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

[Anonymous]

Anonymous wrote:

Anonymous wrote:So how well do we think the tiny Hill houses will appreciate?

Very location dependent. The tiny house at 15th and Mass is not in a great location now, but when they finally do something with RFK, it could get better (will be interesting to see what happens with the jail).

When we were house hunting, we looked at several 2/1 houses in SE, and they all had great potential. And they’ve definitely appreciated from when we were looking— now selling for close or over 700k through they were mostly under 500k when we were looking (may have recent upgrades now though, so that’s not all profit).

But they were all very close to the freeway, which I think puts a ceiling on those prices. It’s hard enough to imagine a 750 sq ft house going for 850k, but within a block of the freeway? Nope.

I could be wrong though. I’ve been shocked many times a bout housing appreciation in this area.

We’re in a 2/1.5 near Lincoln Park. Bought for just over $500k five years ago and just got a realtor estimate of $650-675k.

I’m pleasantly surprised. I really thought these houses would have a ceiling of low $600s. Neighbors with the same house but bigger yard have hit closer to $700k.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:So how well do we think the tiny Hill houses will appreciate?

Very location dependent. The tiny house at 15th and Mass is not in a great location now, but when they finally do something with RFK, it could get better (will be interesting to see what happens with the jail).

When we were house hunting, we looked at several 2/1 houses in SE, and they all had great potential. And they’ve definitely appreciated from when we were looking— now selling for close or over 700k through they were mostly under 500k when we were looking (may have recent upgrades now though, so that’s not all profit).

But they were all very close to the freeway, which I think puts a ceiling on those prices. It’s hard enough to imagine a 750 sq ft house going for 850k, but within a block of the freeway? Nope.

I could be wrong though. I’ve been shocked many times a bout housing appreciation in this area.

We’re in a 2/1.5 near Lincoln Park. Bought for just over $500k five years ago and just got a realtor estimate of $650-675k.

I’m pleasantly surprised. I really thought these houses would have a ceiling of low $600s. Neighbors with the same house but bigger yard have hit closer to $700k.

PP and I'm not surprised. Lincoln Park was undervalued for years. Glad you guys are seeing your value going up! It's a terrific part of the neighborhood (though I'm looking forward to when the park isn't filled with National Guard troops!).

[Anonymous]

Anonymous wrote:

Anonymous wrote:This is a little over the usual price range for this thread, but:

4BR/3BA, 1992 sqft, $1,100,000:
https://www.redfin.com/DC/Washington/1717-A-St-SE-20003/home/9921374

I'm not sure if this is a flip or if the previous sellers decided to do a reno and relist. It was listed in April last year at $750,000, had several price changes, then the listing was eventually removed in June at $725,000—but it doesn't show a sale.

It looks fairly nice now, and that's a pretty spacious looking back yard (for a rowhome), but $1.1 million seems a tad aggressive to me for something that far east. I've pretty sure I've seen houses in the Capitol Hill Historic District with the same amount of space list at about the same price.

What do you all think?

I think the price is reasonable. It’s a very pretty house four blocks from Lincoln Park, zoned for an elementary school people like. If that were my budget in this neighborhood, I’d seriously consider it!

Still available! I love this house and wish we could afford it. I guess if we were going to make he move to Hill East for more space, we should have done it a few years ago when these places were going for closer to 700? If this really goes for $1.1m, I think I can safely say we'll never be able to move within this neighborhood again. Bummer.

[Anonymous]

I've been eyeing Duddington Place for the past year, waiting to see if anything would ever come on the market. Finally there's a new listing, but it's about $150k more than I was expecting (based on 2019 prices, duh). Super cute house on a super cute block in one of the more convenient parts of the Hill...but I can't swing almost a million for a 2br.

https://www.redfin.com/DC/Washington/120-Duddington-Pl-SE-20003/home/9890579

[Anonymous]

Anonymous wrote:I've been eyeing Duddington Place for the past year, waiting to see if anything would ever come on the market. Finally there's a new listing, but it's about $150k more than I was expecting (based on 2019 prices, duh). Super cute house on a super cute block in one of the more convenient parts of the Hill...but I can't swing almost a million for a 2br.

