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

[Anonymous]

The Trinidad building has been delisted and relisted at least once each since September, for what that's worth.

[Anonymous]

Anonymous wrote:

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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.

This is now active again at the same price, with another open house this weekend. I wonder why they took it off the market for a week.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

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.

This is now active again at the same price, with another open house this weekend. I wonder why they took it off the market for a week.

So not so much with the "Sold" then...

[Anonymous]

Maury is a great school. But it really strikes me as interesting that the potential buyer of a $2.25M home is going to be drawn in further by leading off with the local public elementary school, no matter how good. I mean, why not just point out that on the corner to your left is Stylez at the Hair Faktere and to your right is the Tried Stone Fire Baptized Holiness Church? Both of those are closer than Maury.

But it's a lot of space and nicely done so it'll probably sell for something.

https://www.redfin.com/DC/Washington/320-13th-St-NE-20002/home/9910781

[Anonymous]

2br, 3ba for $788k. I can name that listing agent in five words.
https://www.redfin.com/DC/Washington/713-A-St-NE-20002/home/9901581

4br, 2ba for $890k. Kingman Park Wardman.
https://www.redfin.com/DC/Washington/512-15th-St-NE-20002/home/9916264

3br, 2.5ba for $895. A porch and a bright green door.
https://www.redfin.com/DC/Washington/1416-A-St-NE-20002/home/9916664

And today's condo alternative: 2br/1.5ba for $619k.
https://www.redfin.com/DC/Washington/15-16th-St-NE-20002/home/10177731

[Anonymous]

Anonymous wrote:

Maury is a great school. But it really strikes me as interesting that the potential buyer of a $2.25M home is going to be drawn in further by leading off with the local public elementary school, no matter how good. I mean, why not just point out that on the corner to your left is Stylez at the Hair Faktere and to your right is the Tried Stone Fire Baptized Holiness Church? Both of those are closer than Maury.

But it's a lot of space and nicely done so it'll probably sell for something.

https://www.redfin.com/DC/Washington/320-13th-St-NE-20002/home/9910781

This house has been on the market for months. The price is wildly off for the location, and I say that as a near neighbor!

[Anonymous]

Anonymous wrote:2br, 3ba for $788k. I can name that listing agent in five words.
https://www.redfin.com/DC/Washington/713-A-St-NE-20002/home/9901581

4br, 2ba for $890k. Kingman Park Wardman.
https://www.redfin.com/DC/Washington/512-15th-St-NE-20002/home/9916264

3br, 2.5ba for $895. A porch and a bright green door.
https://www.redfin.com/DC/Washington/1416-A-St-NE-20002/home/9916664

And today's condo alternative: 2br/1.5ba for $619k.
https://www.redfin.com/DC/Washington/15-16th-St-NE-20002/home/10177731

Love the Kingman Park house. I’m a huge fan of that layout with those bonus rooms off the back. But I sure miss when you could get an unrenovated award man like this for 500k (or less!). It’s increasingly hard to find for less than 750. Just tough if you want a family house you can fix up as you go. These aren’t luxury condos or row houses near downtown. But I guess that’s where we’re at with prices in DC.

Subtext: we’re never moving out of our condo, are we?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Maury is a great school. But it really strikes me as interesting that the potential buyer of a $2.25M home is going to be drawn in further by leading off with the local public elementary school, no matter how good. I mean, why not just point out that on the corner to your left is Stylez at the Hair Faktere and to your right is the Tried Stone Fire Baptized Holiness Church? Both of those are closer than Maury.

But it's a lot of space and nicely done so it'll probably sell for something.

https://www.redfin.com/DC/Washington/320-13th-St-NE-20002/home/9910781

This house has been on the market for months. The price is wildly off for the location, and I say that as a near neighbor!

More and more I like renovated properties over "historic" homes. But paying over $2M for a rowhome with windows only in the front and back? Not gonna happen.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Maury is a great school. But it really strikes me as interesting that the potential buyer of a $2.25M home is going to be drawn in further by leading off with the local public elementary school, no matter how good. I mean, why not just point out that on the corner to your left is Stylez at the Hair Faktere and to your right is the Tried Stone Fire Baptized Holiness Church? Both of those are closer than Maury.

