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

[Anonymous]

Anonymous wrote:Thoughts on this one? Certainly spacious!

https://www.redfin.com/DC/Washington/5-Walter-Houp-Ct-NE-20002/home/9908709

I remember when that was on the market last year. It's not a good sign that it's for sale again already, even if the owners are moving for reasons unrelated to the house. It already has the "living in an alley" issue to overcome; the fact that the previous owners were only there a year doesn't help. I don't think it's a flip, either—as I recall, it was pretty cool-looking last year. Just, y'know, in an alley.

I could see some benefits to living in an alley. Ought to be fairly quiet, for one. And $1.2 million is a good price for 3,300 sf in Capitol Hill. But still...alley.

[Anonymous]

Also, I need a word that's stronger than "delusional" (but still suitable for DCUM) to describe sellers who think that their house appreciated 36% over one year (based on the $1.3 million asking price). The sellers clearly think they got a bargain after buying a house that was on and off the market for a year and a half for $70k under asking, but the market is closer to what they paid for it. Nutso crazy.

[Anonymous]

I know this house is more expensive than most discussed on this thread but I'd love to get everyone's take on it:https://www.redfin.com/DC/Washington/221-9th-St-NE-20002/home/9904449

The description says it has updated kitchens and baths??? Yeah, right. But it is two units in a good location with off street parking so maybe it is worth the price?

[Anonymous]

Anonymous wrote:I know this house is more expensive than most discussed on this thread but I'd love to get everyone's take on it:https://www.redfin.com/DC/Washington/221-9th-St-NE-20002/home/9904449

The description says it has updated kitchens and baths??? Yeah, right. But it is two units in a good location with off street parking so maybe it is worth the price?

That’s a lovely exterior but a sad interior. I think the price is right, considering the great location and pretty exterior.

[Anonymous]

Anonymous wrote:

Anonymous wrote:I know this house is more expensive than most discussed on this thread but I'd love to get everyone's take on it:https://www.redfin.com/DC/Washington/221-9th-St-NE-20002/home/9904449

The description says it has updated kitchens and baths??? Yeah, right. But it is two units in a good location with off street parking so maybe it is worth the price?

That’s a lovely exterior but a sad interior. I think the price is right, considering the great location and pretty exterior.

I agree. The interior doesn't live up to the exterior at all. I don't think it'll satisfy either the "original unpainted woodwork or fight!" traditionalists or the "everything must be up to HGTV trend" crowd.

I think that's probably a fair price (alas), but I wouldn't expect it to go for much over what they're asking.

[Anonymous]

Anonymous wrote:

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.

Anyone else kind of surprised this has not sold yet? The much smaller place on 19th St went pending after offer deadlines. https://www.redfin.com/DC/Washington/624-19th-St-NE-20002/home/10113609

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I know this house is more expensive than most discussed on this thread but I'd love to get everyone's take on it: https://www.redfin.com/DC/Washington/221-9th-St-NE-20002/home/9904449

The description says it has updated kitchens and baths??? Yeah, right. But it is two units in a good location with off street parking so maybe it is worth the price?

That’s a lovely exterior but a sad interior. I think the price is right, considering the great location and pretty exterior.

I agree. The interior doesn't live up to the exterior at all. I don't think it'll satisfy either the "original unpainted woodwork or fight!" traditionalists or the "everything must be up to HGTV trend" crowd.

I think that's probably a fair price (alas), but I wouldn't expect it to go for much over what they're asking.

Looking at this some more, I finally noticed how the two units are arranged. The smaller 1BR unit is on the ground floor, not in a basement. The main unit is a 2BR on the second and third floors.

This may actually be overpriced, even given the location.

[Anonymous]

Anonymous wrote:

Anonymous wrote:What does everyone think this will go for?

$889,000, 3BR, 2BA, 1620 sf:
https://www.redfin.com/DC/Washington/217-14th-St-NE-20002/home/9916494

It's maybe a bit far east, but it's zoned for Maury, not terribly small, and has a garage. I don't see any big problems in the interior, either (the door hanging on the wall of the LR is an odd decorating choice, but it looks like it's not permanently attached or anything).

