backyard, but otherwise like it. And any rowhome for less than $700k is going to catch my eye. I won't be surprised if this is under contract within the next few days.

That house is Tiny (with a capital "T")! I mean like 12 feet wide tiny. It has one bathroom and there is no earthy way to add another given its size. They've also engaged in some fancy photography because the house and yard are dwarfed by a monstrosity on 8th Street that was built several years ago (still no clue how they got it permitted).

Well I'd have to see inside to get a better sense, but at 1000 square foot I wasn't assuming it was exactly spacious inside. Still seems like a good option for a condo alternative because of the price and all the outdoor space. I also like that it's unrenovated but livable -- that's a nice combo for a single person or couple who wants a project house to work on for a few years.

It's very close to that house at 8th and K that people like but has had multiple price drops and been sitting for a while (now listed at 565k). This one, to refresh memories:

https://www.redfin.com/DC/Washington/933-8th-St-NE-20002/home/9902280

It will be interesting to see what happens to these two given proximity. 933 8th is smaller but updated (though at a very noisy intersection), 719 L is slightly bigger but unrenovated (and on a quieter street, though further from H). But both small houses in the same part of the neighborhood. Right now, more than 100k difference in list price.

[Anonymous]

Anonymous wrote:

Anonymous wrote:To go with some of the other "north of H, south of Florida" offerings we've been discussing, what about this one:

https://www.redfin.com/DC/Washington/719-L-St-NE-20002/home/9900926

It's smaller than some of the others available in the immediate vicinity, but it has more of that "original charm" people seem to like. I am a little wary of that platform deck in the backyard, but otherwise like it. And any rowhome for less than $700k is going to catch my eye. I won't be surprised if this is under contract within the next few days.

That house is Tiny (with a capital "T")! I mean like 12 feet wide tiny. It has one bathroom and there is no earthy way to add another given its size. They've also engaged in some fancy photography because the house and yard are dwarfed by a monstrosity on 8th Street that was built several years ago (still no clue how they got it permitted).

plenty of houses on the hill that's 11-12ft wide.

[Anonymous]

A 3bed/3.5bath on 12th near H for less than a million:

https://www.redfin.com/DC/Washington/706-12th-St-NE-20002/home/9907993

Some really pretty features, including the windows and entryway. The stairs to the lift in the master look insane, but the idea of a lofted office in the main bedroom appeals to me at the moment. Too much carpet— I wonder if the hardwood is still under there and if so, what condition. No parking, but a little back patio.