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

[Anonymous]

Anonymous wrote:Here’s a small, nicely renovated H Street house for $850. So dang small, though. Does it go for this? We live a block away so I sort of hope so (selfishly) and sort of don’t, because it’s more evidence that we wouldn’t be able to afford our own neighborhood anymore.

https://www.redfin.com/DC/Washington/710-13th-St-NE-20002/home/10177584?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

1400 sq ft is not "so dang small" for two bedrooms.

800 sq ft is small for two bedrooms.

https://www.redfin.com/DC/Washington/1203-C-St-SE-20003/home/9911841

It's $100k less and has a better location.

I'm very curios as to what both of these go for, because I bought the same style renovation (closer in size to the smaller one) in this neighborhood a couple of years ago for $700k. The thing is that I have no plans to leave DC, so sky-high appreciation just means I'll never be able to move up to a larger house even if I sell my current one for a big profit.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Here’s a small, nicely renovated H Street house for $850. So dang small, though. Does it go for this? We live a block away so I sort of hope so (selfishly) and sort of don’t, because it’s more evidence that we wouldn’t be able to afford our own neighborhood anymore.

https://www.redfin.com/DC/Washington/710-13th-St-NE-20002/home/10177584?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

1400 sq ft is not "so dang small" for two bedrooms.

800 sq ft is small for two bedrooms.

https://www.redfin.com/DC/Washington/1203-C-St-SE-20003/home/9911841

It's $100k less and has a better location.

I'm very curios as to what both of these go for, because I bought the same style renovation (closer in size to the smaller one) in this neighborhood a couple of years ago for $700k. The thing is that I have no plans to leave DC, so sky-high appreciation just means I'll never be able to move up to a larger house even if I sell my current one for a big profit.

OP here and you’re right—that’s the same SF as my 3 bedroom house. I guess it just feels smaller because of the 2 beds and lack of a basement.

[Anonymous]

Anonymous wrote:

Anonymous wrote:New today!

This house has zero curb appeal, but judging from the updates upthread, maybe $775k for a 2br/1ba isn't such crazytown after all.
https://www.redfin.com/DC/Washington/109-7th-St-NE-20002/home/9901552
Sold 5/25 for $820,000

Caboose red for $975k, 4br/2.5ba and veranda:
https://www.redfin.com/DC/Washington/314-13th-St-NE-20002/home/9910736
Sold 5/28 for $1,167,500

"Stunning" Victorian (that they forgot to include a picture of) with 2br/2.5ba for $800k:
https://www.redfin.com/DC/Washington/1137-6th-St-NE-20002/home/9897866
Sold 5/21 for $920,000

All three of these have now closed (I added the sales prices to the quoted text). The second one was mentioned in a previous post, but I don't recall seeing updates on the other two.

Wow to all but $820k for the 2/1 is unbelievable. It will need another $100-$200k to update it. Most other houses this style have added at least a half bath, if not another full bath (see the 2br/2.5ba listings above). You can see so much water damage on the walls in almost every room. The front and back patios are in horrendous condition. The basement is the setting of nightmares. Just wow on every count. But the location exactly halfway between Stanton and Lincoln Parks and a 10-minute walk to Eastern Market is pretty swell.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:New today!

This house has zero curb appeal, but judging from the updates upthread, maybe $775k for a 2br/1ba isn't such crazytown after all.
https://www.redfin.com/DC/Washington/109-7th-St-NE-20002/home/9901552
Sold 5/25 for $820,000

Caboose red for $975k, 4br/2.5ba and veranda:
https://www.redfin.com/DC/Washington/314-13th-St-NE-20002/home/9910736
Sold 5/28 for $1,167,500

"Stunning" Victorian (that they forgot to include a picture of) with 2br/2.5ba for $800k:
https://www.redfin.com/DC/Washington/1137-6th-St-NE-20002/home/9897866
Sold 5/21 for $920,000

All three of these have now closed (I added the sales prices to the quoted text). The second one was mentioned in a previous post, but I don't recall seeing updates on the other two.

Wow to all but $820k for the 2/1 is unbelievable. It will need another $100-$200k to update it. Most other houses this style have added at least a half bath, if not another full bath (see the 2br/2.5ba listings above). You can see so much water damage on the walls in almost every room. The front and back patios are in horrendous condition. The basement is the setting of nightmares. Just wow on every count. But the location exactly halfway between Stanton and Lincoln Parks and a 10-minute walk to Eastern Market is pretty swell.

Is this in the part of Capitol Hill that limits expansions? What are the chances this was bought by a flipper who will pop it up or pop it back, turn it into a 3br/3ba, and sell it for $1.5 - $2M?