But it's a lot of space and nicely done so it'll probably sell for something.

https://www.redfin.com/DC/Washington/320-13th-St-NE-20002/home/9910781

This house has been on the market for months. The price is wildly off for the location, and I say that as a near neighbor!

More and more I like renovated properties over "historic" homes. But paying over $2M for a rowhome with windows only in the front and back? Not gonna happen.

You must be new to DC...

[Anonymous]

Anonymous wrote:

Anonymous wrote:How about this beauty: well priced ? https://www.redfin.com/DC/Washington/814-I-St-NE-20002/home/9902288

Picture 10 is seasonally appropriate.

It could use some staging help, though. Everything looks so busy and cluttered—that TV stand crammed in next to the filled-in fireplace, for example, is too obvious a signal that there's nowhere else for it to go. And it looks like it needs some work, too.

Still, the location isn't bad at all, and that big garage is definitely a feature. I suspect that it will move pretty quickly at that price.

Update: Sold at $847,000

[Anonymous]

Anonymous wrote:

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Anonymous wrote:

Anonymous wrote:Woah, so this 4 bd/3.5 bath house in the heart of the NE Hill (zoned for/right across the street from L-T) has been listed for 2 months and come down 20% (250K): https://www.redfin.com/DC/Washington/649-Morris-Pl-NE-20002/home/9898629. Under $1 million now? I wonder what's wrong with it or if they just got screwed by a greedy realtor originally asking $1.25 (which seems super high).

$1 million for 1582 sqft still seems a like a lot.

Also, I'm not sure whether being right across from L-T is a feature or not.

So, I was just describing the school zone/location there, because both matter a lot on the Hill. Macro location is a big plus. Steps to the WF block of H. Close to Union Station. Pretty close (<20 min to both Eastern Market and Union Market). Micro location is... eh. It’s not a great block. Lots of shady characters hanging out and smoking pot right opposite the school gates recently. But the park means tons of sunlight and the excellent playground should be attractive for families. Also, the fact it’s opposite a school means you will get police response if anything too and goes down.

I live a block away, I haven't noticed anything about that block.

Really? You haven't noticed the big group of guys who hang out right in front of the playground gates smoking pot? Check it out at 6 pmish on a Friday. It's gotten a little better again now that the playground is more in use. As I said, I think the school location will stop it from ever becoming a big issue (police will step in), but it's definitely a minor QoL issue for residents of the street.

Update: Sold at $1,000,000

[Anonymous]

Anonymous wrote:

Anonymous wrote:What do we think about this one listed yesterday? 4br, 2.5ba, 1800+ sq ft for $860k. End unit, looks pretty spacious, nice porch and patio. One of the quieter blocks in the neighborhood. No parking though.

https://www.redfin.com/DC/Washington/935-5th-St-NE-20002/home/9896557

This isn't bad. It doesn't look quite as flippy as most of the houses that have gone on the market this year. The biggest negative is the tiny outdoor space in the back. I can't tell what the island stove has for venting, either. Out of this bunch of houses just posted, this is the one I'd be most tempted to put in an offer on. It's probably priced about right, IMO.

Anonymous wrote:And another new one today: 3br/2ba 1700+ sq ft for $799k. Nice curb appeal, on a one-way street. No pictures at the time of this post, which I took to mean the inside is a disaster, but then I saw the 3D walkthrough and it's pretty nice. So I guess the listing agent is just doing the seller a disservice by not including standard interior photos.

https://www.redfin.com/DC/Washington/1150-4th-St-NE-20002/home/9892096

That's not bad either, although I wish they (or someone in the past) had left the wood trim unpainted (BTW, I'm convinced that Capitol Hill rowhomes with unpainted woodwork sell for a bit more than equivalent houses with painted wood or the open-floorplan flipper interiors). The basement is only semi-finished, though (although it's included in the square footage as such), and the way it's laid out I'm not sure how easy it'd be to turn it into livable space. I kind of like how the back side of the upstairs is basically a suite with a dressing room, but that uses up one of the bedrooms and I wonder if that would make it hard to fit furniture (note how the only furniture in one of the BRs is a dresser, and the bed is crammed against one wall).

