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

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote: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

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.

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.

Glad you pointed that out. I'm actually surprised how much I like this one (NP here). No basement is an issue and I wouldn't want to live on K Street. Too busy.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote: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

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.

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.

Glad you pointed that out. I'm actually surprised how much I like this one (NP here). No basement is an issue and I wouldn't want to live on K Street. Too busy.

Pending.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:$799k for 3br/2.5ba on Emerald St. This is one of my favorite blocks in the entire city, and I'm bummed nothing was available when I was in the market. The $800k home I ended up buying was smaller and far less charming. I predict this will go quickly and well above asking.
https://www.redfin.com/DC/Washington/1362-Emerald-St-NE-20002/home/9912948

Case in point, see this one nearby, $865k for 3br/1.5ba and underwhelming update choices.
https://www.redfin.com/DC/Washington/625-12th-St-NE-20002/home/9910204

Would you pay $679k for a studio marketed as a one-bedroom loft? The square footage (1250 sq ft) seems massive for a single open room, but the way it's partitioned is so awkward and confining.
https://www.redfin.com/DC/Washington/1315-Independence-Ave-SE-20003/unit-4/home/21647874

Has anyone seen the Emerald Street house? I'm surprised it's still on the market, especially since the other two properties in this post (even the condo!) went under contract pretty quickly. It's just taunting me, being all available now and not when I needed it to be. I'd like for someone to make me feel better by telling me it needs $20k in structural work or something.

We have friends who live on Emerald Street, in a house that's laid out almost exactly the same as this one (theirs isn't as freshened up on the inside). They love everything about their street except that it's zoned for Miner (they've repeatedly struck out in the DCPS lottery). That fact alone has them thinking about moving.

As the listing notes, one of the three bedrooms probably is fit for only a crib or for use as an office, so it's really a two-bedroom. It's not a lot of house for $800K, but I also realize the DC market is superheated right now. It's at least a little surprising that it's lasted this long in this environment.

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.

And those were some pretty quick closings. I wonder if there were even higher offers that wanted a full 30-60 days with contingencies.

[Anonymous]

Anonymous wrote: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

Not quite a week later, all of these except 535 Tennessee, 620 7th, and 306 L are pending or contingent.

[Anonymous]

$900k - 4br/3.5ba: This house is huge and under a million.
https://www.redfin.com/DC/Washington/1123-K-St-NE-20002/home/9907783

$870k - 3br/1.5ba: "The heavy lifting has been done---'21 improvements include a new roof, AC system, blown attic insulation, main panel and refinished hardwood floors throughout."
https://www.redfin.com/DC/Washington/653-Morris-Pl-NE-20002/home/9898630

$849k - 3br/1.5ba: I love this block. Great curb appeal. This probably is the one on this list most likely to go above asking.
https://www.redfin.com/DC/Washington/1222-Linden-Pl-NE-20002/home/9909889

$825k - 2br/1.5ba: Right next to Stanton Park!
https://www.redfin.com/DC/Washington/407-5th-St-NE-20002/home/9897006

$825k - 2br/1.5ba: I like these one-way streets, but what do you think about houses that open directly onto the sidewalk?
https://www.redfin.com/DC/Washington/646-Acker-Pl-NE-20002/home/9898847

$799k - 2br/2.5ba: Semi-detached and zoned for Maury, possibly the best value of the picks this week.
https://www.redfin.com/DC/Washington/1411-D-St-NE-20002/home/9916327

$749k - 4br/2ba: Also contender for best value, although not the best curb appeal.
https://www.redfin.com/DC/Washington/1310-I-St-NE-20002/home/9912376

And these two are a bit farther east than I usually go, but even in Rosedale / Kingman Park it's getting harder to find an entire rowhouse at this price point.

$650k - 2br/2.5ba: Nice deck and parking pad with one of those doors that's almost as expensive as the house itself.
https://www.redfin.com/DC/Washington/448-20th-St-NE-20002/home/10114737

$550k - 2br/1.5ba: Priced for the single person looking for a condo alternative.
https://www.redfin.com/DC/Washington/649-20th-St-NE-20002/home/10113237

[Anonymous]

Anonymous wrote:$849k - 3br/1.5ba: I love this block. Great curb appeal. This probably is the one on this list most likely to go above asking.
https://www.redfin.com/DC/Washington/1222-Linden-Pl-NE-20002/home/9909889

Someone has a real thing for whales! I kind of like the house, though, even (or especially?) the mural.

[Anonymous]

Anonymous wrote:$900k - 4br/3.5ba: This house is huge and under a million.
https://www.redfin.com/DC/Washington/1123-K-St-NE-20002/home/9907783

"Everything was New in 2005!" Do you think the listing agent knows that 2005 was 16 years ago? The interior looks...fine. Not awful, I suppose, but...well, like something remodeled as a rental 16 years ago.

The house to the right, though, looks like it's in really poor repair. Do you suppose that will affect the sale price of this house?

[Anonymous]

Anonymous wrote:

Anonymous wrote:$900k - 4br/3.5ba: This house is huge and under a million.
https://www.redfin.com/DC/Washington/1123-K-St-NE-20002/home/9907783

"Everything was New in 2005!" Do you think the listing agent knows that 2005 was 16 years ago? The interior looks...fine. Not awful, I suppose, but...well, like something remodeled as a rental 16 years ago.

The house to the right, though, looks like it's in really poor repair. Do you suppose that will affect the sale price of this house?

Heh. I guess they couldn't write "Everything is coming to the end of its life cycle! Enjoy replacing all of it in a few years!"

