Anonymous
Post 01/04/2019 08:38     Subject: Re:Shepherd Park
Anonymous wrote:New listing on market in colonial Village Needs work but im still shocked it’s priced so low. I guess we are a new market .

https://www.redfin.com/DC/Washington/8157-E-Beach-Dr-NW-20012/home/10020834


This is a foreclosure sale that is owned by bank. At least, that is what my realtor said.
Anonymous
Post 01/03/2019 23:45     Subject: Re:Shepherd Park
Anonymous wrote:
Anonymous wrote:
Anonymous wrote:
Anonymous wrote:
Look at anywhere in VA and that will show how much of a premium people pay to avoid black neighbors. I think that would apply across the board.


I don't think many would argue if you said that most white folks will pay a premium to avoid Black neighbors. You would be right, and there's lots of data to show it. But you are forgetting that middle-class and upper middle-class Black, Hispanic, Asian, and mixed race families exist.


yes but they are not large players in the 900K+ listing market low single digits to measurable. Name a WOTP neighborhood that SFH are less per square ft than SP? I don't think there is one which shows you dollar for dollar most people would prefer to live in any other Wilson Feeder than SP. Basic supply and demand. Sure there are some diverse buyers that might prefer it but that is a very small portion of the market, hence the 97/100 which is admittedly a guesstimate but one that all indicators point to.

The larger point was that SP will always be the entry price point to the Wilson IB zone as it is the least desirable part ( of a very desirable area). As Wilson has gone up it has raised SP but it is held back by not many people would pay more for it than CCDC, AU Park or Woodley Park and the like.


The elementary school isn't as good in SP as WOTP JKLMM. Also SP is further from Deal and Wilson. And 16th street heights also hasn't increased to as much per square foot as WOTP, not even when it fed into Deal and Wilson.

I'm not saying you're necessarily right or wrong, but there are other factors to consider in the argument.


How do you measure good? So dumb. Further from Deal and Wilson. So what? A bus takes the kids down 16th Street. It's actually better because they have dedicated transportation. Duh. Who cares about WOTP. People in SP and Colonial Village can afford WOTP and desire more community.


Also curious to know how you can arbitrarily state Shepherd is not as good as WOTP? What measurements are you using? Are you adjusting for demographics?

DC Star Ratings Report:
Lafayette: 4 stars out of 5
Score: 73%
Low income: 5%
At risk: 3%
Black Students: 5%
White students: 68%
All students Star rating score: 78%
At Risk Star rating: cannot score due to low population
Black Students Star rating: 69%
White students Star rating: 60%

DC Star Ratings Report:
Shepherd: 4 stars out of 5
Score: 67%
Low income: 24%
At risk: 15%
Black Students: 72%
White students: 14%
All students Star rating score: 72%
At Risk Star rating: 68%
Black Students Star rating: 76%
White students Star rating: no score NA

So is Lafayette clearly the better school or is it the whiter school?
Anonymous
Post 01/03/2019 23:23     Subject: Re:Shepherd Park
Anonymous wrote:
Anonymous wrote:
Anonymous wrote:
Look at anywhere in VA and that will show how much of a premium people pay to avoid black neighbors. I think that would apply across the board.


I don't think many would argue if you said that most white folks will pay a premium to avoid Black neighbors. You would be right, and there's lots of data to show it. But you are forgetting that middle-class and upper middle-class Black, Hispanic, Asian, and mixed race families exist.


yes but they are not large players in the 900K+ listing market low single digits to measurable. Name a WOTP neighborhood that SFH are less per square ft than SP? I don't think there is one which shows you dollar for dollar most people would prefer to live in any other Wilson Feeder than SP. Basic supply and demand. Sure there are some diverse buyers that might prefer it but that is a very small portion of the market, hence the 97/100 which is admittedly a guesstimate but one that all indicators point to.

The larger point was that SP will always be the entry price point to the Wilson IB zone as it is the least desirable part ( of a very desirable area). As Wilson has gone up it has raised SP but it is held back by not many people would pay more for it than CCDC, AU Park or Woodley Park and the like.