I'm not sure about that block, though. Weren't there a couple of houses around 4th & L that spent forever listed? I can't find them ATM, though.

Still, at $799k, I think this will move fairly quickly.

Anonymous wrote:4br/2.5ba - 2000 sq ft - $915k. Very nice interior but way too close to Florida Ave for my taste.
https://www.redfin.com/DC/Washington/1205-6th-St-NE-20002/home/9898206

Ow, my eyes. The interior on this one is way too, "Paint it all bright white!" for my tastes. Painting the paneled woodwork under the stairs is a particular travesty IMO. Tiny outdoor space in back, and I agree that it's too close to Florida. This one's overpriced IMO.

Anonymous wrote:3br/3.5ba - 2000 sq ft - $900k:
https://www.redfin.com/DC/Washington/656-Orleans-Pl-NE-20002/home/9898038

This one also screams "Flip!" to me. Blah. Maybe it's someone's style. It's not mine. The main floor is odd—they crammed a small table into a corner of the kitchen because there's no real dining area other than the kitchen bar (that kichen design would work better with a longer house, IMO). Seems awfully cramped for 2000 sqft, IMO. The top floor pop-up is 11'x10'; I'm not sure what that would be useful for. I'd guess that this is a little overpriced too, especially for being this close to Florida Ave.

Anonymous wrote:3br/1.5ba - 1700 sq ft - $899k: On a busy street, but convenient to Eastern Market, Potomac Ave, and Lincoln Park. Nice garden house included.
https://www.redfin.com/DC/Washington/524-11th-St-SE-20003/home/9909367

This might have been gorgeous if the woodwork had been left alone (I know, it's a theme with me). At least it doesn't look like a flip. The back courtyard looks really nice, though.

I assume the dog in picture 26 doesn't convey with the house.

Anonymous wrote:2br/1.5ba - 1100+ sq ft - $779k. Condo alternative of the week, and one that actually looks like an easy place to live. Walk-in closet, basement, and a GARAGE.
https://www.redfin.com/DC/Washington/312-3rd-St-NE-20002/home/9891220

The inside is blah—except for tthe kitchen tile, which I love. Alas, that's about the only thing I love about that kitchen. Still, in that location around the corner and a block from the senate office buildings, someone's going to snap that up quickly.

Update: 1150 4th sold for $810,000

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Maury is a great school. But it really strikes me as interesting that the potential buyer of a $2.25M home is going to be drawn in further by leading off with the local public elementary school, no matter how good. I mean, why not just point out that on the corner to your left is Stylez at the Hair Faktere and to your right is the Tried Stone Fire Baptized Holiness Church? Both of those are closer than Maury.

But it's a lot of space and nicely done so it'll probably sell for something.

https://www.redfin.com/DC/Washington/320-13th-St-NE-20002/home/9910781

This house has been on the market for months. The price is wildly off for the location, and I say that as a near neighbor!

More and more I like renovated properties over "historic" homes. But paying over $2M for a rowhome with windows only in the front and back? Not gonna happen.

You must be new to DC...

Nope, we just bought a $2M house in DC.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Maury is a great school. But it really strikes me as interesting that the potential buyer of a $2.25M home is going to be drawn in further by leading off with the local public elementary school, no matter how good. I mean, why not just point out that on the corner to your left is Stylez at the Hair Faktere and to your right is the Tried Stone Fire Baptized Holiness Church? Both of those are closer than Maury.

But it's a lot of space and nicely done so it'll probably sell for something.

https://www.redfin.com/DC/Washington/320-13th-St-NE-20002/home/9910781

This house has been on the market for months. The price is wildly off for the location, and I say that as a near neighbor!

More and more I like renovated properties over "historic" homes. But paying over $2M for a rowhome with windows only in the front and back? Not gonna happen.

You must be new to DC...

There’s a reason it’s been sitting.

[Anonymous]

What do we think of this one? It caught my eye since I live nearby. There's so much I don't like about the inside. However, with some $, that can be changed. What can't be changed is the massive amount of outdoor space this place has.

https://search.rlahlifestyle.com/listing-detail/1035622149/600_MASSACHUSETTS_AVE_NE-Washington-DC