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:$900k - 4br/3.5ba: This house is huge and under a million.
https://www.redfin.com/DC/Washington/1123-K-St-NE-20002/home/9907783

"Everything was New in 2005!" Do you think the listing agent knows that 2005 was 16 years ago? The interior looks...fine. Not awful, I suppose, but...well, like something remodeled as a rental 16 years ago.

The house to the right, though, looks like it's in really poor repair. Do you suppose that will affect the sale price of this house?

Heh. I guess they couldn't write "Everything is coming to the end of its life cycle! Enjoy replacing all of it in a few years!"

The house needs a lot of work, but it's livable as is and probably priced too high to interest a flipper. A chance for an actual family to make it their own.

[Anonymous]

$870k - 3br/1.5ba: "The heavy lifting has been done---'21 improvements include a new roof, AC system, blown attic insulation, main panel and refinished hardwood floors throughout."
https://www.redfin.com/DC/Washington/653-Morris-Pl-NE-20002/home/9898630

Just had this one sent to my inbox (based on Redfin browsing preferences -- they know me VERY well at this point) and came to post because it seems like such a unicorn -- 3 bedrooms, house (not condo), close in, IB for L-T, for under 900k. Am very curious what it goes for.

I feel like the main drawbacks are that the 3rd bedroom is teeny tiny (suitable for office or nursery but nothing else) and there's only one full bath. But it's just getting so hard to find row houses in this part of the neighborhood for under a million.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:$900k - 4br/3.5ba: This house is huge and under a million.
https://www.redfin.com/DC/Washington/1123-K-St-NE-20002/home/9907783

"Everything was New in 2005!" Do you think the listing agent knows that 2005 was 16 years ago? The interior looks...fine. Not awful, I suppose, but...well, like something remodeled as a rental 16 years ago.

The house to the right, though, looks like it's in really poor repair. Do you suppose that will affect the sale price of this house?

Heh. I guess they couldn't write "Everything is coming to the end of its life cycle! Enjoy replacing all of it in a few years!"

The house needs a lot of work, but it's livable as is and probably priced too high to interest a flipper. A chance for an actual family to make it their own.

it looks fine? I’m not seeing “a lot of work.”

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:$900k - 4br/3.5ba: This house is huge and under a million.
https://www.redfin.com/DC/Washington/1123-K-St-NE-20002/home/9907783

"Everything was New in 2005!" Do you think the listing agent knows that 2005 was 16 years ago? The interior looks...fine. Not awful, I suppose, but...well, like something remodeled as a rental 16 years ago.

The house to the right, though, looks like it's in really poor repair. Do you suppose that will affect the sale price of this house?

Heh. I guess they couldn't write "Everything is coming to the end of its life cycle! Enjoy replacing all of it in a few years!"

The house needs a lot of work, but it's livable as is and probably priced too high to interest a flipper. A chance for an actual family to make it their own.

it looks fine? I’m not seeing “a lot of work.”

I haven't seen the house in person so can't speak to any actual issues that would come up in an inspection, but just based on pictures, most people would want to do a bunch of upgrades. Developers take advantage of this and charge a premium for gray paint and white cabinets from Home Depot. By buying a house pre-flip, a family could choose the finishes they actually want.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:$900k - 4br/3.5ba: This house is huge and under a million.
https://www.redfin.com/DC/Washington/1123-K-St-NE-20002/home/9907783

"Everything was New in 2005!" Do you think the listing agent knows that 2005 was 16 years ago? The interior looks...fine. Not awful, I suppose, but...well, like something remodeled as a rental 16 years ago.

The house to the right, though, looks like it's in really poor repair. Do you suppose that will affect the sale price of this house?

Heh. I guess they couldn't write "Everything is coming to the end of its life cycle! Enjoy replacing all of it in a few years!"

The house needs a lot of work, but it's livable as is and probably priced too high to interest a flipper. A chance for an actual family to make it their own.

it looks fine? I’m not seeing “a lot of work.”

I haven't seen the house in person so can't speak to any actual issues that would come up in an inspection, but just based on pictures, most people would want to do a bunch of upgrades. Developers take advantage of this and charge a premium for gray paint and white cabinets from Home Depot. By buying a house pre-flip, a family could choose the finishes they actually want.

Also yes, the house next door could be problematic. Their pest issues will be your rodent and roach issues. Their mold and deterioration issues could very well become yours as well. Eventually someone will buy and renovate, and their construction issues will be your construction issues.

[Anonymous]

What does people think of this one? The address on F, but it’s on a corner with Maryland Ave. The price isn’t out of line with that amount of space in Capitol Hill, but Maryland is kind of busy and the interior is...well, it’s a statement. I’m curious whether this will go for asking.

$1,100,000: 3BR/2.5BA, 2092 sf:
https://www.redfin.com/DC/Washington/1201-F-St-NE-20002/home/9910413

[Anonymous]

Anonymous wrote:What does people think of this one? The address on F, but it’s on a corner with Maryland Ave. The price isn’t out of line with that amount of space in Capitol Hill, but Maryland is kind of busy and the interior is...well, it’s a statement. I’m curious whether this will go for asking.

$1,100,000: 3BR/2.5BA, 2092 sf:
https://www.redfin.com/DC/Washington/1201-F-St-NE-20002/home/9910413

I’m curious too as this house was sold for $600k when it was in good condition 2-3 years ago..., also there’s 1.1 row homes with parking in Shaw at the time
Of this writing... so has Maryland Ave caught up with Shaw prices?