I that’s nice. Detached garage, too. The kitchen is meh but totally workable. I’d expect it to go for around 910k. But there is so little in the market now it could go for more, especially because if the Maury thing. I think there are some young families or people about to start families who are feeling desperate.

This closed this week for $1,048,150.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Thoughts on this one? Certainly spacious!

https://www.redfin.com/DC/Washington/5-Walter-Houp-Ct-NE-20002/home/9908709

I remember when that was on the market last year. It's not a good sign that it's for sale again already, even if the owners are moving for reasons unrelated to the house. It already has the "living in an alley" issue to overcome; the fact that the previous owners were only there a year doesn't help. I don't think it's a flip, either—as I recall, it was pretty cool-looking last year. Just, y'know, in an alley.

I could see some benefits to living in an alley. Ought to be fairly quiet, for one. And $1.2 million is a good price for 3,300 sf in Capitol Hill. But still...alley.

"Owners are sad to be relocating."..but not sad enough that they aren't going to try to make a quick $300k profit on a home they've owned for less than a year.

[Anonymous]

$950,000 for 4br/2.5ba, 2181 sq ft: The flipper finishes are cringeworthy, but I expect this to go over a million. The 600 block of L St NE is one of the best-kept blocks in Near Northeast.
https://www.redfin.com/DC/Washington/605-L-St-NE-20002/home/9898265

$939,000 for 4br/3.5ba, 1870 sq ft: The location right on a busy stretch of Florida Ave is a dealbreaker for me. The off-white kitchen cabinets with the dust/pest-gathering gap between the uppers and ceiling would drive me crazy. These Wardman-style rows can be beautiful, but this one feels like lipstick on a pig.
https://www.redfin.com/DC/Washington/831-Florida-Ave-NE-20002/home/9902138

$899,000 for 3br/1.5 ba, 1300 sq ft: If you can get past the front door that screams "break into me!" This house is adorable, really nice details designed by someone with style, not someone picking out flipper finishes from Home Depot. I want to cook in that kitchen.
https://www.redfin.com/DC/Washington/1511-D-St-SE-20003/home/9919211

$895,000 for 3br/2ba, 1650 sq ft: Maury, pocket doors, and only partially painted brick.
https://www.redfin.com/DC/Washington/311-13th-St-NE-20002/home/9913253

$849,500 for 2br+den/2ba, 1300 sq ft: There was a discussion on another thread about why people are so determined to pay exorbitant amounts for ridiculously narrow rowhouses when you can get a more spacious, modern condo in the same neighborhood for the same price. I know the answer comes down to owning the land and not having to deal with an HOA and fees. But occasionally I see a condo listing that makes me question my decision to buy one of these 12' wide houses that can't hold a sofa and a tv in the same room.
https://www.redfin.com/DC/Washington/630-14th-St-NE-20002/unit-6/home/102142025

$738,500 for 2br/1.5ba, 936 sq ft: I don't understand why a home that looks so wide and tall has so little interior space and a completely nonfunctional layout. I don't think Capitol Hill's drunken poet listing agent is doing it any favors by pointing out "an acrobatically flexible floorplan in a yoga state of mind."
https://www.redfin.com/DC/Washington/1223-C-St-SE-20003/home/9911848

$650,000 for 3br/1.5 ba, 1406 sq ft: Estate sale in Kingman Park. Complete gut job. Probably will go to a flipper, and we'll see it back on the market in a year for close to a million, the brick facade ruined under a coat of gray paint.
https://www.redfin.com/DC/Washington/417-19th-St-NE-20002/home/10114691

[Anonymous]

Anonymous wrote:
$899,000 for 3br/1.5 ba, 1300 sq ft: If you can get past the front door that screams "break into me!" This house is adorable, really nice details designed by someone with style, not someone picking out flipper finishes from Home Depot. I want to cook in that kitchen.
https://www.redfin.com/DC/Washington/1511-D-St-SE-20003/home/9919211

PP. Actually, I'd like to revise my initial assessment. I just noticed that there are no upper cabinets or microwave in the kitchen. Cooking amid clutter wouldn't be that much fun. Also upon second look, that full bath is a cluttered mess. Presumably the fixtures are original to the plumbing. Clawfoot tubs can be charming, but not like that.

