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

[Anonymous]

https://www.redfin.com/DC/Washington/1-Walter-Houp-Ct-NE-20002/home/172721122

I'm trying to figure out how they made almost a thousand square feet look so cramped in this carriage house. The photos and 3D tour make it look like this space is mostly kitchen with random tiny rooms (hallways?) tacked onto the side, but the listing makes it sound like a grand estate with different wings (North and South). The "spa-like bath" contains a small shower stall (no tub) and the laundry and apparently also the back door? The layout is very confusing to me, but I love the concept of carriage houses, so without further ado, I present to you this 1 br + den alley home a mere block from Lincoln Park for $649k.

[Anonymous]

Anonymous wrote:https://www.redfin.com/DC/Washington/1-Walter-Houp-Ct-NE-20002/home/172721122

I'm trying to figure out how they made almost a thousand square feet look so cramped in this carriage house. The photos and 3D tour make it look like this space is mostly kitchen with random tiny rooms (hallways?) tacked onto the side, but the listing makes it sound like a grand estate with different wings (North and South). The "spa-like bath" contains a small shower stall (no tub) and the laundry and apparently also the back door? The layout is very confusing to me, but I love the concept of carriage houses, so without further ado, I present to you this 1 br + den alley home a mere block from Lincoln Park for $649k.

I love it. If it had a small garden, it would be perfect for me and my well behaved cat. Alas, no room for DH or our two teens.

[Anonymous]

Anonymous wrote:

Anonymous wrote:https://www.redfin.com/DC/Washington/1-Walter-Houp-Ct-NE-20002/home/172721122

I'm trying to figure out how they made almost a thousand square feet look so cramped in this carriage house. The photos and 3D tour make it look like this space is mostly kitchen with random tiny rooms (hallways?) tacked onto the side, but the listing makes it sound like a grand estate with different wings (North and South). The "spa-like bath" contains a small shower stall (no tub) and the laundry and apparently also the back door? The layout is very confusing to me, but I love the concept of carriage houses, so without further ado, I present to you this 1 br + den alley home a mere block from Lincoln Park for $649k.

I love it. If it had a small garden, it would be perfect for me and my well behaved cat. Alas, no room for DH or our two teens.

Agreed! Also, it is hard to see from the photos, but there are skylights throughout the house because it's single story. I would do some minor updating in the kitchen and re-do both bathrooms. Also, rip out the weird and extremely ugly loft in the den. But otherwise, this is a nice option for a retiree or a couple without kids. You could definitely make the entry area into a little outdoor space with some planters and a table and chairs.

I do think it's overpriced. You can get very nice 1 bedroom, 1.5 bath condos in the city for under $500K, some of them even have outdoor space. The location lifts this up over $500k, but I would go $550k tops. Especially because resale on 1 bedrooms is always a little tricky. They sell, especially if they are in great condition, but there are simply fewer buyers for something like this so it can take a long time.

[Anonymous]

Anonymous wrote:New listing on Wylie. Small, but at $635k a better deal than a condo and on a minor street close to the fun part of H Street. My guess is that this one will go fast.

https://www.redfin.com/DC/Washington/1239-Wylie-St-NE-20002/home/9909795

Contingent in five days.

[Anonymous]

Anonymous wrote:This one is heralding a 1973 renovation. The details are ... interesting.

https://www.redfin.com/DC/Washington/643-A-St-SE-20003/home/9899960

Pending in two days.

[Anonymous]

Anonymous wrote:Really slim pickings among current H Street / Capitol Hill listings at this price point. Mostly just condos. I think these are the most interesting of the new options:

4br/2ba Victorian near Stanton Park for $860k:
https://www.redfin.com/DC/Washington/403-9th-St-NE-20002/home/9904200

3br/2.5ba for $749k, whose location will become a lot more appealing after all of the construction from the Central Armature Works redevelopment is complete:
https://www.redfin.com/DC/Washington/1177-3rd-St-NE-20002/home/9892394

2br/2ba for $650k; yes it's a condo just a block off H, but it's the upper level with a private roof deck and solar panels, and it doesn't scream ugly pop-up:
https://www.redfin.com/DC/Washington/837-4th-St-NE-20002/unit-2/home/107587467

3rd St. pending in two days.
4th St. pending in four days.

