Moving into the fall market....

$977k - 5br/3.5ba: Hideous, and still probably overpriced even after the $219k price drop. It will take a LOT of time and money to undo the half-assed renovations that must have been piled on over the years.
https://www.redfin.com/DC/Washington/633-8th-St-NE-20002/home/9902585

$950k - 3br/1.5ba: Nothing stands out as particularly amazing about this house, but overall I like the vibe. It's a tricky one to price because on one hand, bayfront Victorian two blocks from Union Station, but on the other hand, tiny rooms, no basement, and only one bathroom. Similar ones have had trouble selling recently, and I don't know that they'll get list for this.
https://www.redfin.com/DC/Washington/321-F-St-NE-20002/home/9893190

$869k - 3br/2.5ba: Standard renovation, minus the hideous popups of its neighbors. Offstreet parking a plus. I would consider this a 2br, as the the 3rd bedroom is off the kitchen, has just sliding barn door, and opens directly onto the parking pad. I think the list price might be a tad high for one of these 11-12' wide houses.
https://www.redfin.com/DC/Washington/930-9th-St-NE-20002/home/9902264

$809k - 2br/2ba: Decent price for size and location halfway between Eastern Market and Lincoln Park. Parking would be tough, but could be a great choice for a car-free household.
https://www.redfin.com/DC/Washington/202-10th-St-SE-20003/home/9907199

$799k - 3br/2ba: Bold design choices that don't fit the style of the house at all. I know I should be grateful that someone is doing something other the standard gray/white flip, but I don't know about this one. Right next to the elementary school, for better or for worse.
https://www.redfin.com/DC/Washington/1023-6th-St-NE-20002/home/10229581

$750k - 3br/2ba: This one has actually been on the market for a month and half, and suffered the same fate the red house two doors down did when it to forever to sell -- an aggressively high list price that had to be drastically lowered. I like (most of) the paint colors and wouldn't be in a hurry to upgrade. Can't change the location on 8th St.
https://www.redfin.com/DC/Washington/1110-8th-St-NE-20002/home/9900822

$649k - 1br/1ba: Condo alternative on a cute little block. Seems like a decent use of space for the size, with room for personal improvements. Perhaps some creativity could turn the area at the top of the stairs where the w/d is into a little den. A couple of houses on the block are currently under renovation, so there's definitely opportunity to expand here.
https://www.redfin.com/DC/Washington/222-Parker-St-NE-20002/home/9890881

Anyone have thoughts on why this one hasn't sold? It listed on Aug. 13 for $1,149,000, had a price drop a week later to $1,095,000, and it's been there since:

4BR/2.5BA, 2146 sf:
https://www.redfin.com/DC/Washington/716-3rd-St-NE-20024/home/9891003

It might be a little close to H, but that seems like a great location close to Union Station. The kitchen does look really tiny from the photos (I don't think you could even open the oven door all the way) and it backs to a large apartment or condo building, so maybe that's hurting the value?

Anonymous wrote:

Anonymous wrote:Another Emerald Street house on the market! Cosmetically nicer than the recent ones that had trouble selling. I like the upper-level veranda and the built-ins in the bedroom. $824k does feel a bit high considering how long houses have been sitting throughout the neighborhood in recent months.

https://www.redfin.com/DC/Washington/1310-Emerald-St-NE-20002/home/9912994

Wow, already pending.

No worries. An almost identical house was listed today. I literally did a double take and had to go back and compare to make sure it wasn't the same house relisted.

https://www.redfin.com/DC/Washington/1375-Emerald-St-NE-20002/home/9912919

Anonymous wrote:Another Emerald Street house on the market! Cosmetically nicer than the recent ones that had trouble selling. I like the upper-level veranda and the built-ins in the bedroom. $824k does feel a bit high considering how long houses have been sitting throughout the neighborhood in recent months.

https://www.redfin.com/DC/Washington/1310-Emerald-St-NE-20002/home/9912994

Wow, already pending.

