Anonymous wrote:

Anonymous wrote:The third bedroom is almost 12' x 13'. In what universe is that not a real bedroom?

A universe in which bedrooms have closets.

I think that enough people are looking for a home office right now that this won't be a negative for the house.

Things above $1.1 can take longer to sell around here, but my guess is that it either sells for list, or it sells for more than $1.1, and that it's on the market for no more than 30 days. Nice houses of this size are in short supply.

Anonymous wrote:The third bedroom is almost 12' x 13'. In what universe is that not a real bedroom?

A universe in which bedrooms have closets.

Anonymous wrote:

Anonymous wrote:Is this one priced right? Redfin says hot home... https://www.redfin.com/DC/Washington/627-8th-St-NE-20002/home/9902578

Reno looks nice, but it's on a busy street near 8th/H. Only one bath upstairs and basement ceiling seems low.

I don't get the pricing in that area. It seems similar to places closer to Lincoln Park... Where you have the park, less crime, Maury, 10+ min to Eastern Market/METRO/TJs, 15 minutes to Barracks Row and can still walk to H Street...

Am I missing something?

$1.2M for a 1600 sqft 3BR/2.5BA seems kind of steep to me—especially since iit's more of a 2BR+/2.5BA. One of the BRs, marked as a "sitting room" on the floor plan, has a lot of shelves and no closet. That might actually make for a pretty good home office space, but it won't work for a family who needs three actual bedrooms.

The location is fine. Not wonderful, not bad. It's reasonably close to Union Station, and it's not too close to H street IMO. But being on 8th isn't ideal because of the traffic, and the block its on has Pickford street behind it, meaning there's no yard or parking.

So I'm going to come down on the side of "overpriced," but maybe not by a lot.

The third bedroom is almost 12' x 13'. In what universe is that not a real bedroom?

I predict it’ll go for closer to 1 million, maybe just under 1.1, but that’s more because the renovation is not brand new or ultra trendy. It’s pretty big—that kitchen looks huge—and that block of 8th isn’t busy at all. In fact, it’s one of the best illustrations of the “block-by-block” nature of the Hill/H Street area.

Anonymous wrote:

Anonymous wrote:Is this one priced right? Redfin says hot home... https://www.redfin.com/DC/Washington/627-8th-St-NE-20002/home/9902578

Reno looks nice, but it's on a busy street near 8th/H. Only one bath upstairs and basement ceiling seems low.

I don't get the pricing in that area. It seems similar to places closer to Lincoln Park... Where you have the park, less crime, Maury, 10+ min to Eastern Market/METRO/TJs, 15 minutes to Barracks Row and can still walk to H Street...

Am I missing something?

$1.2M for a 1600 sqft 3BR/2.5BA seems kind of steep to me—especially since iit's more of a 2BR+/2.5BA. One of the BRs, marked as a "sitting room" on the floor plan, has a lot of shelves and no closet. That might actually make for a pretty good home office space, but it won't work for a family who needs three actual bedrooms.

The location is fine. Not wonderful, not bad. It's reasonably close to Union Station, and it's not too close to H street IMO. But being on 8th isn't ideal because of the traffic, and the block its on has Pickford street behind it, meaning there's no yard or parking.

So I'm going to come down on the side of "overpriced," but maybe not by a lot.

This is a fair assessment. I'm curious to see how it does because I feel like I've seen a lot of this type of thing on the Hill recently -- a decent sized row home with a kind of weird layout and some pluses (some original character, finished basement) and some minuses (outside area is pretty lackluster, and yes, not really a true three bedroom in the functional sense), all pushing around that $1million+ range. This is like the third one on 8th street within a few blocks of H Street this summer. I'm trying to figure out if these folks are just getting dollar signs in their eyes or if the baseline has actually shifted that much. Probably the latter, which is good for my property values but really bad for my chances of ever upgrading to a larger home in the area.

Anonymous wrote:Is this one priced right? Redfin says hot home... https://www.redfin.com/DC/Washington/627-8th-St-NE-20002/home/9902578

Reno looks nice, but it's on a busy street near 8th/H. Only one bath upstairs and basement ceiling seems low.

I don't get the pricing in that area. It seems similar to places closer to Lincoln Park... Where you have the park, less crime, Maury, 10+ min to Eastern Market/METRO/TJs, 15 minutes to Barracks Row and can still walk to H Street...

Am I missing something?

$1.2M for a 1600 sqft 3BR/2.5BA seems kind of steep to me—especially since iit's more of a 2BR+/2.5BA. One of the BRs, marked as a "sitting room" on the floor plan, has a lot of shelves and no closet. That might actually make for a pretty good home office space, but it won't work for a family who needs three actual bedrooms.

The location is fine. Not wonderful, not bad. It's reasonably close to Union Station, and it's not too close to H street IMO. But being on 8th isn't ideal because of the traffic, and the block its on has Pickford street behind it, meaning there's no yard or parking.

So I'm going to come down on the side of "overpriced," but maybe not by a lot.

Anonymous wrote:

Anonymous wrote:Is this one priced right? Redfin says hot home... https://www.redfin.com/DC/Washington/627-8th-St-NE-20002/home/9902578

Reno looks nice, but it's on a busy street near 8th/H. Only one bath upstairs and basement ceiling seems low.