[Anonymous]

Anonymous wrote:

Anonymous wrote:This one is heralding a 1973 renovation. The details are ... interesting.

https://www.redfin.com/DC/Washington/643-A-St-SE-20003/home/9899960

Pending in two days.

Lovely house!

[Anonymous]

Anonymous wrote:

Anonymous wrote:This one is heralding a 1973 renovation. The details are ... interesting.

https://www.redfin.com/DC/Washington/643-A-St-SE-20003/home/9899960

Pending in two days.

I hope whoever buys it keeps it largely as is. I’d hate to see that ‘70s character gutted for another boring Early 21st Century Flipper reno.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:This one is heralding a 1973 renovation. The details are ... interesting.

https://www.redfin.com/DC/Washington/643-A-St-SE-20003/home/9899960

Pending in two days.

I hope whoever buys it keeps it largely as is. I’d hate to see that ‘70s character gutted for another boring Early 21st Century Flipper reno.

Wow - that's a really unique reno. I've never seen a rowhouse with the basement converted into a two-story sunken living room. It's not my style, but I can see the charm. It's certainly different from the standard DC rowhouse!

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:https://www.redfin.com/DC/Washington/1-Walter-Houp-Ct-NE-20002/home/172721122

I'm trying to figure out how they made almost a thousand square feet look so cramped in this carriage house. The photos and 3D tour make it look like this space is mostly kitchen with random tiny rooms (hallways?) tacked onto the side, but the listing makes it sound like a grand estate with different wings (North and South). The "spa-like bath" contains a small shower stall (no tub) and the laundry and apparently also the back door? The layout is very confusing to me, but I love the concept of carriage houses, so without further ado, I present to you this 1 br + den alley home a mere block from Lincoln Park for $649k.

I love it. If it had a small garden, it would be perfect for me and my well behaved cat. Alas, no room for DH or our two teens.

Agreed! Also, it is hard to see from the photos, but there are skylights throughout the house because it's single story. I would do some minor updating in the kitchen and re-do both bathrooms. Also, rip out the weird and extremely ugly loft in the den. But otherwise, this is a nice option for a retiree or a couple without kids. You could definitely make the entry area into a little outdoor space with some planters and a table and chairs.

I do think it's overpriced. You can get very nice 1 bedroom, 1.5 bath condos in the city for under $500K, some of them even have outdoor space. The location lifts this up over $500k, but I would go $550k tops. Especially because resale on 1 bedrooms is always a little tricky. They sell, especially if they are in great condition, but there are simply fewer buyers for something like this so it can take a long time.

Pending in six days.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Not much change from previous listings other than a couple of significant price drops. Let's call this round the Blue Period. I think there are some great deals here this time.

3br/3ba for $850k: My favorite features are the front and back covered porches and landscaped patio, lots of outdoor entertaining space. Finished basement for more entertaining. Solar panels.
https://www.redfin.com/DC/Washington/610-M-St-NE-20002/home/9898221

3br/2ba for $799k:Built-ins and lots of light. I love the facade color. Google "Essaouira blue" -- that's the color palette that I'd use to decorate this home.
https://www.redfin.com/DC/Washington/318-14th-St-NE-20002/home/9913466

3br/2ba for $749k: Quirky renovations won't appeal to everyone, but I love the irreverent juxtaposition of old and new.
https://www.redfin.com/DC/Washington/916-5th-St-NE-20002/home/9894973

2br/2ba for $719k: Condo on top of (the former?) Dio Wine Bar. I don't think pop-up condos like this are a particularly good value, but the private roof deck is a nice bonus for someone who wants to live right on H Street. Okay and technically not blue, but the rug in the living room counts for inclusion in this round...
https://www.redfin.com/DC/Washington/904-H-St-NE-20002/unit-3/home/109667923

2br/1ba for $669k: Cute as a button on a quiet minor street. This would be my "condo alternative" pick of the week.
https://www.redfin.com/DC/Washington/241-Warren-St-NE-20002/home/9913517

First three houses are pending. The condo and Warren St. house are still available.

