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

[Anonymous]

Anonymous wrote: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.

I'm not sure what I think of that kitchen. The upper cabinets don't match the lower, and it looks like they put in a small sink for some reason. And I'd prefer a gas stove, but I suppose that's a nitpick.

That bathroom with the jet tub looks kind of out of place in an old house. And yes, too much carpet. It's like someone had a Victorian rowhome but what they really wanted was something from the turn of the next century.

I'd personally rather have the basement as a family room space than a rental. I don't see any stairs to the lower level, so it wouldn't be easy to convert it back.

Oh, and "just steps from H street!" isn't quite the draw the agent seems to think it is. Living walking distance to H street is definitely a plus. Living right next to H street, not so much IMO. Although this one probably isn't so close to H that it's a problem.

The office loft in the BR is clever, though, and there's a lot about this one to like. But there are also more than a few negatives from my perspective. Still, I suspect this will go quickly, though maybe for not much more than asking price.

[Anonymous]

Anonymous wrote:

Anonymous wrote: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.

I'm not sure what I think of that kitchen. The upper cabinets don't match the lower, and it looks like they put in a small sink for some reason. And I'd prefer a gas stove, but I suppose that's a nitpick.

That bathroom with the jet tub looks kind of out of place in an old house. And yes, too much carpet. It's like someone had a Victorian rowhome but what they really wanted was something from the turn of the next century.

I'd personally rather have the basement as a family room space than a rental. I don't see any stairs to the lower level, so it wouldn't be easy to convert it back.

Oh, and "just steps from H street!" isn't quite the draw the agent seems to think it is. Living walking distance to H street is definitely a plus. Living right next to H street, not so much IMO. Although this one probably isn't so close to H that it's a problem.

The office loft in the BR is clever, though, and there's a lot about this one to like. But there are also more than a few negatives from my perspective. Still, I suspect this will go quickly, though maybe for not much more than asking price.

Under a million, but the main house is only 2 br.

[Anonymous]

Anonymous wrote:Under a million, but the main house is only 2 br.

True, but the loft over the bedroom helps. It wouldn't work for a family that actually needs three bedrooms, but it might be fine for people who only need 2 BRs and an office. And if the basement is legal for rental, that could make the net payment for a 2BR+loft almost reasonable.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Under a million, but the main house is only 2 br.

True, but the loft over the bedroom helps. It wouldn't work for a family that actually needs three bedrooms, but it might be fine for people who only need 2 BRs and an office. And if the basement is legal for rental, that could make the net payment for a 2BR+loft almost reasonable.

Yeah, I'm the one who posted this, and while we aren't house hunting, I actually found this set up kind of appealing. We only have one kid, so a two-bedroom works for us, but having bonus areas in the house is really nice, especially for WFH.

If it were me, I'd keep the basement as a separate unit and do it as a short-term rental so that we could also use it for family when they come to visit. The idea of having a separate unit with its own kitchen to house my parents or ILs in sounds heavenly -- they would be super close and not have to spring for a hotel, but there would be a little bit of distance, too. I actually think they would prefer it, too.

I do feel like it needs a lot of work for that price. I'd want to do some cosmetic stuff (including probably getting rid of the carpet) right away, and then redo the whole kitchen, the basement, and the outdoor space over time. That's a lot of costly renovations for something in that price range, and it's not like it's massive either. I personally think anyone who pays over asking has overpaid, unless it's a developer who plans to chop it in two and sell it as condos, in which case it's probably not a bad investment, especially given the location (which likely appeals more to condo dwellers anyway).

[Anonymous]

Anonymous wrote:

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.

Whatever are we to do with that comment? Plenty of people live in tents under the rails too, and are on food stamps. But that's not really relevant. An 11 foot house with a minimum (nonconforming) stair leaves 8 feet of interior space. That is tiny. Could you live in it? Sure. Would you want to at that price? Hell no.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

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.

Whatever are we to do with that comment? Plenty of people live in tents under the rails too, and are on food stamps. But that's not really relevant. An 11 foot house with a minimum (nonconforming) stair leaves 8 feet of interior space. That is tiny. Could you live in it? Sure. Would you want to at that price? Hell no.

You must not live on the Hill. That house looks larger than my 2br/1ba near Eastern Market -- the second bedroom is definitely bigger and the house looks wider. Have lived here comfortably for 18 years .....

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:This one SHOULD FLY OFF THE HANDLE:

https://www.zillow.com/homedetails/402-G-St-NE-Washington-DC-20002/415407_zpid/

This one is still on the market, with an open house set for this weekend. It's only been 9 days, but hot houses were selling by the first weekend not that long ago. Maybe this house isn't as aggressively priced as some think, or maybe the market is cooling down. Or maybe everyone was too busy watching election drama to look at houses last week. I wonder if we'll see a price adjustment if it doesn't get any offers this weekend.