Anonymous wrote:

Anonymous wrote:Another Emerald Street house on the market! Cosmetically nicer than the recent ones that had trouble selling. I like the upper-level veranda and the built-ins in the bedroom. $824k does feel a bit high considering how long houses have been sitting throughout the neighborhood in recent months.

https://www.redfin.com/DC/Washington/1310-Emerald-St-NE-20002/home/9912994

Damn it, I really like this one and think it's appropriately priced (but still too high for us). Normally I feel like the houses on this street are overpriced but they did a good job making the most of the space on this one. I really like the main floor and the master bedroom, and that 3rd bedroom is key for selling over the 800k mark. I think this will go fast.

The veranda is nice but I just can't get over how small those bedrooms are (which I guess is what happens when you squeeze three of them into 1,300 square feet). Asking more than $800k for three tiny bedrooms on a street with bad parking and a 20-minute-plus walk to the Metro is a bit much.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:34 days (tho more like 14 months):
https://www.redfin.com/DC/Washington/622-Maryland-Ave-NE-20002/home/9899173

Ah, yes. A "Grand Victorian row home" that's had everything grand and Victorian stripped out of it in favor of whatever's on HGTV this week. Its failure to sell probably has more to do with being on a fairly busy stretch of Maryland and having no private outdoor space (and, well, price), but I'll still choose to see it as a cautionary example of not doing tasteless renovations.

Price is too high, drop it to a solid mil and it would sell instantly. Measurements have no meaning, inches from the park? Okay. Maryland Ave has been under construction for years and will probably continue to be under construction for the next 50 years. But the street view has this house fronting D St, which is a much better prospect. I don't know why someone would go through the trouble of renovating an entire house but not touch the basement rental unit. (I shudder to think that what's pictured *is* the update.) That basement kitchen is horrendous, which is a shame because the unit overall seems to be a good size with decent natural light, a rarity for English basements. The math is very fuzzy on the rental income. $1875 a month is not $35k a year. That's a high annual income for a basement even for an Air BnB that's booked almost every night.

Price does seem too high... Especially given the lack of parking and backyard. The $36K/year for an Airbnb rental sounds about right, tho. That is what I grossed pre 2020 from mine, just a few blocks away.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:34 days (tho more like 14 months):
https://www.redfin.com/DC/Washington/622-Maryland-Ave-NE-20002/home/9899173

Ah, yes. A "Grand Victorian row home" that's had everything grand and Victorian stripped out of it in favor of whatever's on HGTV this week. Its failure to sell probably has more to do with being on a fairly busy stretch of Maryland and having no private outdoor space (and, well, price), but I'll still choose to see it as a cautionary example of not doing tasteless renovations.

Price is too high, drop it to a solid mil and it would sell instantly. Measurements have no meaning, inches from the park? Okay. Maryland Ave has been under construction for years and will probably continue to be under construction for the next 50 years. But the street view has this house fronting D St, which is a much better prospect. I don't know why someone would go through the trouble of renovating an entire house but not touch the basement rental unit. (I shudder to think that what's pictured *is* the update.) That basement kitchen is horrendous, which is a shame because the unit overall seems to be a good size with decent natural light, a rarity for English basements. The math is very fuzzy on the rental income. $1875 a month is not $35k a year. That's a high annual income for a basement even for an Air BnB that's booked almost every night.

From what I can see, it looks like it fronts to Maryland but backs to D. Photos 26-28 on the Redfin listing are on the Maryland side of the house; picture 29 is the D street side. The "front" door to the basement is on the D street side, though.

The basement doesn't look that bad to me, really. I may like it more than the main house. But yeah, I have no idea what "an established reputation and income of over $35K per year but currently rented for $1875/month" is supposed to mean (I actually hadn't read that far down the wall o' text to see it until you pointed it out—I kind of want to see what kind of wacky description Tom Faisal would write for this one). I guess you're on to something with the $35k maybe being what they claim to have been AirBnB income—it's also the only way "established reputation" makes any sense.

27 days, $919K, no price drop:
https://www.redfin.com/DC/Washington/716-13th-St-NE-20002/home/9909935

Again, there's such a thing as being too close to H street. And corner units aren't for everyone—you can avoid sharing one wall with someone, but you give up private outdoor space.