3-bedroom row homes in this neighborhood never last, especially ones zoned for Maury. That H street condo will sit for a while though. That pop-up is super ugly even if the apartment itself is really cute and the deck is nice. The Warren St. shouldn't last too long. It's small for the neighborhood but its increasingly hard to find houses for less than 700 south of Florida. This is a great house for a single or couple with no kids if you can swing it. The outdoor space is amazing.

You're right. Warren pending, condo still waiting for someone to swipe right.

Warren closed at $706,275, $37k over asking.

[Anonymous]

Anonymous wrote:It is amazing to me that these two houses are basically the same price. The smaller, uglier one was originally listed for $800k and sat for almost two months, dropping price to $740k. The one right behind it, larger and more updated, was listed for $749k and went under contract almost immediately.

https://www.redfin.com/DC/Washington/915-4th-St-NE-20002/home/9894997

https://www.redfin.com/DC/Washington/916-5th-St-NE-20002/home/9894973

The 4th St. house is back on the market. Apparently buyer financing fell through. The 5th St. house sold for $895k, as noted in a previous update, and was obviously priced to spark a bidding war. In no way were these two houses equitable.

[Anonymous]

Why hasn’t this one on Capitol Hill sold yet?

https://www.redfin.com/DC/Washington/611-Morris-Pl-NE-20002/home/9898598

[Anonymous]

Anonymous wrote:Why hasn’t this one on Capitol Hill sold yet?

https://www.redfin.com/DC/Washington/611-Morris-Pl-NE-20002/home/9898598

It's a nice place, but one of the bedrooms is tiny and if you're taller than 5'7", your head will barely clear the basement ceiling.

[Anonymous]

A few new ones this week!

A. 2br/1ba for $550,000
Pros: Bargain price, fixer upper for people who want to choose their own finishes
Cons: Needs a lot of work, only a single bathroom
https://www.redfin.com/DC/Washington/1031-7th-St-NE-20002/home/9900920

B. 3br/2ba for $725,000
Pros: bay windows, stained glass, ton of square footage for the price, one block to Trader Joe's, two blocks to Metro
Cons: horrific kitchen, half-assed partial updates, no real patio or porch either front or back, no parking, two blocks to homeless encampment
https://www.redfin.com/DC/Washington/409-M-St-NE-20002/home/9894787

C. 2br/1ba for $749,900
Pros: fireplace, stained glass transom, bright color scheme
Cons: right on high-traffic Maryland Ave., only a single bathroom
https://www.redfin.com/DC/Washington/1233-Maryland-Ave-NE-20002/home/9910227

D. 3br/2.5ba for $774,900
Pros: Nice hardscaping, back porch and parking, lots of storage, brick not yet ruined by paint, tucked away on one-way minor street
Cons: Underwhelming finishes
https://www.redfin.com/DC/Washington/612-Morton-Pl-NE-20002/home/9898161

E. 3br/2ba for $799,900
Pros: room for grand piano and harp, nice patio for entertaining, interesting bathroom tile choices (potential con)
Cons: a bit dated, does not appear to have a parking pad, tree in front yard (potential headaches from roots growing into pipes, damage during storms, extra yard maintenance)
https://www.redfin.com/DC/Washington/428-13th-St-NE-20002/home/9910565

F. 2br/2.5ba for $869,900
Pros: close to Eastern Market, shiny and new
Cons: no parking, location opposite elementary school could be annoying, puzzling listing history, devoid of any character
https://www.redfin.com/DC/Washington/421-12th-St-SE-20003/home/9909267

G. 2br/2ba for $900,000
Pros: architectural detailing is ... different, looks like there may be some original wood trim
Cons: needs a lot of work, sad sad backyard, probably overpriced for the size, bus stop practically in front yard
https://www.redfin.com/DC/Washington/1106-8th-St-NE-20002/home/9900826