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

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[quote=Anonymous][quote=Anonymous][quote=Anonymous][quote=Anonymous]Another Emerald Street house just came up for sale:

3BR, 1.5BA, 1491 sqft, $875,000:
https://www.redfin.com/DC/Washington/1313-Emerald-St-NE-20002/home/9912852

I rather like it (except for the stupid round-window Home Depot door).  It's a little larger than the other two Emerald houses that we've talked about, by about 140 sqft.

BTW, 1335 Emerald closed at $940k yesterday.  1312 Emerald is scheduled to close today (list price was $869k). [/quote]

So the extra square footage came from having essentially no yard? Just a front and back patio?[/quote]

I'm trying to decide if I think the bump out is worth the loss of outdoor space. I agree with others it wasn't much to begin with, but one problem with the bump out is that it makes that main floor longer and thus darker in the middle -- the layout doesn't maximize the light coming in from either end, so the kitchen/dining wind up having almost no natural light except a little coming in from the back door. Without the bump out, you could have a sunny kitchen which to me is an intangible that helps a lot with livability. I think my inclination if this was my house would be keep the little yard/patio so I could do some small outdoor dining and a grill and have more light in the main floor. But I get that sellers are often trying to maximize square footage. My feeling is this is a tiny house suitable for 1-2 people or maybe a family of 3 if they are used to very compact living, and a little office of the kitchen doesn't change that -- I don't think a family of 4 is going to work in this house even with the bump out.[/quote]

The issue with these Emerald houses is there is very little storage space in most of them, so you have to get really creative, particularly if you have kids. The family we know on Emerald has one kid and it's cluttered. I cannot see raising two kids comfortably in one of these houses, but they'd be okay for singles or DINKs who don't have a ton of stuff and don't mind being limited to the bus as far as transit goes (it's not a particularly short walk to the Metro, and street parking on that block can be *rough*). [/quote]

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