https://www.redfin.com/DC/Washington/120-Duddington-Pl-SE-20003/home/9890579

Oh that’s cute. Some nice details (the built in shelves under the stairs and the stained glass above bedroom door) and they’ve managed to include some nice conveniences despite the size (full bath downstairs, double vanity upstairs). I don’t know that part of the Hill well but I can see that being hugely convenient for a Nats fan who works in Congress or at one of the big agencies along Independence Ave. Could see it working for a family of three, even.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:This is a little over the usual price range for this thread, but:

4BR/3BA, 1992 sqft, $1,100,000:
https://www.redfin.com/DC/Washington/1717-A-St-SE-20003/home/9921374

I'm not sure if this is a flip or if the previous sellers decided to do a reno and relist. It was listed in April last year at $750,000, had several price changes, then the listing was eventually removed in June at $725,000—but it doesn't show a sale.

It looks fairly nice now, and that's a pretty spacious looking back yard (for a rowhome), but $1.1 million seems a tad aggressive to me for something that far east. I've pretty sure I've seen houses in the Capitol Hill Historic District with the same amount of space list at about the same price.

What do you all think?

I think the price is reasonable. It’s a very pretty house four blocks from Lincoln Park, zoned for an elementary school people like. If that were my budget in this neighborhood, I’d seriously consider it!

Still available! I love this house and wish we could afford it. I guess if we were going to make he move to Hill East for more space, we should have done it a few years ago when these places were going for closer to 700? If this really goes for $1.1m, I think I can safely say we'll never be able to move within this neighborhood again. Bummer.

That's pretty far east...

[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).

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.

Thought it was time to revisit this discussion. 8th Street house sold last year. 719 L still on market.

[Anonymous]

taking bets on how much this will go? https://www.redfin.com/DC/Washington/314-17th-Pl-NE-20002/home/10115326

this review offer @ date seems to be trend now days.

[Anonymous]

^^ basement is included in the overall sq f calculation. seems like there are 2 DBRs in the basement?

[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).

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.

Thought it was time to revisit this discussion. 8th Street house sold last year. 719 L still on market.

Ok, this is interesting. Both houses went contingent shortly after original listing, but those sales fell through and they came back on the market. When I saw that happened with the 8th and K house, I did kind of wonder of the original buyer got cold feet about the location. They house is very cute the way it's staged and the reno is decent, and I can easily see someone getting excited about the price and then realizing upon their 3rd visit to the property that the location is a problem.

But hey, they sold it, so obviously it's not impossible. Given that they bought for $460k (already renovated) in 2016. Not a massive return after closing costs but actually better than anyone has a right to expect on a house you owned for 4 years.

I remain curious about L Street. I think that location also has problems, but that there is so much more opportunity there with the bigger house and the chance to renovate it yourself. It's probably just still overpriced because it needs quite a bit of work. If it were in worse shape it would be a great opportunity for a developer who wanted to do a condo conversion (if they could get it for closer to 600). But it's in that gray area where it's livable but most people who can afford 700k purchase price are going to want a much more updated house. So it might sit for a bit.

[Anonymous]

Thought it was time to revisit this discussion. 8th Street house sold last year. 719 L still on market.

Ok, this is interesting. Both houses went contingent shortly after original listing, but those sales fell through and they came back on the market. When I saw that happened with the 8th and K house, I did kind of wonder of the original buyer got cold feet about the location. They house is very cute the way it's staged and the reno is decent, and I can easily see someone getting excited about the price and then realizing upon their 3rd visit to the property that the location is a problem.

But hey, they sold it, so obviously it's not impossible. Given that they bought for $460k (already renovated) in 2016. Not a massive return after closing costs but actually better than anyone has a right to expect on a house you owned for 4 years.

I remain curious about L Street. I think that location also has problems, but that there is so much more opportunity there with the bigger house and the chance to renovate it yourself. It's probably just still overpriced because it needs quite a bit of work. If it were in worse shape it would be a great opportunity for a developer who wanted to do a condo conversion (if they could get it for closer to 600). But it's in that gray area where it's livable but most people who can afford 700k purchase price are going to want a much more updated house. So it might sit for a bit.

Say more?

[Anonymous]

Anonymous wrote:taking bets on how much this will go? https://www.redfin.com/DC/Washington/314-17th-Pl-NE-20002/home/10115326

this review offer @ date seems to be trend now days.

Ugh. I hate when Wardmans are renovated to current HGTV fads. "Classic Wardman" my [redacted]. Maybe it used to be, but now? Feh.

