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

[Anonymous]

Anonymous wrote:

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

Sold already ... how do I find out how much it sold for?

Short of knowing someone who can get inside information, the only way I know to find out a sale price is to wait for public records or MLS to be updated after closing.

What's kind of weird about this one is that it doesn't say it's pending or contingent—just that it's off the market. I assume that means it sold, but it's kind of ambiguous. It also means there's no closing date listed in MLS.

[Anonymous]

Anonymous wrote:How about 1.3 million in Trinidad ??? https://www.redfin.com/DC/Washington/1612-Levis-St-NE-20002/home/10097703

This looks like the definition of over-improved for the area. Heated floors, Miele refrigerator, etc. etc.—all quite nice, I'm sure, but it's still in Trinidad near Bladensburg road at least a mile from anything you'd want to walk to. A PP mentioned that this might be okay for someone who didn't mind driving everywhere, but $1.3 will buy a whole lot of houses (and a whole lot of house) in places you'd need a car to get around in. I know Trinidad is supposed to be better than it used to be, but it would not be my first choice at this price point. IMO, the developers of this one are anticipating gentrification a bit too aggressively.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

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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.

look if you want a perfectly proportioned kitchen, you need the suburbs. No Hill kitchen in a victorian rowhouse is going to be spacious unless maybe the whole first floor has been gutted to be open. Even then, it’s gonna be narrow. I can’t tell exactly how this kitchen works, but personally I would accept a little awkwardness to gain counter and storage space with the island.

That is the worst designed kitchen I've seen a long while. I have a rowhouse kitchen in a u-shape and it's perfectly fine? I don't need an island. I have plenty of counterspace, but more importantly, everything is in a place that makes things convenient. Can you imagine making Thanksgiving dinner in a kitchen like that? I'd go insane.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

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

Sold already ... how do I find out how much it sold for?

Short of knowing someone who can get inside information, the only way I know to find out a sale price is to wait for public records or MLS to be updated after closing.

What's kind of weird about this one is that it doesn't say it's pending or contingent—just that it's off the market. I assume that means it sold, but it's kind of ambiguous. It also means there's no closing date listed in MLS.

The Redfin "Sold" with "Source: Owner" is dubious. OTR as no record of it having been sold, which means it hasn't yet been recorded. So unless there's a serious delay in recordation (which I have not seen even in pandemic world because these recordations are electronic). Long story short: I call BS.

[Anonymous]

Anonymous wrote:

Anonymous wrote:How about 1.3 million in Trinidad ??? https://www.redfin.com/DC/Washington/1612-Levis-St-NE-20002/home/10097703?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

Pricing in Trinidad is really interesting right now. Surprising number of places asking for close to $1m, and this place is in line with those prices because if it’s size. But you can also find 2 bedroom condos in the less desirable parts of the neighborhood (further from H, more crime, close to Bladensberg or Mt Oliver), for less than 400k. Kind of fascinating.

I don’t think they’ll get 1.3, but I think they will eventually get 1.1. I’ve also got my eye on a developer flip down on Morse with some interesting features that I expect to list for a similar amount because of what they’re doing. Very curious to see how that goes, as multiple million dollar homes in the neighborhood is very new territory.

"Trinidad" is a useless nomenclature for purposes of real estate. A house on Bladensburg Road has zero geographical similarity to one just north of Florida Avenue off of 8th Street. That house is in no man's land.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

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

Sold already ... how do I find out how much it sold for?

Short of knowing someone who can get inside information, the only way I know to find out a sale price is to wait for public records or MLS to be updated after closing.

What's kind of weird about this one is that it doesn't say it's pending or contingent—just that it's off the market. I assume that means it sold, but it's kind of ambiguous. It also means there's no closing date listed in MLS.

The Redfin "Sold" with "Source: Owner" is dubious. OTR as no record of it having been sold, which means it hasn't yet been recorded. So unless there's a serious delay in recordation (which I have not seen even in pandemic world because these recordations are electronic). Long story short: I call BS.

Redfin doesn't seem to pay much mind to that owner-supplied status, though. It still shows the house as "off market" in the little badge over the photo, and it hasn't added any information to the pricing timeline. MLS shows the status as "temporary off market." The house listed on Nov. 20 and the listing was removed on Nov. 27, so it's a little early yet to expect a post-closing sales record on OTR.

I'm guessing they accepted an offer, the homeowner considers that "sold," and for whatever reason the agent changed the status to "off market" instead of contingent or pending.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:How about 1.3 million in Trinidad ??? https://www.redfin.com/DC/Washington/1612-Levis-St-NE-20002/home/10097703?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

Pricing in Trinidad is really interesting right now. Surprising number of places asking for close to $1m, and this place is in line with those prices because if it’s size. But you can also find 2 bedroom condos in the less desirable parts of the neighborhood (further from H, more crime, close to Bladensberg or Mt Oliver), for less than 400k. Kind of fascinating.