[Anonymous]

Anonymous wrote:

Anonymous wrote:Wow to all but $820k for the 2/1 is unbelievable. It will need another $100-$200k to update it. Most other houses this style have added at least a half bath, if not another full bath (see the 2br/2.5ba listings above). You can see so much water damage on the walls in almost every room. The front and back patios are in horrendous condition. The basement is the setting of nightmares. Just wow on every count. But the location exactly halfway between Stanton and Lincoln Parks and a 10-minute walk to Eastern Market is pretty swell.

Is this in the part of Capitol Hill that limits expansions? What are the chances this was bought by a flipper who will pop it up or pop it back, turn it into a 3br/3ba, and sell it for $1.5 - $2M?

That is a fantastic location that's maybe worth the sale price even for a small place in dire need of updates. I'm guessing that the Capitol Hill Historic District rules will prevent any pop-up that's visible from the street, though (at least, I hope so). Popping it back might be an option, but I think it's also pretty tough to expand the footprint of CH rowhouses.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Wow to all but $820k for the 2/1 is unbelievable. It will need another $100-$200k to update it. Most other houses this style have added at least a half bath, if not another full bath (see the 2br/2.5ba listings above). You can see so much water damage on the walls in almost every room. The front and back patios are in horrendous condition. The basement is the setting of nightmares. Just wow on every count. But the location exactly halfway between Stanton and Lincoln Parks and a 10-minute walk to Eastern Market is pretty swell.

Is this in the part of Capitol Hill that limits expansions? What are the chances this was bought by a flipper who will pop it up or pop it back, turn it into a 3br/3ba, and sell it for $1.5 - $2M?

That is a fantastic location that's maybe worth the sale price even for a small place in dire need of updates. I'm guessing that the Capitol Hill Historic District rules will prevent any pop-up that's visible from the street, though (at least, I hope so). Popping it back might be an option, but I think it's also pretty tough to expand the footprint of CH rowhouses.

I agree - if I had seen that on the market I would have emptied out my bank account to buy it. it’s actually bigger than most “tiny” houses - and with the basement for storage you could live there very comfortably. Location is prime - walkable to Eastern Market, Union Station, and H street - 10
minutes or so to all of those. Also walkable to Senate side of the Hill.

[Anonymous]

Anonymous wrote:Here’s a small, nicely renovated H Street house for $850. So dang small, though. Does it go for this? We live a block away so I sort of hope so (selfishly) and sort of don’t, because it’s more evidence that we wouldn’t be able to afford our own neighborhood anymore.

https://www.redfin.com/DC/Washington/710-13th-St-NE-20002/home/10177584?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

I like the interior (and it doesn't seem small at all to me for a 2BR), but I'm not sure about the location. It may be a just little too close to H Street. The claustrophobic outdoor space in back is also a big negative.

But in this market, I think it sells for asking or a bit more.

[Anonymous]

Thoughts on the pricing of this one in Kingman Park?

https://www.redfin.com/DC/Washington/1716-E-St-NE-20002/home/10113709

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Wow to all but $820k for the 2/1 is unbelievable. It will need another $100-$200k to update it. Most other houses this style have added at least a half bath, if not another full bath (see the 2br/2.5ba listings above). You can see so much water damage on the walls in almost every room. The front and back patios are in horrendous condition. The basement is the setting of nightmares. Just wow on every count. But the location exactly halfway between Stanton and Lincoln Parks and a 10-minute walk to Eastern Market is pretty swell.

Is this in the part of Capitol Hill that limits expansions? What are the chances this was bought by a flipper who will pop it up or pop it back, turn it into a 3br/3ba, and sell it for $1.5 - $2M?

That is a fantastic location that's maybe worth the sale price even for a small place in dire need of updates. I'm guessing that the Capitol Hill Historic District rules will prevent any pop-up that's visible from the street, though (at least, I hope so). Popping it back might be an option, but I think it's also pretty tough to expand the footprint of CH rowhouses.

You MIGHT be able to build back, but the neighbor on the side with the windows would have to be on board, which is hard to imagine.

Location is fantastic. Best bet would be to finish the basement.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Wow to all but $820k for the 2/1 is unbelievable. It will need another $100-$200k to update it. Most other houses this style have added at least a half bath, if not another full bath (see the 2br/2.5ba listings above). You can see so much water damage on the walls in almost every room. The front and back patios are in horrendous condition. The basement is the setting of nightmares. Just wow on every count. But the location exactly halfway between Stanton and Lincoln Parks and a 10-minute walk to Eastern Market is pretty swell.

Is this in the part of Capitol Hill that limits expansions? What are the chances this was bought by a flipper who will pop it up or pop it back, turn it into a 3br/3ba, and sell it for $1.5 - $2M?

