Are these H St. NE / Capitol Hill houses priced appropriately?
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Anonymous
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3br, 3ba in 2000+ square feet for $765k. This house is either crazy underpriced or this block is problematic. Thoughts?
https://www.redfin.com/DC/Washington/1439-G-St-NE-20002/home/9915865 |
Anonymous
That’s the “I can see Chik-Fil-A from my house discount.” |
Anonymous
Someone got shot there last week or the week before -- maybe that prompted the listing? |
Anonymous
At least it was the robber who got shot |
Anonymous
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Anonymous
Yeah no. Nobody goes from deciding to sell to a live listing in a week. |
Anonymous
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FYI, the robber was shot by an armed security guard.
I live a few blocks away and love the neighborhood but that is not an ideal block (though proximity to CFA is kind of a selling point—maybe just not THAT close). |
Anonymous
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Several new listings going into the weekend!
3br, 1.5ba, $899k: I'm so confused by the perspective on this one. Is the house really build akimbo, or is it just weird photography? Regardless, the location is fantastic, plenty of parks and a block from Eastern Market, with off-street parking so no frustration with market visitors and commuters hogging all the the space. https://www.redfin.com/DC/Washington/516-E-St-SE-20003/home/9897509 3br, 2ba, $649k: An estate sale priced for a flip right on top of Potomac Ave Metro. Hopefully an actually owner/occupant family can scoop this up and renovate as they go, but standalone row houses at this price point are getting so much harder to find. https://www.redfin.com/DC/Washington/709-14th-St-SE-20003/home/9915218 2br, 2.5ba, $900k: Surprised there's only two bedrooms in a house with 1700 sq ft. And it's right on K St. Curious to see how much this actually goes for, because I think the listing price is insane. https://www.redfin.com/DC/Washington/406-K-St-NE-20002/home/9894948 3br, 1.5ba, $850k: I don't love the design choices and it might be a *bit* too close to the noisy part of H Street, but overall I like this one. https://www.redfin.com/DC/Washington/826-12th-St-NE-20002/home/9907948 3br, 3.5ba, $900k: Recently refreshed in the finest 1992 design. https://www.redfin.com/DC/Washington/535-Tennessee-Ave-NE-20002/home/9916225 3br, 2.5ba, $900k: Really 2br/1.5ba but includes rentable English basement, making this one of the few homes on the Hill suitable for a moderate single-income buyer. https://www.redfin.com/DC/Washington/620-7th-St-NE-20002/home/10177341 4br, 2ba, $895k: One of few non-condo homes at Navy Yard, with a self-contained studio for AirBnB. https://www.redfin.com/DC/Washington/306-L-St-SE-20003/home/9894654 2br, 1.5ba, $685k: Here's our condo alternative for the week. https://www.redfin.com/DC/Washington/1525-Constitution-Ave-NE-20002/home/9918439 And an actual condo, because I'm a sucker for church conversions. A loft in the bell tower! Only a million dollars for two bedrooms! https://www.redfin.com/DC/Washington/1340-Massachusetts-Ave-SE-20003/unit-1/home/17532964 |
Anonymous
Just curious why you feel this week. I don't think I necessarily disagree with you, but always like to hear other opinions. |
Anonymous
As an H Street homeowner of (for DC) moderate income, just want to say that I love this thread and your weekly updates. So thank you! |
Anonymous
Because it’s the one block of G Street that looks out at Maryland Ave, Chikfila-A, and a gas station. One block west and it’s a totally residential street (and continues to be one all the way to Kaiser on 2nd). |
Anonymous
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Hooray for the update in my favorite DCUM real estate thread! Looks like the Capitol Hill listings are starting to pick up again.
Interesting how many of this week's entries are priced at or near $900k. Assuming you had that much to spend on a house (and that these go for asking price, which is far from guaranteed in this market), which would you buy? I think I might actually like 406 K the best, depending on how large the bedrooms are.
It does seem like its facade is at an angle from the house to the left. That is a nice location, but 1172sf is condo-alternative small. And the math for 3BRs in that square footage doesn't work well either.
If I were at all handy, I'd buy this and fix it up right. But I'm not, so I'm sure it'll get turned into another cheap flip. Is that maybe a skosh too close to the Metro?
I could really do with a virtual tour or at least a floor plan on this one, because I can't tell if having only 2BR in 1700sf means the bedrooms are decently sized. I like what they've done with the patio and the kitchen. The price doesn't seem out of line to me for the current market. I expect it will go fast.
The design on this one looks like a former rental to me. I'm also starting to realize that my own preferences run (1) intact, unpainted woodwork > (2) gutted open plan > (3) painted-over woodwork. There's just something about wood trim painted the same color of white as the walls that says "we did the least amount of work possible to get this ready for a new tenant." Anyway, the price on this is probably fine and I expect someone without my woodwork fetish will pick it up quickly.
So much peach? Or is that pink? There's probably a proper name for that color. Anyway, yes, this looks incredibly dated. It's what you get when you renovate a house without any respect for its historic style. The location isn't awful, but it's a bit far east to be a prime location, either. I don't know if this will sit for long, but I wouldn't expect a bidding war on it.
I really like the location of this one. That spiral staircase, though! Oh dear oh dear. And the rest of the design isn't exactly grabbing me, either. It's smaller than some of the other $900k houses in this list, too.
That's a great location (or not so great: I'd gain at least five pounds being that close to Wiseguy Pizza). Interesting how they've split the basement into a family room and a rental studio—you usually see one or the other, but I can't recall another house that did both this way. I'm not sure it works; 7' is awfully narrow for a family room (although maybe not that bad for an office, which is how they've set it up). And the photos of the studio make it look like a prison cell (albeit one with a kitchen and a TV). Two of the BRs are pretty small, too. Still, I could see that working for someone at that price, especially if they can make the studio a little less depressing looking.
I kind of like it as a condo alternative (oval-window door aside, but at least it looks like that's a back door). Not thrilled with the painted woodwork, as usual, but that's not as big a deal at this price point. And how many condos have full-sized W/D units like this has? This might be a bit far east to have quite as much condo alternative appeal as it otherwise might. I'd expect it to go for under $650k in a non-insane market.
A million dollars plus another $510/mo in condo fees for just under 1300sf. It's got character, I'll give it that, but that's a lot of money for not a lot of space. |
Anonymous
Emerald ended up selling for $867K. The one at 625 12th sold for $875K. That's "only" 8.5% over list for Emerald and a mere $10K over list for 12th St. That's almost reasonable in this market. |
Anonymous
| I'm a recent row house owner in 20002 (with lots of renovation questions, meet me over at the Home Improvement forum), but I can't quit this thread. Love the running commentary. |
Anonymous
This has a 3D virtual tour now. It only has 2BR because there's a smallish room upstairs that can't be counted as a BR because it doesn't have a window. They also have two baths upstairs. I'm not sure that'd be my choice for the best use of space, but many buyers will appreciate that. I would probably have used some of that space for closets and opened up the BRs, which are kind of small in part because the closets cut into the rooms. But this looks nice, so I still think this will go quickly and for well over asking. |