I don’t think they’ll get 1.3, but I think they will eventually get 1.1. I’ve also got my eye on a developer flip down on Morse with some interesting features that I expect to list for a similar amount because of what they’re doing. Very curious to see how that goes, as multiple million dollar homes in the neighborhood is very new territory.

"Trinidad" is a useless nomenclature for purposes of real estate. A house on Bladensburg Road has zero geographical similarity to one just north of Florida Avenue off of 8th Street. That house is in no man's land.

I don't understand your point. That place literally is within the accepted boundaries of Trinidad (it's slightly west of Bladensburg, not on it, and south of Mount Olivet). If it were on the other side of Bladensburg, then no, it's not Trinidad.

If your point is about some sort of divide between where this house is and the portions of Trinidad closer to H Street, then sure, I guess it's a little removed.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:How about 1.3 million in Trinidad ??? https://www.redfin.com/DC/Washington/1612-Levis-St-NE-20002/home/10097703?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

Pricing in Trinidad is really interesting right now. Surprising number of places asking for close to $1m, and this place is in line with those prices because if it’s size. But you can also find 2 bedroom condos in the less desirable parts of the neighborhood (further from H, more crime, close to Bladensberg or Mt Oliver), for less than 400k. Kind of fascinating.

I don’t think they’ll get 1.3, but I think they will eventually get 1.1. I’ve also got my eye on a developer flip down on Morse with some interesting features that I expect to list for a similar amount because of what they’re doing. Very curious to see how that goes, as multiple million dollar homes in the neighborhood is very new territory.

"Trinidad" is a useless nomenclature for purposes of real estate. A house on Bladensburg Road has zero geographical similarity to one just north of Florida Avenue off of 8th Street. That house is in no man's land.

I don't understand your point. That place literally is within the accepted boundaries of Trinidad (it's slightly west of Bladensburg, not on it, and south of Mount Olivet). If it were on the other side of Bladensburg, then no, it's not Trinidad.

If your point is about some sort of divide between where this house is and the portions of Trinidad closer to H Street, then sure, I guess it's a little removed.

Yeah, Trinidad is the rare DC neighborhood with extremely defined borders (North if Florida, West of Bladensberg, South of Mt. Olivet, East of W. Virginia). I do agree there is quite a bit of variety in it. The first couple streets after Florida (Morse and Neal) are indistinguishable from streets south of Florida in the same area. The closer you get to Mt. Olivet, the dicier it is (and less expensive). Proximity to W. Virginia and Bladensberg is also less ideal due to noise/traffic/crime.

But the comment above especially makes no sense because there is no 8th north of Florida. That’s just Gallaudet, a private campus. Not Trinidad.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:How about 1.3 million in Trinidad ??? https://www.redfin.com/DC/Washington/1612-Levis-St-NE-20002/home/10097703?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

Pricing in Trinidad is really interesting right now. Surprising number of places asking for close to $1m, and this place is in line with those prices because if it’s size. But you can also find 2 bedroom condos in the less desirable parts of the neighborhood (further from H, more crime, close to Bladensberg or Mt Oliver), for less than 400k. Kind of fascinating.

I don’t think they’ll get 1.3, but I think they will eventually get 1.1. I’ve also got my eye on a developer flip down on Morse with some interesting features that I expect to list for a similar amount because of what they’re doing. Very curious to see how that goes, as multiple million dollar homes in the neighborhood is very new territory.

"Trinidad" is a useless nomenclature for purposes of real estate. A house on Bladensburg Road has zero geographical similarity to one just north of Florida Avenue off of 8th Street. That house is in no man's land.

I don't understand your point. That place literally is within the accepted boundaries of Trinidad (it's slightly west of Bladensburg, not on it, and south of Mount Olivet). If it were on the other side of Bladensburg, then no, it's not Trinidad.

If your point is about some sort of divide between where this house is and the portions of Trinidad closer to H Street, then sure, I guess it's a little removed.

I'm not sure how much clearer I can be. As I said, that is a useless nomenclature "for purposes of real estate". So yeah, my point was precisely about how where the house is within Trinidad is way more important than "Trinidad". I'm guessing you don't actually live near here (or you live near that house and this is personal to you) because if you did you'd know that closer to H street in Trinidad puts you near Starburst; not a desirable area. The highest prices in that region ere actually in the south west, walkable to Union Market, the NoMa Metro, WF, TJ's, etc.

[Anonymous]

PP, you can be close to H Street in Trinidad AND in the southwest. I think you mean you want to be in the lower-numbered streets rather than 13th or 14th.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:How about 1.3 million in Trinidad ??? https://www.redfin.com/DC/Washington/1612-Levis-St-NE-20002/home/10097703?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

Pricing in Trinidad is really interesting right now. Surprising number of places asking for close to $1m, and this place is in line with those prices because if it’s size. But you can also find 2 bedroom condos in the less desirable parts of the neighborhood (further from H, more crime, close to Bladensberg or Mt Oliver), for less than 400k. Kind of fascinating.