[Anonymous]

Anonymous wrote:$950,000 for 4br/2.5ba, 2181 sq ft: The flipper finishes are cringeworthy, but I expect this to go over a million. The 600 block of L St NE is one of the best-kept blocks in Near Northeast.
https://www.redfin.com/DC/Washington/605-L-St-NE-20002/home/9898265

$939,000 for 4br/3.5ba, 1870 sq ft: The location right on a busy stretch of Florida Ave is a dealbreaker for me. The off-white kitchen cabinets with the dust/pest-gathering gap between the uppers and ceiling would drive me crazy. These Wardman-style rows can be beautiful, but this one feels like lipstick on a pig.
https://www.redfin.com/DC/Washington/831-Florida-Ave-NE-20002/home/9902138

$899,000 for 3br/1.5 ba, 1300 sq ft: If you can get past the front door that screams "break into me!" This house is adorable, really nice details designed by someone with style, not someone picking out flipper finishes from Home Depot. I want to cook in that kitchen.
https://www.redfin.com/DC/Washington/1511-D-St-SE-20003/home/9919211

$895,000 for 3br/2ba, 1650 sq ft: Maury, pocket doors, and only partially painted brick.
https://www.redfin.com/DC/Washington/311-13th-St-NE-20002/home/9913253

$849,500 for 2br+den/2ba, 1300 sq ft: There was a discussion on another thread about why people are so determined to pay exorbitant amounts for ridiculously narrow rowhouses when you can get a more spacious, modern condo in the same neighborhood for the same price. I know the answer comes down to owning the land and not having to deal with an HOA and fees. But occasionally I see a condo listing that makes me question my decision to buy one of these 12' wide houses that can't hold a sofa and a tv in the same room.
https://www.redfin.com/DC/Washington/630-14th-St-NE-20002/unit-6/home/102142025

$738,500 for 2br/1.5ba, 936 sq ft: I don't understand why a home that looks so wide and tall has so little interior space and a completely nonfunctional layout. I don't think Capitol Hill's drunken poet listing agent is doing it any favors by pointing out "an acrobatically flexible floorplan in a yoga state of mind."
https://www.redfin.com/DC/Washington/1223-C-St-SE-20003/home/9911848

$650,000 for 3br/1.5 ba, 1406 sq ft: Estate sale in Kingman Park. Complete gut job. Probably will go to a flipper, and we'll see it back on the market in a year for close to a million, the brick facade ruined under a coat of gray paint.
https://www.redfin.com/DC/Washington/417-19th-St-NE-20002/home/10114691

PP, there’s also two more available in Kingman Park.


https://www.redfin.com/DC/Washington/524-Oklahoma-Ave-NE-20002/home/10112953

https://www.redfin.com/DC/Washington/1529-Isherwood-St-NE-20002/home/10114278

[Anonymous]

Anonymous wrote:$939,000 for 4br/3.5ba, 1870 sq ft: The location right on a busy stretch of Florida Ave is a dealbreaker for me. The off-white kitchen cabinets with the dust/pest-gathering gap between the uppers and ceiling would drive me crazy. These Wardman-style rows can be beautiful, but this one feels like lipstick on a pig.
https://www.redfin.com/DC/Washington/831-Florida-Ave-NE-20002/home/9902138

I was all set to disagree with you about the cabinets, because some space between the cabinets and the ceiling can be a handy place to put wireless speakers (or, at my grandmother's house, decorative baskets)—although I admit the space is probably better used in the cabinets. But these, where there's no more than a couple of inches of space? Yeah, that's bad.

