Anonymous
Post 07/02/2021 09:36     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:I think this is the only new sub-$1M listing this week. Standard flip with grandiose language. Too close to Barracks Row to have no parking for my liking. I have no idea if it's priced correctly -- it's tiny at 1300 sq ft, but the location is really convenient.

https://www.redfin.com/DC/Washington/535-10th-St-SE-20003/home/9905412


Those bedrooms are particularly tiny, but yeah it's a nice location. I'd love that house if I were rich and single.
Anonymous
Post 07/02/2021 09:19     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:
Anonymous wrote:Well this one will be interesting.

It used to be one of those cute one story houses on the Hill, but a developer bought it, gutted it and turned it into a 5 bedroom that is a two bedroom apartment on the first floor and a three bedroom house on the second and third floors. Selling it all together for $1.9 million.

https://www.redfin.com/DC/Washington/1351-C-St-NE-20002/home/9913704

Setting aside the new exterior (which is a total eyesore on a block full of small 2 bedroom homes), I'm curious what people think of the developer's strategy. I just can't imagine wanting to live only in the 2nd and 3rd floor of a house I'd paid $1.9 million for - having to go upstairs, etc. But then the first floor feels unnecessarily nice for an income rental. Perhaps it works for a multigenerational family? But how many of those are there shopping on the Hill at this price point?


When I have seen listings like this before, usually the two units are also listed separately so you have the option of buying the building or just one unit. There was one on I Street like this (I think near 11th?) last year and I was curious what would happen, but ultimately the units sold separately (the bottom unit took longer to sell, which is typical).

I personally would not want to be the landlord to a unit that large. They say in the listing you could use it as an in-law residence, Airbnb, or rental unit, and the only one that makes sense to me is the in-law unit (if you could afford it, that would actually be a pretty great set up, assuming you got along with your ILs). Renting something like that out as an Airbnb would be a part-time job and could be very annoying while living there (noise, parties, total strangers in and out of your house all the time) and long-term renters would be only a little better.

I wouldn't be surprised if we see the units listed separately in a few weeks if the seller doesn't get any bites on the building.


23 days and counting. Seems likely they shift to listing the units separately. If they do, it will be interesting to see the pricing strategy for each unit.

It makes you wonder if they would have been better off just popping up to a single 3 or 4 bedroom home - which there is clearly a market for on the Hill.
Anonymous
Post 07/02/2021 08:44     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
I think this is the only new sub-$1M listing this week. Standard flip with grandiose language. Too close to Barracks Row to have no parking for my liking. I have no idea if it's priced correctly -- it's tiny at 1300 sq ft, but the location is really convenient.

https://www.redfin.com/DC/Washington/535-10th-St-SE-20003/home/9905412
Anonymous
Post 07/02/2021 08:37     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:DIYers will enjoy some of the listings this week. Grab some properties that need gut jobs before the flippers get them.

$995k for 2br/2.5ba in 1301 sq ft: Super pricey but one of the most picturesque blocks in the city.
https://www.redfin.com/DC/Washington/140-Duddington-Pl-SE-20003/home/9890556

$988k for 3br/2ba in 2193 sq ft: Rental unit and driveway a block from Lincoln Park. Can't make any sense of the writeup.
https://www.redfin.com/DC/Washington/903-Massachusetts-Ave-NE-20002/home/9904692

$925k for 3br/2ba in 1548 sq ft: "A Capitol Hill classic on a quiet one way street just one block south of Lincoln Park features beautiful built-ins, 2 fireplaces and hardwood floors throughout."
https://www.redfin.com/DC/Washington/121-13th-St-SE-20003/home/9911342

$899k for 2br/1.5ba in 1288 sq ft: A carriage house (detached garage + upper level bonus room) makes up for the main house having only two bedrooms. Enjoy the textured kitchen.
https://www.redfin.com/DC/Washington/211-14th-St-NE-20002/home/9916490

$850k for 3br/1.5ba in 1324 sq ft: Another Emerald St home. I actually have no idea of the condition because there are no pictures, and the listing just makes it sound like they put some lipstick on a pig. But it's a $100k more than the other Emerald house that is still on the market, so maybe it really is the most charming house on the street.
https://www.redfin.com/DC/Washington/1344-Emerald-St-NE-20002/home/9912966