I don’t think they’ll get 1.3, but I think they will eventually get 1.1. I’ve also got my eye on a developer flip down on Morse with some interesting features that I expect to list for a similar amount because of what they’re doing. Very curious to see how that goes, as multiple million dollar homes in the neighborhood is very new territory.

"Trinidad" is a useless nomenclature for purposes of real estate. A house on Bladensburg Road has zero geographical similarity to one just north of Florida Avenue off of 8th Street. That house is in no man's land.

I don't understand your point. That place literally is within the accepted boundaries of Trinidad (it's slightly west of Bladensburg, not on it, and south of Mount Olivet). If it were on the other side of Bladensburg, then no, it's not Trinidad.

If your point is about some sort of divide between where this house is and the portions of Trinidad closer to H Street, then sure, I guess it's a little removed.

Yeah, Trinidad is the rare DC neighborhood with extremely defined borders (North if Florida, West of Bladensberg, South of Mt. Olivet, East of W. Virginia). I do agree there is quite a bit of variety in it. The first couple streets after Florida (Morse and Neal) are indistinguishable from streets south of Florida in the same area. The closer you get to Mt. Olivet, the dicier it is (and less expensive). Proximity to W. Virginia and Bladensberg is also less ideal due to noise/traffic/crime.

But the comment above especially makes no sense because there is no 8th north of Florida. That’s just Gallaudet, a private campus. Not Trinidad.

So...you took the time to post that you agree that where you are in Trinidad is much more instructive for purposes of Real Estate than whether you are in "Trinidad"? But you disagree with the fact that where you are in Trinidad is important for purposes of Real Estate and comps? Well played!

[Anonymous]

Anonymous wrote:PP, you can be close to H Street in Trinidad AND in the southwest. I think you mean you want to be in the lower-numbered streets rather than 13th or 14th.

No, I didn't. Because the Trinidad border runs basically E/W diagonally to the south as you go East. So the closest part of Trinidad to H street is the Eastern border. By definition the western edge is farther from H Street than the Eastern edge.

So...you took the time to post that the south western part of Trinidad is nicer and more expensive. And did so taking issue with the fact that I said the south western parts are nicer and more expensive. Well played!

[Anonymous]

Anonymous wrote:

Anonymous wrote:PP, you can be close to H Street in Trinidad AND in the southwest. I think you mean you want to be in the lower-numbered streets rather than 13th or 14th.

No, I didn't. Because the Trinidad border runs basically E/W diagonally to the south as you go East. So the closest part of Trinidad to H street is the Eastern border. By definition the western edge is farther from H Street than the Eastern edge.

So...you took the time to post that the south western part of Trinidad is nicer and more expensive. And did so taking issue with the fact that I said the south western parts are nicer and more expensive. Well played!

Instead of your word-salad semantics, you could just say you think this part of Trinidad is crappy and move on.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:PP, you can be close to H Street in Trinidad AND in the southwest. I think you mean you want to be in the lower-numbered streets rather than 13th or 14th.

No, I didn't. Because the Trinidad border runs basically E/W diagonally to the south as you go East. So the closest part of Trinidad to H street is the Eastern border. By definition the western edge is farther from H Street than the Eastern edge.

So...you took the time to post that the south western part of Trinidad is nicer and more expensive. And did so taking issue with the fact that I said the south western parts are nicer and more expensive. Well played!

Instead of your word-salad semantics, you could just say you think this part of Trinidad is crappy and move on.

"Word salad" is a term commonly used on DCUM for posts that aren't actually in English. Don't confuse that term with your "words are hard" approach to reading comprehension.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:PP, you can be close to H Street in Trinidad AND in the southwest. I think you mean you want to be in the lower-numbered streets rather than 13th or 14th.

No, I didn't. Because the Trinidad border runs basically E/W diagonally to the south as you go East. So the closest part of Trinidad to H street is the Eastern border. By definition the western edge is farther from H Street than the Eastern edge.

So...you took the time to post that the south western part of Trinidad is nicer and more expensive. And did so taking issue with the fact that I said the south western parts are nicer and more expensive. Well played!

Instead of your word-salad semantics, you could just say you think this part of Trinidad is crappy and move on.

"Word salad" is a term commonly used on DCUM for posts that aren't actually in English. Don't confuse that term with your "words are hard" approach to reading comprehension.

P.S. I do think the eastern edge of Trinidad is pretty dicey, that there are few amenities over there, and that housing prices increasing in the south western part of Trinidad will not transfer over to or translate into higher prices on the eastern edge. And I would think this is supported by real estate comps and common sense. That's not a personal attack on you and your house.