Anonymous
02/17/2022 09:49
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:Anonymous wrote:Anonymous wrote:This house seems priced low at under $900. Nice house!
https://www.redfin.com/DC/Washington/1241-Maryland-Ave-NE-20002/home/9910242
It IS nice! And Maryland Ave is so much pleasanter after the redo. Much more like a boulevard. The reason this is under 900k (barely) is because there are really only two bedrooms, looks like. The 3rd is really a flex space in the basement. It’s still a nice house and a great neighborhood.
Oh wow I love that one. I think 900k is right though, despite having a lot of great features (good light, updated kitchen, outdoor space, decent sized master bedroom, separate TV/play area in finished basement). This is the stuff that keeps it lower:
- No main floor bathroom, and no en suite bath for master. And the bath in the basement is dated and looks pretty utilitarian. That is a tough sell for me, even at 900k.
- Second bedroom is smaller and third bedroom isn't really a room -- I think they are fudging on the "3 bedroom" thing. You could use that downstairs room as a guest room or maybe an IL suite, but most people would not use it as a kid's room, for instance.
This place is like a really, really nice, slightly bigger condo alternative. But it lacks a lot of the convenience and amenities of many of the rowhouses we're starting to see go for $1m+. They'll probably get 900k but I think it's honestly overpriced for what it is, especially because you could get an actual condo with a better bathroom situation for about 100k less.
I agree. It looks nice at first glance, but as someone who would love to be able to buy a 3BR in Capitol Hill for $900k...this isn't a 3BR. It's a 1470 sf 2BR with a small second BR.
The main floor layout is kind of odd, too—I kind of hate how much space the kitchen takes up. If you want a dining room table, you'd have to put it in the living room.
And it looks to me like there's hardly any outdoor space at all in back.
Anonymous
02/16/2022 11:24
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:Anonymous wrote:Anonymous wrote:This house seems priced low at under $900. Nice house!
https://www.redfin.com/DC/Washington/1241-Maryland-Ave-NE-20002/home/9910242
It IS nice! And Maryland Ave is so much pleasanter after the redo. Much more like a boulevard. The reason this is under 900k (barely) is because there are really only two bedrooms, looks like. The 3rd is really a flex space in the basement. It’s still a nice house and a great neighborhood.
Oh wow I love that one. I think 900k is right though, despite having a lot of great features (good light, updated kitchen, outdoor space, decent sized master bedroom, separate TV/play area in finished basement). This is the stuff that keeps it lower:
- No main floor bathroom, and no en suite bath for master. And the bath in the basement is dated and looks pretty utilitarian. That is a tough sell for me, even at 900k.
- Second bedroom is smaller and third bedroom isn't really a room -- I think they are fudging on the "3 bedroom" thing. You could use that downstairs room as a guest room or maybe an IL suite, but most people would not use it as a kid's room, for instance.
This place is like a really, really nice, slightly bigger condo alternative. But it lacks a lot of the convenience and amenities of many of the rowhouses we're starting to see go for $1m+. They'll probably get 900k but I think it's honestly overpriced for what it is, especially because you could get an actual condo with a better bathroom situation for about 100k less.
But it's close to Toki Underground -- that place is awesome...
Anonymous
02/16/2022 11:24
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:Anonymous wrote:This house seems priced low at under $900. Nice house!
https://www.redfin.com/DC/Washington/1241-Maryland-Ave-NE-20002/home/9910242
It IS nice! And Maryland Ave is so much pleasanter after the redo. Much more like a boulevard. The reason this is under 900k (barely) is because there are really only two bedrooms, looks like. The 3rd is really a flex space in the basement. It’s still a nice house and a great neighborhood.
Plus, one of the upstairs bedrooms is tiny and there's no restroom on the first floor. It's a nice enough house, but it has some things working against it (and I think the low-seeming asking price reflects that).
Anonymous
02/16/2022 11:19
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:Anonymous wrote:This house seems priced low at under $900. Nice house!
https://www.redfin.com/DC/Washington/1241-Maryland-Ave-NE-20002/home/9910242
It IS nice! And Maryland Ave is so much pleasanter after the redo. Much more like a boulevard. The reason this is under 900k (barely) is because there are really only two bedrooms, looks like. The 3rd is really a flex space in the basement. It’s still a nice house and a great neighborhood.
Oh wow I love that one. I think 900k is right though, despite having a lot of great features (good light, updated kitchen, outdoor space, decent sized master bedroom, separate TV/play area in finished basement). This is the stuff that keeps it lower:
- No main floor bathroom, and no en suite bath for master. And the bath in the basement is dated and looks pretty utilitarian. That is a tough sell for me, even at 900k.
- Second bedroom is smaller and third bedroom isn't really a room -- I think they are fudging on the "3 bedroom" thing. You could use that downstairs room as a guest room or maybe an IL suite, but most people would not use it as a kid's room, for instance.
This place is like a really, really nice, slightly bigger condo alternative. But it lacks a lot of the convenience and amenities of many of the rowhouses we're starting to see go for $1m+. They'll probably get 900k but I think it's honestly overpriced for what it is, especially because you could get an actual condo with a better bathroom situation for about 100k less.