$800k for 3br/2ba in 2362 sq ft: The listing make it sounds like this has restoration potential with original woodwork, but it's hard to tell without any interior photos.
https://www.redfin.com/DC/Washington/920-8th-St-NE-20002/home/9901033

$799k for 2br/2ba in 1020 sq ft: It's not a terrible renovation and I don't even know why I'm still surprised that these little 12' wide houses can go for this high.
https://www.redfin.com/DC/Washington/251-14th-Pl-NE-20002/home/9916562

$779k for 1br/1.5ba in 872 sq ft: Former storefront turned loft. LOL at "Free non zone 6 parking space right in front of the home, 1st come 1st serve."
https://www.redfin.com/DC/Washington/109-8th-St-NE-20002/home/28852360

$750k for 3br/2ba in 1816 sq ft: This one actually looks fairly decent, which makes the low price baffling. Priced for a bidding war or to hide hidden terror?
https://www.redfin.com/DC/Washington/645-14th-Pl-NE-20002/home/166623064

$735k for 3br/1.5ba in 1406 sq ft: An estate sale. I actually feel a bit touched because of the presence of the artwork that was in every Baptist home growing up.
https://www.redfin.com/DC/Washington/1214-G-St-NE-20002/home/9909976

$699k for 2br/2b in 1382 sq ft: It's below grade and a condo, but bordering Lincoln Park makes it worth including here.
https://www.redfin.com/DC/Washington/1200-E-Capitol-St-NE-20002/unit-1/home/9911115

$650k for 2br/1ba in 672 sq ft: Here's your condo alternative for the week, located in an alley.
https://www.redfin.com/DC/Washington/7-Gessford-Ct-SE-20003/home/10177557


All pending except the bolded.
Anonymous
Post 06/29/2021 11:50     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:
Anonymous wrote:
Anonymous wrote:Same for 1341 Independence Ct SE after more than 90 days...

https://www.redfin.com/DC/Washington/1341-Independence-Ct-SE-20003/home/10338243


The homes in that particular development always seem to sit. Anyone know why?


Whats strange to me is the market in this development is all over the place.

For example this townhouse was listed for less but went into contract in 5 days, albeit for list price
https://www.redfin.com/DC/Washington/1347-Independence-Ct-SE-20003/home/10338250

This other townhouse was listed for more than this one and went into contract in 13 days, but who knows what the final price is yet
https://www.redfin.com/DC/Washington/1335-Independence-Ct-SE-20003/home/10338236

This other townhouse facing South Carolina quickly when into contract in 1 day.
https://www.redfin.com/DC/Washington/1344-S-Carolina-Ave-SE-20003/home/10338288

So maybe market timing, staging/renovations and the right price?


Just FYI, the South Carolina houses are quite a bit different in that they do not have a fourth floor (they have a much larger roof deck instead). They have front yards, which is nice, but have less interior square footage.

The Independence Ct houses do have a fourth floor, but the configuration can differ. In some, the fourth floor is divided into a den and bedroom. In others, like 1341, the fourth floor is one big open space. They describe the house as having 3 bedrooms because they are treating that open space as a bedroom. But many buyers would not want a third bedroom that is one large open space opening into a stairwell (no door).
Anonymous
Post 06/29/2021 11:43     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:
Anonymous wrote:Same for 1341 Independence Ct SE after more than 90 days...

https://www.redfin.com/DC/Washington/1341-Independence-Ct-SE-20003/home/10338243


The homes in that particular development always seem to sit. Anyone know why?


Whats strange to me is the market in this development is all over the place.

For example this townhouse was listed for less but went into contract in 5 days, albeit for list price
https://www.redfin.com/DC/Washington/1347-Independence-Ct-SE-20003/home/10338250

This other townhouse was listed for more than this one and went into contract in 13 days, but who knows what the final price is yet
https://www.redfin.com/DC/Washington/1335-Independence-Ct-SE-20003/home/10338236

This other townhouse facing South Carolina quickly when into contract in 1 day.
https://www.redfin.com/DC/Washington/1344-S-Carolina-Ave-SE-20003/home/10338288

So maybe market timing, staging/renovations and the right price?
Anonymous
Post 06/29/2021 10:06     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:
Anonymous wrote:Same for 1341 Independence Ct SE after more than 90 days...

https://www.redfin.com/DC/Washington/1341-Independence-Ct-SE-20003/home/10338243


The homes in that particular development always seem to sit. Anyone know why?

