Are these H St. NE / Capitol Hill houses priced appropriately?
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Anonymous
Anonymous
| it was discussed 2 pages back as being too pricy |
Anonymous
Call me crazy but I actually like the idea of the kitchen downstairs. Many years ago I had friends in DC who had a row house near Eastern Market (much nicer than this place) with the kitchen downstairs and we had so many cozy dinner parties down there. Plus it makes for a very spacious main floor— they had a formal living room and a study up there. Anyway, I think that place has amazing potential. Wish it was cheaper. |
Anonymous
I also think this house has a lot of potential, but it also looks like it needs a lot of work. What price does it need to be for a developer/flipper to buy it, I wonder? |
Anonymous
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Time for a weekend roundup!
$850k for 3br/2ba. This is one of my favorite locations in the greater Hill, a quiet block right between Union Market and H St. Parking, upper level deck, in-law suite, solar panels. https://www.redfin.com/DC/Washington/1138-5th-St-NE-20002/home/10177294 $850 for 3br/1.5 ba. Ample outdoor space with a deck, garden, and garage. https://www.redfin.com/DC/Washington/717-10th-St-NE-20002/home/9906075 $825 for 4br/2.5 ba. It's a re-list, so I should probably see if we've discussed it before. The kitchen needs work, and the interior in general has an 80s vibe to me. Still, a house this size on a one-way street so close to Lincoln Park shouldn't be sitting. https://www.redfin.com/DC/Washington/117-15th-St-SE-20003/home/10237915 $700k for 2br/2.5ba. Location on the corner of 8th and K isn't ideal, but the price is about right for this type of house in this neighborhood. https://www.redfin.com/DC/Washington/931-8th-St-NE-20002/home/9902278 $700k for 2br/1.5ba. It abuts an apartment building, doesn't have great curb appeal (but awww they tried with the picket fence), and is dwarfed by the homes around it. Not much I like about the inside either. But it's a condo alternative with opportunity to improve. https://www.redfin.com/DC/Washington/611-11th-St-NE-20002/home/9908138 |
Anonymous
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For the Lexington Pl. fan from the summer
https://www.zillow.com/homedetails/645-Lexington-Pl-NE-Washington-DC-20002/417269_zpid/? |
Anonymous
The first two are fantastic! I also really love the area around that 5th St house, and I think it's only going to get better when Union Market is fully developed and they finally do the much-needed streetscape of Florida Ave. That's actually something I rarely see discussed -- Florida Ave is going to get an overhaul in the next 10 years and I feel like that makes it a good time to invest in homes close to it now, provided you don't currently have elementary age kids. I am extremely meh on the others. And I'll say it right now: the 8th and K house will go for under list, probably after a while on the market. It feels like it's really becoming a pattern for the homes on that strip. Unfortunate because I think they did a really good job with the interior. |
Anonymous
This is my favorite of this bunch. The lack of any real dining room space (they have a table staged against one wall) is an issue, though. And I'd prefer a family room to a MIL suite, but that's personal preference. Someone who could live in about 1,100 sqft with some rental income could live here...well, not cheaply, but not all that expensively, either. But I suspect this will go quickly.
Cute, with some clever use of space. Seems kind of diminutive compared to the houses next to it, though, and the ceilings are lower than typical for Capitol Hill. The third BR is teeny tiny—fine for a nursery or small home office, but it's going to be limiting for some buyers. Still, this too should go quickly, I think.
I don't recall having talked about this before. I don't get why people paint the exterior of brick rowhouses that dark gray. It's unattractive IMO and it can't do any favors for keeping it cool (not that the facade of a rowhouse probably plays much of a role in temperature regulation). As you said, the inside needs some updates and lacks character. But at $825k for 1880 sqft with a basement family room, I'm a little surprised it's sat on the market for two months. I was also surprised that they relisted it without a price drop, but it looks like they tried to update a few problem areas (on the cheap).
Have I seen this listing before, or is that yak art showing up in multiple stagings? Otherwise—eh. It's a perfectly fine condo alternative, I guess. The location on 8th St. isn't ideal, but at least it's not too close to H.
If I were in the market for a 900sqft condo alternative, I'd rather have this one than the one on 8th, personally. The kitchen may look a bit more dated, but it has more counter space and doesn't look like it's from IKEA. It also has full-sized W/D and a jet tub. Yeah, it's near a big apartment building, but it's also an end unit. I think what it needs most is better staging. |
Anonymous
Agree that between these two, I'd take the one on 11th. It's partly the location (8th is never going to get quieter or less dicey, so that's something you will live with the entire time you are there). But also, it appears that 11th street has a larger lot and an opportunity for parking? I don't think the 8th street house has alley access. And agree with PP that it would be nice to be able to upgrade the 11th street house to my liking, whereas part of what you are paying for on 8th is the very recent upgrades, which may or may not be to my taste. Also, if it's a young couple who might have a baby, I give an edge for being inbound for Ludlow Taylor over J.O. Wilson. L-T is almost impossible to get into if you aren't IB, and is a great school, so that would be a big selling point for me if I was looking for a starter home that we would upgrade from after our kid started school. Just my two cents. |
Anonymous
Anyone know what this house looked like before the renovation? I feel kind of bad that a family that could have afforded $875k in January will now be priced out of it for a MILLION DOLLARS MORE in December. |
Anonymous
Oh wow, thank you for pointing this out. That is disgusting. Kind of a poster child for what people hate about developer flippers. There is no way the reno added a million dollars in value, I don't care if it was a total gut. |
Anonymous
I'm the poster and I'm kinda glad to hear this. I live in one of these houses and kept the original wood and layout and often wonder what I should have done..... It may have added that much value. If they popped up the top to add the two bedrooms, that costs a ton and adds a lot of value. I think it'll go for asking. The way these currently are, the top floor is barely 6 ft tall and have steep stairs to get there. |
Anonymous
I'll put in a vote for keeping the woodwork as the right way to go. Open-concept gut flips are—well, not a dime a dozen, unless by "dime" you mean $10 million. But once the woodwork has been ripped out, there's no going back. I'm convinced that in twenty years, people are going to look back at all these sterile gut renos and wonder what the heck people were thinking. Also, from the realtor's blabber: "All new interior is true to spirit of original Arts and Crafts style." Um, no. An open-plan gut reno is in no way in any "spirit" of Arts & Crafts. Sigh. BTW, I can see the old listing with pictures on an MLS site, but I can't seem to find them anywhere public. |
Anonymous
| BTW, the previous listing said that 645 Lexington Pl. was 1818 finished square feet, with 1280 above ground and 538 below. The new listing has it at 2490 sqft. I don't see an obvious pop-up from the pictures, but one of the BRs has the dormer windows, so maybe it's a combination of an attic conversion and a pop-up expansion behind the attic. |
Anonymous
People are already questioning open-concept gut flips. In twenty years, they will be viewed with the horror we view homes last updated in the 80s or new builds from the 90s. Basically unworkable. |