Sorry. Pet peeve.

Anyway: at $900k for 4BR/3.5BA and 2100 sq ft total including basement, this will probably sell pretty quickly to someone who doesn't care about preservation.

[Anonymous]

Anonymous wrote:

Thought it was time to revisit this discussion. 8th Street house sold last year. 719 L still on market.

Ok, this is interesting. Both houses went contingent shortly after original listing, but those sales fell through and they came back on the market. When I saw that happened with the 8th and K house, I did kind of wonder of the original buyer got cold feet about the location. They house is very cute the way it's staged and the reno is decent, and I can easily see someone getting excited about the price and then realizing upon their 3rd visit to the property that the location is a problem.

But hey, they sold it, so obviously it's not impossible. Given that they bought for $460k (already renovated) in 2016. Not a massive return after closing costs but actually better than anyone has a right to expect on a house you owned for 4 years.

I remain curious about L Street. I think that location also has problems, but that there is so much more opportunity there with the bigger house and the chance to renovate it yourself. It's probably just still overpriced because it needs quite a bit of work. If it were in worse shape it would be a great opportunity for a developer who wanted to do a condo conversion (if they could get it for closer to 600). But it's in that gray area where it's livable but most people who can afford 700k purchase price are going to want a much more updated house. So it might sit for a bit.

Say more?

Proximity to both 8th and Florida, both of which have noise/traffic/loitering issues. It’s not a bad block, but there will be a smaller potential pool of buyers because some people will be turned off by those factors. It doesn’t feel as “nice” as other blocks in the neighborhood.

It’s obviously subjective but some blocks just have a nicer feel than others. It often doesn’t matter in this neighborhood because inventory tends to be so low. But when a house sits for a while, my first instinct is that it is priced too high. And my second instinct is to walk that block on like a Tuesday afternoon and see how it feels. Welcoming, pleasant? Or noisy and kind of transient? I think the latter locations can be a deal breaker for many buyers.

[Anonymous]

Anonymous wrote:

Anonymous wrote:taking bets on how much this will go? https://www.redfin.com/DC/Washington/314-17th-Pl-NE-20002/home/10115326

this review offer @ date seems to be trend now days.

Ugh. I hate when Wardmans are renovated to current HGTV fads. "Classic Wardman" my [redacted]. Maybe it used to be, but now? Feh.

Sorry. Pet peeve.

Anyway: at $900k for 4BR/3.5BA and 2100 sq ft total including basement, this will probably sell pretty quickly to someone who doesn't care about preservation.

4 bedroom plus an office that could also be used as a small nursery if you wanted another kids room upstairs.

I wish they’d kept more original details too, but that layout looks so nice for a family of four, which is hard to find on Cap Hill. The finished basement is also really appealing for people who might want to live with an IL, hire an au pair, or just tend to have guests who stay for extended periods. The renovation isn’t beautiful, but it was really thoughtful in terms of what people look for in a home. I’d expect it to go for asking or higher, despite how Far East it is.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:This is a little over the usual price range for this thread, but:

4BR/3BA, 1992 sqft, $1,100,000:
https://www.redfin.com/DC/Washington/1717-A-St-SE-20003/home/9921374

I'm not sure if this is a flip or if the previous sellers decided to do a reno and relist. It was listed in April last year at $750,000, had several price changes, then the listing was eventually removed in June at $725,000—but it doesn't show a sale.

It looks fairly nice now, and that's a pretty spacious looking back yard (for a rowhome), but $1.1 million seems a tad aggressive to me for something that far east. I've pretty sure I've seen houses in the Capitol Hill Historic District with the same amount of space list at about the same price.

What do you all think?

I think the price is reasonable. It’s a very pretty house four blocks from Lincoln Park, zoned for an elementary school people like. If that were my budget in this neighborhood, I’d seriously consider it!

Still available! I love this house and wish we could afford it. I guess if we were going to make he move to Hill East for more space, we should have done it a few years ago when these places were going for closer to 700? If this really goes for $1.1m, I think I can safely say we'll never be able to move within this neighborhood again. Bummer.

Friends of mine bought something incredibly similar, but a couple hundred square feet smaller about three blocks away over on 15th street SE. Paid $1.045. I think they overpaid seeing as the property (and its twin next door) was on the market for almost 200 days when they purchased. The twin never sold and as just put on the rental market instead.