The elementary school isn't as good in SP as WOTP JKLMM. Also SP is further from Deal and Wilson. And 16th street heights also hasn't increased to as much per square foot as WOTP, not even when it fed into Deal and Wilson.

I'm not saying you're necessarily right or wrong, but there are other factors to consider in the argument.


How do you measure good? So dumb. Further from Deal and Wilson. So what? A bus takes the kids down 16th Street. It's actually better because they have dedicated transportation. Duh. Who cares about WOTP. People in SP and Colonial Village can afford WOTP and desire more community.
Anonymous
Post 01/03/2019 22:41     Subject: Re:Shepherd Park
According to Redfin, my renovated 4 bedroom, 3.5 bath, corner lot in Shepherd Park jumped value this month to $589k! Cha-ching! Kidding. My immediate neighbors have recently sold for $980k. I’m curious how RF’s algorithm can’t separate neighborhoods in its value assesssment.
Anonymous
Post 01/03/2019 20:39     Subject: Re:Shepherd Park
Anonymous wrote:New listing on market in colonial Village Needs work but im still shocked it’s priced so low. I guess we are a new market .

https://www.redfin.com/DC/Washington/8157-E-Beach-Dr-NW-20012/home/10020834


It’s not a great looking house, needs work, could have structural/water issues, and is far off from the 16th st bus lines and SS metro. It’s aggressively priced to sell and someone smart will jump on it.
Anonymous
Post 01/03/2019 18:37     Subject: Re:Shepherd Park
Anonymous wrote:I hate not having a sidewalk. But I love the proximity to Rock Creek Park.


I hear you. Luckily E. Beach is not that busy in that area, but yes, sidewalks are always good, especially with strollers or kids on scooters.
Anonymous
Post 01/03/2019 17:29     Subject: Re:Shepherd Park
I hate not having a sidewalk. But I love the proximity to Rock Creek Park.
Anonymous
Post 01/03/2019 16:54     Subject: Re:Shepherd Park
Anonymous wrote:
Anonymous wrote:New listing on market in colonial Village Needs work but im still shocked it’s priced so low. I guess we are a new market .

https://www.redfin.com/DC/Washington/8157-E-Beach-Dr-NW-20012/home/10020834


Looks like it will need a total reno.


Would be well worth it!
Anonymous
Post 01/03/2019 11:52     Subject: Re:Shepherd Park
Anonymous wrote:New listing on market in colonial Village Needs work but im still shocked it’s priced so low. I guess we are a new market .

https://www.redfin.com/DC/Washington/8157-E-Beach-Dr-NW-20012/home/10020834


Looks like it will need a total reno.
Anonymous
Post 01/03/2019 11:43     Subject: Re:Shepherd Park
New listing on market in colonial Village Needs work but im still shocked it’s priced so low. I guess we are a new market .

https://www.redfin.com/DC/Washington/8157-E-Beach-Dr-NW-20012/home/10020834
Anonymous
Post 10/19/2018 15:46     Subject: Shepherd Park
New one--looks cute; great price for the neighborhood at $629.

https://www.redfin.com/DC/Washington/1317-Fernway-Rd-NW-20012/home/10022058
Anonymous
Post 10/10/2018 15:43     Subject: Re:Shepherd Park
Anonymous wrote:
Anonymous wrote:
Look at anywhere in VA and that will show how much of a premium people pay to avoid black neighbors. I think that would apply across the board.


I don't think many would argue if you said that most white folks will pay a premium to avoid Black neighbors. You would be right, and there's lots of data to show it. But you are forgetting that middle-class and upper middle-class Black, Hispanic, Asian, and mixed race families exist.


yes but they are not large players in the 900K+ listing market low single digits to measurable. Name a WOTP neighborhood that SFH are less per square ft than SP? I don't think there is one which shows you dollar for dollar most people would prefer to live in any other Wilson Feeder than SP. Basic supply and demand. Sure there are some diverse buyers that might prefer it but that is a very small portion of the market, hence the 97/100 which is admittedly a guesstimate but one that all indicators point to.