That is a fantastic location that's maybe worth the sale price even for a small place in dire need of updates. I'm guessing that the Capitol Hill Historic District rules will prevent any pop-up that's visible from the street, though (at least, I hope so). Popping it back might be an option, but I think it's also pretty tough to expand the footprint of CH rowhouses.

You MIGHT be able to build back, but the neighbor on the side with the windows would have to be on board, which is hard to imagine.

Location is fantastic. Best bet would be to finish the basement.

Can the neighbor with windows actually stop the build back? I don't think they can.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Here’s a small, nicely renovated H Street house for $850. So dang small, though. Does it go for this? We live a block away so I sort of hope so (selfishly) and sort of don’t, because it’s more evidence that we wouldn’t be able to afford our own neighborhood anymore.

https://www.redfin.com/DC/Washington/710-13th-St-NE-20002/home/10177584?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

I like the interior (and it doesn't seem small at all to me for a 2BR), but I'm not sure about the location. It may be a just little too close to H Street. The claustrophobic outdoor space in back is also a big negative.

But in this market, I think it sells for asking or a bit more.

$850K that close to the starburst? Amazing.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Here’s a small, nicely renovated H Street house for $850. So dang small, though. Does it go for this? We live a block away so I sort of hope so (selfishly) and sort of don’t, because it’s more evidence that we wouldn’t be able to afford our own neighborhood anymore.

https://www.redfin.com/DC/Washington/710-13th-St-NE-20002/home/10177584?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

I like the interior (and it doesn't seem small at all to me for a 2BR), but I'm not sure about the location. It may be a just little too close to H Street. The claustrophobic outdoor space in back is also a big negative.

But in this market, I think it sells for asking or a bit more.

$850K that close to the starburst? Amazing.

gentrification... it’s a matter of years til starburst will be completely changed...

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Wow to all but $820k for the 2/1 is unbelievable. It will need another $100-$200k to update it. Most other houses this style have added at least a half bath, if not another full bath (see the 2br/2.5ba listings above). You can see so much water damage on the walls in almost every room. The front and back patios are in horrendous condition. The basement is the setting of nightmares. Just wow on every count. But the location exactly halfway between Stanton and Lincoln Parks and a 10-minute walk to Eastern Market is pretty swell.

Is this in the part of Capitol Hill that limits expansions? What are the chances this was bought by a flipper who will pop it up or pop it back, turn it into a 3br/3ba, and sell it for $1.5 - $2M?

That is a fantastic location that's maybe worth the sale price even for a small place in dire need of updates. I'm guessing that the Capitol Hill Historic District rules will prevent any pop-up that's visible from the street, though (at least, I hope so). Popping it back might be an option, but I think it's also pretty tough to expand the footprint of CH rowhouses.

You MIGHT be able to build back, but the neighbor on the side with the windows would have to be on board, which is hard to imagine.

Location is fantastic. Best bet would be to finish the basement.

Can the neighbor with windows actually stop the build back? I don't think they can.

Yep - it's called a "shadow study"

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Wow to all but $820k for the 2/1 is unbelievable. It will need another $100-$200k to update it. Most other houses this style have added at least a half bath, if not another full bath (see the 2br/2.5ba listings above). You can see so much water damage on the walls in almost every room. The front and back patios are in horrendous condition. The basement is the setting of nightmares. Just wow on every count. But the location exactly halfway between Stanton and Lincoln Parks and a 10-minute walk to Eastern Market is pretty swell.

Is this in the part of Capitol Hill that limits expansions? What are the chances this was bought by a flipper who will pop it up or pop it back, turn it into a 3br/3ba, and sell it for $1.5 - $2M?

That is a fantastic location that's maybe worth the sale price even for a small place in dire need of updates. I'm guessing that the Capitol Hill Historic District rules will prevent any pop-up that's visible from the street, though (at least, I hope so). Popping it back might be an option, but I think it's also pretty tough to expand the footprint of CH rowhouses.

You MIGHT be able to build back, but the neighbor on the side with the windows would have to be on board, which is hard to imagine.

Location is fantastic. Best bet would be to finish the basement.

Can the neighbor with windows actually stop the build back? I don't think they can.

I think what they can object to is windows on the addition that look into their windows. Vaguely remember something about this.

[Anonymous]

Anonymous wrote:Thoughts on the pricing of this one in Kingman Park?

https://www.redfin.com/DC/Washington/1716-E-St-NE-20002/home/10113709

Just recently bought in Kingman. The pricing on this mostly makes sense to me based on where the market is. I personally bought something with a more recently updated interior that needs some curbside appeal. That's obviously a preference.