Anonymous
02/16/2022 10:55
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:This house seems priced low at under $900. Nice house!
https://www.redfin.com/DC/Washington/1241-Maryland-Ave-NE-20002/home/9910242
It IS nice! And Maryland Ave is so much pleasanter after the redo. Much more like a boulevard. The reason this is under 900k (barely) is because there are really only two bedrooms, looks like. The 3rd is really a flex space in the basement. It’s still a nice house and a great neighborhood.
Anonymous
02/16/2022 10:17
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
This house seems priced low at under $900. Nice house!
https://www.redfin.com/DC/Washington/1241-Maryland-Ave-NE-20002/home/9910242
https://www.redfin.com/DC/Washington/1241-Maryland-Ave-NE-20002/home/9910242
Anonymous
02/12/2022 12:08
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
A few houses that had sat on the market a bit have gone pending recently:
Both of these are now pending after slight price drops: $1.259M for 809 G, and $1.5M for 649 F.
Pending as of Jan. 21 after a price drop to $1.549M
Anonymous wrote:Sold for $782K in May, back on the market for $1.275 million in December. Still sitting after 27 days:
https://www.redfin.com/DC/Washington/809-G-St-NE-20002/home/9902511
Sold for $940K in May, back on the market for $1.545 million in December. Still sitting after 36 days:
https://www.redfin.com/DC/Washington/649-F-St-NE-20002/home/9898903
Both of these are now pending after slight price drops: $1.259M for 809 G, and $1.5M for 649 F.
Anonymous wrote:Why hasn't this house -- 3000 sqft $1.6 m, North Carolina Ave between Eastern Market and Lincoln Park -- sold? On the market 93 days.
https://www.redfin.com/DC/Washington/808-N-Carolina-Ave-SE-20003/home/9903355
Pending as of Jan. 21 after a price drop to $1.549M
Anonymous
02/12/2022 12:07
Subject: 1.5 million on H st neighborhood ?
Anonymous wrote:Anonymous wrote:Anonymous wrote:1.5 mi. !!! Thoughts ? https://www.redfin.com/DC/Washington/900-10th-St-NE-20002/home/9904025?600
This one is on my dog-walking route so I've been watching it for a while. I'm not surprised by the price based on the size of the house and how long they took to reno. The photos of the interior look nice, but I was really impressed by the work they put into the yard. It's a corner lot which can be kind of challenging along I Street because of the way the houses sit so close to the sidewalk. There have been a bunch of corner flips over the last few years and most don't have such a private and usable outdoor space as this one. It makes a big difference because with a house that size it's nice to have a proper back yard and not just a little back deck, or have to go upstairs to a deck for outdoor space.
Is $1.5M really the going rate for 2,000 sf north of H now? That seems crazy to me.
It went pending after four days. So, yeah, I guess $1.5M (or more) is the going rate.
Anonymous
02/10/2022 11:10
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:Anonymous wrote:In the ongoing saga of Emerald St. houses, this one just hit the market at $869,000:
https://www.redfin.com/DC/Washington/1312-Emerald-St-NE-20002/home/9912992
It's 3BR, 1.5BA, 1356sf. In comparison, 1335 Emerald is 3BR, 2.5BA, 1324sf, and was at $940k when it went contingent. I think I like 1312 better, personally, even if the two were the same price.
This one went Pending fast, any bets on how much will it sell for?
I'll guess that it and 1335 Emerald both sell for about $925K, give or take. That seems like too much to me, but the entire market seems like to much to me.
Another house in the Bryant Square development we have talk on this forum is up for sale too, also wondering if it will sell for listing?
https://www.redfin.com/DC/Washington/1355-Independence-Ct-SE-20003/home/10338259
I think it will sell for that or a little higher. It seems to be the going rate for that development. Recent sales:
1341: 3BR, 3.5BA, 2,104 sf, $1.125M (Jul. 2021)
1347: 3BR, 3.5BA, 2112 sf, $1.10M (Jul. 2020)
1335: 4BR, 3.5VA, 2010 sf, $1.165M (Jul. 2021)
1355 is a little larger than the others, in theory (2216 sf). The finishes are dated, but I'm not sure if they're any more dated than those in the comps above. And $1.1M for 2,200 sf is relatively inexpensive for Capitol Hill now, so fact that it's a dated suburban TH in the city is kind of priced in.
Anonymous
02/10/2022 10:17
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:In the ongoing saga of Emerald St. houses, this one just hit the market at $869,000:
https://www.redfin.com/DC/Washington/1312-Emerald-St-NE-20002/home/9912992
It's 3BR, 1.5BA, 1356sf. In comparison, 1335 Emerald is 3BR, 2.5BA, 1324sf, and was at $940k when it went contingent. I think I like 1312 better, personally, even if the two were the same price.
This one went Pending fast, any bets on how much will it sell for?