My theory is that it's basically a bunch of suburban townhomes plopped in a corner of Capitol Hill. They were built 17 years ago, so you don't get historical charm or brand-new finishes.

We looked at one of the units last year. It seemed...fine, if kind of cheaply done in places. But the standard townhome model wasn't for us: basically no outdoor space except for a roof deck (and nowhere to add any); ground floor space dedicated to a garage, which means always going up a flight of stairs to get the the main level, plus the "what do we do with this space?" front room by the door. I get that design in the suburbs: you need a space to park the car(s). But it's kind of a car-centric design for Capitol Hill, IMO.
Anonymous
Post 06/29/2021 09:49     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:Same for 1341 Independence Ct SE after more than 90 days...

https://www.redfin.com/DC/Washington/1341-Independence-Ct-SE-20003/home/10338243


The homes in that particular development always seem to sit. Anyone know why?
Anonymous
Post 06/29/2021 09:36     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Same for 1341 Independence Ct SE after more than 90 days...

https://www.redfin.com/DC/Washington/1341-Independence-Ct-SE-20003/home/10338243
Anonymous
Post 06/29/2021 06:54     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Emerald is finally pending after 70 days!

https://www.redfin.com/DC/Washington/1335-Emerald-St-NE-20002/home/9912879
Anonymous
Post 06/28/2021 14:28     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:
Anonymous wrote:Why do you think this one has been sitting so long? I know the layout is a bit quirky and the bathrooms could use an update, but very spacious overall even if there are only 3 official bedrooms, there is also a den room. Maybe people don't like the big condo building being next door?

https://www.redfin.com/DC/Washington/629-5th-St-NE-20002/home/9896708


Pretty sure that’s a house next door. Or, at least, that’s the impression it gives from the street. (I guess it could be a very small condo building.) It’s a quirky layout for sure, and many people hate the basement kitchen thing. I’d have to see inside to know for sure but that cutout that brings all the light into the kitchen/basement also eliminates a lot of usable floor space.

Those are two condos next door:

https://www.redfin.com/DC/Washington/625-5th-St-NE-20002/unit-1/home/113745659
https://www.redfin.com/DC/Washington/625-5th-St-NE-20002/unit-2/home/108560160

I think it's just overpriced. $1.25M isn't unreasonable for 2100sf, especially that close to Union Station, but it is a bit on the high end—and it's more likely to be the result of a bidding war for a house that listed lower than a good starting price. And I'm seeing right that they listed it in May at $1.2M, then increased the price two weeks later to $1.25M? That does not sound like the strategy of a motivated seller.
Anonymous
Post 06/28/2021 13:52     Subject: Are these H St. NE / Capitol Hill houses priced appropriately?
$1.2m with no storage or garage and close to the new dispensaries on H Street, so tight parking. No thanks.
Anonymous
Post 06/28/2021 13:48     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:Why do you think this one has been sitting so long? I know the layout is a bit quirky and the bathrooms could use an update, but very spacious overall even if there are only 3 official bedrooms, there is also a den room. Maybe people don't like the big condo building being next door?

https://www.redfin.com/DC/Washington/629-5th-St-NE-20002/home/9896708


Pretty sure that’s a house next door. Or, at least, that’s the impression it gives from the street. (I guess it could be a very small condo building.) It’s a quirky layout for sure, and many people hate the basement kitchen thing. I’d have to see inside to know for sure but that cutout that brings all the light into the kitchen/basement also eliminates a lot of usable floor space.
Anonymous
Post 06/28/2021 13:37     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Why do you think this one has been sitting so long? I know the layout is a bit quirky and the bathrooms could use an update, but very spacious overall even if there are only 3 official bedrooms, there is also a den room. Maybe people don't like the big condo building being next door?

https://www.redfin.com/DC/Washington/629-5th-St-NE-20002/home/9896708
Anonymous
Post 06/26/2021 16:20     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:
Anonymous wrote:That basement is creepy AF. I wouldn't want to go down there for laundry. I also wouldn't want to store anything there without significant investment in systems to control moisture and pests.

What's creepy about it? It looks like a typical unfinished basement to me.


Evil lurks in the night. I guess I'm a finished basement kind of gal. I'd rather have no basement at all than an unfinished one.