Chuckling at the bolded. If memory serves this is the same house that several DCUM posters talked up (especially in comparison to the one two blocks East that is now under contract). I guess the agent's guerilla marketing campaign wasn't that successful, huh?

Almost two weeks later, it’s still on the market. The sellers seem to be trying a strategy of holding an opening house every weekend instead of dropping the price.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:This one SHOULD FLY OFF THE HANDLE:

https://www.zillow.com/homedetails/402-G-St-NE-Washington-DC-20002/415407_zpid/

This one is still on the market, with an open house set for this weekend. It's only been 9 days, but hot houses were selling by the first weekend not that long ago. Maybe this house isn't as aggressively priced as some think, or maybe the market is cooling down. Or maybe everyone was too busy watching election drama to look at houses last week. I wonder if we'll see a price adjustment if it doesn't get any offers this weekend.

Chuckling at the bolded. If memory serves this is the same house that several DCUM posters talked up (especially in comparison to the one two blocks East that is now under contract). I guess the agent's guerilla marketing campaign wasn't that successful, huh?

Almost two weeks later, it’s still on the market. The sellers seem to be trying a strategy of holding an opening house every weekend instead of dropping the price.

Yup, just poorly priced. Once you are over 850-900, people are going to be underwhelmed by that main floor. It looks tight, the kitchen is updated but not beautiful, the entry is particularly sad... I guarantee that nearly everyone who has walked through that place has muttered "This is going for nearly a million dollars?" to their spouse or realtor.

Absolutely nothing wrong with the house. Just not a 919k house, regardless of location.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:This one SHOULD FLY OFF THE HANDLE:

https://www.zillow.com/homedetails/402-G-St-NE-Washington-DC-20002/415407_zpid/

This one is still on the market, with an open house set for this weekend. It's only been 9 days, but hot houses were selling by the first weekend not that long ago. Maybe this house isn't as aggressively priced as some think, or maybe the market is cooling down. Or maybe everyone was too busy watching election drama to look at houses last week. I wonder if we'll see a price adjustment if it doesn't get any offers this weekend.

Chuckling at the bolded. If memory serves this is the same house that several DCUM posters talked up (especially in comparison to the one two blocks East that is now under contract). I guess the agent's guerilla marketing campaign wasn't that successful, huh?

Almost two weeks later, it’s still on the market. The sellers seem to be trying a strategy of holding an opening house every weekend instead of dropping the price.

Yup, just poorly priced. Once you are over 850-900, people are going to be underwhelmed by that main floor. It looks tight, the kitchen is updated but not beautiful, the entry is particularly sad... I guarantee that nearly everyone who has walked through that place has muttered "This is going for nearly a million dollars?" to their spouse or realtor.

Absolutely nothing wrong with the house. Just not a 919k house, regardless of location.

Huh, I am not totally sure about that. I think that house is a good deal and in line with comps. It’s an amazing location zoned for solid schools. I don’t like the cheap kitchen and bath renos, but I think there are plenty of couples early in the kid phase who will be interested.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:This one SHOULD FLY OFF THE HANDLE:

https://www.zillow.com/homedetails/402-G-St-NE-Washington-DC-20002/415407_zpid/

This one is still on the market, with an open house set for this weekend. It's only been 9 days, but hot houses were selling by the first weekend not that long ago. Maybe this house isn't as aggressively priced as some think, or maybe the market is cooling down. Or maybe everyone was too busy watching election drama to look at houses last week. I wonder if we'll see a price adjustment if it doesn't get any offers this weekend.

Chuckling at the bolded. If memory serves this is the same house that several DCUM posters talked up (especially in comparison to the one two blocks East that is now under contract). I guess the agent's guerilla marketing campaign wasn't that successful, huh?

Almost two weeks later, it’s still on the market. The sellers seem to be trying a strategy of holding an opening house every weekend instead of dropping the price.

Yup, just poorly priced. Once you are over 850-900, people are going to be underwhelmed by that main floor. It looks tight, the kitchen is updated but not beautiful, the entry is particularly sad... I guarantee that nearly everyone who has walked through that place has muttered "This is going for nearly a million dollars?" to their spouse or realtor.

Absolutely nothing wrong with the house. Just not a 919k house, regardless of location.

I would argue the kitchen set up is a major problem. The oven is on the opposite side of the kitchen from the fridge and the sink is awkwardly on the other side of the peninsula. Anyone who cooks would see this layout as a huge negative.