Another house in the Bryant Square development we have talk on this forum is up for sale too, also wondering if it will sell for listing?
https://www.redfin.com/DC/Washington/1355-Independence-Ct-SE-20003/home/10338259
Anonymous
02/04/2022 09:44
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:Anonymous wrote:Anonymous wrote:In the ongoing saga of Emerald St. houses, this one just hit the market at $869,000:
https://www.redfin.com/DC/Washington/1312-Emerald-St-NE-20002/home/9912992
It's 3BR, 1.5BA, 1356sf. In comparison, 1335 Emerald is 3BR, 2.5BA, 1324sf, and was at $940k when it went contingent. I think I like 1312 better, personally, even if the two were the same price.
Definitely a more reasonable price for this latest one. Whoever is buying the other one is overpaying for one extra bathroom that is likely minuscule and also takes away space from an already small bedroom.
All these Emerald St houses are basically the same square footage because they're identical rectangular boxes. Adding rooms to them just makes them more cramped than they already are.
I really like this one. I like that it has an entry foyer and not just a door that opens directly onto the sofa, and the tile is pretty. Good use of space throughout. I can even overlook that they just shrugged when Home Depot said they didn't have the right size kitchen cabinets in stock. Who needs the tops to line up evenly anyway, let alone go all the way to the ceiling? I can't tell if the basement is tall enough for an adult to stand full height (it kind of looks like a crawl space, judging from the water heater), but if it is, I wonder if there's the possibility of putting a 3/4 bath down there.
I also like the brick. I can't tell if it's unpainted or painted orange-red. If unpainted, that makes this house worth even more, because it's so rare to find unadulterated brick in renovated rowhomes. If painted, I want to know the color and brand!
Anonymous
02/04/2022 09:40
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:Anonymous wrote:In the ongoing saga of Emerald St. houses, this one just hit the market at $869,000:
https://www.redfin.com/DC/Washington/1312-Emerald-St-NE-20002/home/9912992
It's 3BR, 1.5BA, 1356sf. In comparison, 1335 Emerald is 3BR, 2.5BA, 1324sf, and was at $940k when it went contingent. I think I like 1312 better, personally, even if the two were the same price.
Definitely a more reasonable price for this latest one. Whoever is buying the other one is overpaying for one extra bathroom that is likely minuscule and also takes away space from an already small bedroom.
All these Emerald St houses are basically the same square footage because they're identical rectangular boxes. Adding rooms to them just makes them more cramped than they already are.
I really like this one. I like that it has an entry foyer and not just a door that opens directly onto the sofa, and the tile is pretty. Good use of space throughout. I can even overlook that they just shrugged when Home Depot said they didn't have the right size kitchen cabinets in stock. Who needs the tops to line up evenly anyway, let alone go all the way to the ceiling? I can't tell if the basement is tall enough for an adult to stand full height (it kind of looks like a crawl space, judging from the water heater), but if it is, I wonder if there's the possibility of putting a 3/4 bath down there.
Anonymous
02/03/2022 23:12
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:In the ongoing saga of Emerald St. houses, this one just hit the market at $869,000:
https://www.redfin.com/DC/Washington/1312-Emerald-St-NE-20002/home/9912992
It's 3BR, 1.5BA, 1356sf. In comparison, 1335 Emerald is 3BR, 2.5BA, 1324sf, and was at $940k when it went contingent. I think I like 1312 better, personally, even if the two were the same price.
Definitely a more reasonable price for this latest one. Whoever is buying the other one is overpaying for one extra bathroom that is likely minuscule and also takes away space from an already small bedroom.
All these Emerald St houses are basically the same square footage because they're identical rectangular boxes. Adding rooms to them just makes them more cramped than they already are.
Anonymous
02/03/2022 16:57
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
In the ongoing saga of Emerald St. houses, this one just hit the market at $869,000:
https://www.redfin.com/DC/Washington/1312-Emerald-St-NE-20002/home/9912992
It's 3BR, 1.5BA, 1356sf. In comparison, 1335 Emerald is 3BR, 2.5BA, 1324sf, and was at $940k when it went contingent. I think I like 1312 better, personally, even if the two were the same price.
https://www.redfin.com/DC/Washington/1312-Emerald-St-NE-20002/home/9912992
It's 3BR, 1.5BA, 1356sf. In comparison, 1335 Emerald is 3BR, 2.5BA, 1324sf, and was at $940k when it went contingent. I think I like 1312 better, personally, even if the two were the same price.
Anonymous
01/28/2022 09:07
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:Anonymous wrote:What on earth. Somebody help me understand this listing. "This treasure is looking for a new owner! Qualities required seem recently rare… Creative observant modestly skilled with an appreciation for history, the past and a desire for the future. [...] All the big ticket items are completed, a brush, lots of paint and a few days of attention and your equity will begin to be obvious… call me2C. The owners are moving slow but will be ready to move mid to late February… "
https://www.redfin.com/DC/Washington/1225-G-St-NE-20002/home/9910136
Also, why has this one been on the market for 90 days? It's pretty large for a 2br condo alternative, and a year ago smaller homes were being snatched up in days for $800k.
https://www.redfin.com/DC/Washington/1249-Wylie-St-NE-20002/home/9909808
The G Street house now seems to have been taken off the market. Wylie Street house still sitting.
The Wylie house went pending (again) on Wednesday after another price drop to $630k.