I don't get the pricing in that area. It seems similar to places closer to Lincoln Park... Where you have the park, less crime, Maury, 10+ min to Eastern Market/METRO/TJs, 15 minutes to Barracks Row and can still walk to H Street...

Am I missing something?

If you're more than a block from 8th and H then it's not a big factor. Agreed that 8th can be busy. It's a 14 minute walk to Union Station, vs. a 13 minute walk from Lincoln Park to Eastern Market station, plus you have the streetcar and major bus lines nearby, so it actually comes out ahead In terms of accessibility. H Street + Union Market is bigger than Eastern Market + Barracks Row, and H Street & Whole Foods are right there (and you can still walk to Eastern Market). Ludlow-Taylor feeds into a middle school with a better reputation than that one that Maury feeds into.

Lincoln Park is great too, but it's not really that hard to understand how they could be priced similarly.

Lol sorry, than *the* one that Maury feeds into. Didn't mean to make it sound pejorative.

Anonymous wrote:Is this one priced right? Redfin says hot home... https://www.redfin.com/DC/Washington/627-8th-St-NE-20002/home/9902578

Reno looks nice, but it's on a busy street near 8th/H. Only one bath upstairs and basement ceiling seems low.

I don't get the pricing in that area. It seems similar to places closer to Lincoln Park... Where you have the park, less crime, Maury, 10+ min to Eastern Market/METRO/TJs, 15 minutes to Barracks Row and can still walk to H Street...

Am I missing something?

If you're more than a block from 8th and H then it's not a big factor. Agreed that 8th can be busy. It's a 14 minute walk to Union Station, vs. a 13 minute walk from Lincoln Park to Eastern Market station, plus you have the streetcar and major bus lines nearby, so it actually comes out ahead In terms of accessibility. H Street + Union Market is bigger than Eastern Market + Barracks Row, and H Street & Whole Foods are right there (and you can still walk to Eastern Market). Ludlow-Taylor feeds into a middle school with a better reputation than that one that Maury feeds into.

Lincoln Park is great too, but it's not really that hard to understand how they could be priced similarly.

Is this one priced right? Redfin says hot home... https://www.redfin.com/DC/Washington/627-8th-St-NE-20002/home/9902578

Reno looks nice, but it's on a busy street near 8th/H. Only one bath upstairs and basement ceiling seems low.

I don't get the pricing in that area. It seems similar to places closer to Lincoln Park... Where you have the park, less crime, Maury, 10+ min to Eastern Market/METRO/TJs, 15 minutes to Barracks Row and can still walk to H Street...

Am I missing something?

Anonymous wrote:
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

I forgot to mention my "favorite" part of this one: the table and chairs they crammed into the kitchen in the mistaken belief that it would make the room look larger. I want to see four people try to sit around that table at the same time. Or one person attempt to walk around it.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

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.

The agent got really tricky. Picture 7 of that Redfin listing looks like it shows a queen bed with the perspective making the bed seem short, but no—they took a twin bed, put it against the wall, and arranged the bedding legnthwise so it's like a queen bed for lreprechauns. Cute staging, but a teeny tiny room.

Oh, that is a trick. Good eye!

I actually like this one thought. Lack of parking doesn't bother me that much and a small third bedroom makes for a good office or nursery, especially when you have a finished basement for guests. But the price does feel high... though I feel that way about pretty much every row house on the hill that goes for over 800k (excepting the 4-6 bedroom mansions).

Two of the bedrooms are really small, though. It's not as obvious from the pictures, but if the virtual tour measurements are right, that BR is only about 7'6" across.

According to Zillow, it's been on the market since 7/23. Probably due for a price drop, IMO.

Anonymous wrote:A few new ones this week!

Thanks for the continued updates! This is my favorite ongoing thread on these forums.

Alas, no winners in this week's bunch, IMO. Plus, we have two more instances of my personal bugaboo: the Home Depot oval-window door.

Anonymous wrote:
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

Also, judging by the pictures: only window units for A/C.

Anonymous wrote:

Anonymous wrote:

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.

The agent got really tricky. Picture 7 of that Redfin listing looks like it shows a queen bed with the perspective making the bed seem short, but no—they took a twin bed, put it against the wall, and arranged the bedding legnthwise so it's like a queen bed for lreprechauns. Cute staging, but a teeny tiny room.

Oh, that is a trick. Good eye!

I actually like this one thought. Lack of parking doesn't bother me that much and a small third bedroom makes for a good office or nursery, especially when you have a finished basement for guests. But the price does feel high... though I feel that way about pretty much every row house on the hill that goes for over 800k (excepting the 4-6 bedroom mansions).

Anonymous wrote:

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.

The agent got really tricky. Picture 7 of that Redfin listing looks like it shows a queen bed with the perspective making the bed seem short, but no—they took a twin bed, put it against the wall, and arranged the bedding legnthwise so it's like a queen bed for lreprechauns. Cute staging, but a teeny tiny room.

Anonymous wrote:

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.

Kitchen feels too IKEA, I wouldn't want to deal with that many trees on my property, and it's a price point where a parking pad would be expected. Also, many people would not want to live opposite an elementary school and playing field that in normal times can be pretty noisy.