[Anonymous]

Anonymous wrote:I would argue the kitchen set up is a major problem. The oven is on the opposite side of the kitchen from the fridge and the sink is awkwardly on the other side of the peninsula. Anyone who cooks would see this layout as a huge negative.

I hadn't noticed that, but you're right. Having to walk around the island to get to the sink from the stove would get old really fast.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:This one SHOULD FLY OFF THE HANDLE:

https://www.zillow.com/homedetails/402-G-St-NE-Washington-DC-20002/415407_zpid/

This one is still on the market, with an open house set for this weekend. It's only been 9 days, but hot houses were selling by the first weekend not that long ago. Maybe this house isn't as aggressively priced as some think, or maybe the market is cooling down. Or maybe everyone was too busy watching election drama to look at houses last week. I wonder if we'll see a price adjustment if it doesn't get any offers this weekend.

Chuckling at the bolded. If memory serves this is the same house that several DCUM posters talked up (especially in comparison to the one two blocks East that is now under contract). I guess the agent's guerilla marketing campaign wasn't that successful, huh?

Almost two weeks later, it’s still on the market. The sellers seem to be trying a strategy of holding an opening house every weekend instead of dropping the price.

Yup, just poorly priced. Once you are over 850-900, people are going to be underwhelmed by that main floor. It looks tight, the kitchen is updated but not beautiful, the entry is particularly sad... I guarantee that nearly everyone who has walked through that place has muttered "This is going for nearly a million dollars?" to their spouse or realtor.

Absolutely nothing wrong with the house. Just not a 919k house, regardless of location.

I would argue the kitchen set up is a major problem. The oven is on the opposite side of the kitchen from the fridge and the sink is awkwardly on the other side of the peninsula. Anyone who cooks would see this layout as a huge negative.

I don’t think there’s any perfect way to do a rowhouse kitchen.

[Anonymous]

Anonymous wrote:

Anonymous wrote:I would argue the kitchen set up is a major problem. The oven is on the opposite side of the kitchen from the fridge and the sink is awkwardly on the other side of the peninsula. Anyone who cooks would see this layout as a huge negative.

I hadn't noticed that, but you're right. Having to walk around the island to get to the sink from the stove would get old really fast.

uh, you can reach the sink from either side of the island! My issue with an island would be if it makes it too hard to walk around the kitchen if it’s narrow. But hard to tell how wide from that picture.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:This one SHOULD FLY OFF THE HANDLE:

https://www.zillow.com/homedetails/402-G-St-NE-Washington-DC-20002/415407_zpid/

This one is still on the market, with an open house set for this weekend. It's only been 9 days, but hot houses were selling by the first weekend not that long ago. Maybe this house isn't as aggressively priced as some think, or maybe the market is cooling down. Or maybe everyone was too busy watching election drama to look at houses last week. I wonder if we'll see a price adjustment if it doesn't get any offers this weekend.

Chuckling at the bolded. If memory serves this is the same house that several DCUM posters talked up (especially in comparison to the one two blocks East that is now under contract). I guess the agent's guerilla marketing campaign wasn't that successful, huh?

Almost two weeks later, it’s still on the market. The sellers seem to be trying a strategy of holding an opening house every weekend instead of dropping the price.

Yup, just poorly priced. Once you are over 850-900, people are going to be underwhelmed by that main floor. It looks tight, the kitchen is updated but not beautiful, the entry is particularly sad... I guarantee that nearly everyone who has walked through that place has muttered "This is going for nearly a million dollars?" to their spouse or realtor.

Absolutely nothing wrong with the house. Just not a 919k house, regardless of location.

I would argue the kitchen set up is a major problem. The oven is on the opposite side of the kitchen from the fridge and the sink is awkwardly on the other side of the peninsula. Anyone who cooks would see this layout as a huge negative.

I don’t think there’s any perfect way to do a rowhouse kitchen.

Perhaps, but there’s definitely a wrong way. And this is an example of the wrong way. They completely disregarded the work triangle - sink, oven and fridge. Cooking in that kitchen will be a huge pain. Maybe even dangerous if you’re carrying hot pots of liquid to the sink from the oven with kids or pets underfoot.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I would argue the kitchen set up is a major problem. The oven is on the opposite side of the kitchen from the fridge and the sink is awkwardly on the other side of the peninsula. Anyone who cooks would see this layout as a huge negative.

I hadn't noticed that, but you're right. Having to walk around the island to get to the sink from the stove would get old really fast.

uh, you can reach the sink from either side of the island! My issue with an island would be if it makes it too hard to walk around the kitchen if it’s narrow. But hard to tell how wide from that picture.

Except the back of the sink countertop (nearest the oven) is set up as a breakfast bar with stools. There’s also about a foot of countertop between the edge and the sink. Definitely not a multi-directional sink.