As for the rest of it: $939k seems like a lot of money for an boring 1870sf flip right on Florida. I'm starting to get tired of seeing that "modern" house number typeface, too.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Thoughts on this one? Certainly spacious!

https://www.redfin.com/DC/Washington/5-Walter-Houp-Ct-NE-20002/home/9908709

I remember when that was on the market last year. It's not a good sign that it's for sale again already, even if the owners are moving for reasons unrelated to the house. It already has the "living in an alley" issue to overcome; the fact that the previous owners were only there a year doesn't help. I don't think it's a flip, either—as I recall, it was pretty cool-looking last year. Just, y'know, in an alley.

I could see some benefits to living in an alley. Ought to be fairly quiet, for one. And $1.2 million is a good price for 3,300 sf in Capitol Hill. But still...alley.

The alley is the least of it’s problems. It’s ugly.

[Anonymous]

Anonymous wrote:

Anonymous wrote:$950,000 for 4br/2.5ba, 2181 sq ft: The flipper finishes are cringeworthy, but I expect this to go over a million. The 600 block of L St NE is one of the best-kept blocks in Near Northeast.
https://www.redfin.com/DC/Washington/605-L-St-NE-20002/home/9898265

$939,000 for 4br/3.5ba, 1870 sq ft: The location right on a busy stretch of Florida Ave is a dealbreaker for me. The off-white kitchen cabinets with the dust/pest-gathering gap between the uppers and ceiling would drive me crazy. These Wardman-style rows can be beautiful, but this one feels like lipstick on a pig.
https://www.redfin.com/DC/Washington/831-Florida-Ave-NE-20002/home/9902138

$899,000 for 3br/1.5 ba, 1300 sq ft: If you can get past the front door that screams "break into me!" This house is adorable, really nice details designed by someone with style, not someone picking out flipper finishes from Home Depot. I want to cook in that kitchen.
https://www.redfin.com/DC/Washington/1511-D-St-SE-20003/home/9919211

$895,000 for 3br/2ba, 1650 sq ft: Maury, pocket doors, and only partially painted brick.
https://www.redfin.com/DC/Washington/311-13th-St-NE-20002/home/9913253

$849,500 for 2br+den/2ba, 1300 sq ft: There was a discussion on another thread about why people are so determined to pay exorbitant amounts for ridiculously narrow rowhouses when you can get a more spacious, modern condo in the same neighborhood for the same price. I know the answer comes down to owning the land and not having to deal with an HOA and fees. But occasionally I see a condo listing that makes me question my decision to buy one of these 12' wide houses that can't hold a sofa and a tv in the same room.
https://www.redfin.com/DC/Washington/630-14th-St-NE-20002/unit-6/home/102142025

$738,500 for 2br/1.5ba, 936 sq ft: I don't understand why a home that looks so wide and tall has so little interior space and a completely nonfunctional layout. I don't think Capitol Hill's drunken poet listing agent is doing it any favors by pointing out "an acrobatically flexible floorplan in a yoga state of mind."
https://www.redfin.com/DC/Washington/1223-C-St-SE-20003/home/9911848

$650,000 for 3br/1.5 ba, 1406 sq ft: Estate sale in Kingman Park. Complete gut job. Probably will go to a flipper, and we'll see it back on the market in a year for close to a million, the brick facade ruined under a coat of gray paint.
https://www.redfin.com/DC/Washington/417-19th-St-NE-20002/home/10114691

PP, there’s also two more available in Kingman Park.


https://www.redfin.com/DC/Washington/524-Oklahoma-Ave-NE-20002/home/10112953

https://www.redfin.com/DC/Washington/1529-Isherwood-St-NE-20002/home/10114278

Of the three Kingman Park homes on the market this weekend, seems like Oklahoma Avenue may be the best bet if you want something affordable that you can live in. The 19th street house has potential, but would assume you'd need at least $150-$200K to make it livable. Even if Oklahoma sells for $750, that would make 19th practically more expensive than Oklahoma. The Isherwood house for about $1.1 million is nice but may not have much immediate room for growth in terms of future equity.