The larger point was that SP will always be the entry price point to the Wilson IB zone as it is the least desirable part ( of a very desirable area). As Wilson has gone up it has raised SP but it is held back by not many people would pay more for it than CCDC, AU Park or Woodley Park and the like.


It's your preference. I could live on either side of the Park, but am only interested in SP and Colonial Village. I think they are prettier.
Anonymous
Post 10/10/2018 14:46     Subject: Re:Shepherd Park
Anonymous wrote:
Anonymous wrote:
Anonymous wrote:
Look at anywhere in VA and that will show how much of a premium people pay to avoid black neighbors. I think that would apply across the board.


I don't think many would argue if you said that most white folks will pay a premium to avoid Black neighbors. You would be right, and there's lots of data to show it. But you are forgetting that middle-class and upper middle-class Black, Hispanic, Asian, and mixed race families exist.


yes but they are not large players in the 900K+ listing market low single digits to measurable. Name a WOTP neighborhood that SFH are less per square ft than SP? I don't think there is one which shows you dollar for dollar most people would prefer to live in any other Wilson Feeder than SP. Basic supply and demand. Sure there are some diverse buyers that might prefer it but that is a very small portion of the market, hence the 97/100 which is admittedly a guesstimate but one that all indicators point to.

The larger point was that SP will always be the entry price point to the Wilson IB zone as it is the least desirable part ( of a very desirable area). As Wilson has gone up it has raised SP but it is held back by not many people would pay more for it than CCDC, AU Park or Woodley Park and the like.


The elementary school isn't as good in SP as WOTP JKLMM. Also SP is further from Deal and Wilson. And 16th street heights also hasn't increased to as much per square foot as WOTP, not even when it fed into Deal and Wilson.

I'm not saying you're necessarily right or wrong, but there are other factors to consider in the argument.


DP. What do you mean by this--how do you quantify "good?" Do you have personal experience at both Shepherd and WOTP schools? There is a much larger percentage of economically disadvantaged or "at risk" kids at Shepherd relative to the JKLMs--this impacts test scores, if that's what you mean.
Anonymous
Post 10/10/2018 14:30     Subject: Re:Shepherd Park
Anonymous wrote:
Anonymous wrote:
Look at anywhere in VA and that will show how much of a premium people pay to avoid black neighbors. I think that would apply across the board.


I don't think many would argue if you said that most white folks will pay a premium to avoid Black neighbors. You would be right, and there's lots of data to show it. But you are forgetting that middle-class and upper middle-class Black, Hispanic, Asian, and mixed race families exist.


yes but they are not large players in the 900K+ listing market low single digits to measurable. Name a WOTP neighborhood that SFH are less per square ft than SP? I don't think there is one which shows you dollar for dollar most people would prefer to live in any other Wilson Feeder than SP. Basic supply and demand. Sure there are some diverse buyers that might prefer it but that is a very small portion of the market, hence the 97/100 which is admittedly a guesstimate but one that all indicators point to.

The larger point was that SP will always be the entry price point to the Wilson IB zone as it is the least desirable part ( of a very desirable area). As Wilson has gone up it has raised SP but it is held back by not many people would pay more for it than CCDC, AU Park or Woodley Park and the like.


The elementary school isn't as good in SP as WOTP JKLMM. Also SP is further from Deal and Wilson. And 16th street heights also hasn't increased to as much per square foot as WOTP, not even when it fed into Deal and Wilson.

I'm not saying you're necessarily right or wrong, but there are other factors to consider in the argument.
Anonymous
Post 10/10/2018 13:40     Subject: Re:Shepherd Park
Anonymous wrote:
Look at anywhere in VA and that will show how much of a premium people pay to avoid black neighbors. I think that would apply across the board.


I don't think many would argue if you said that most white folks will pay a premium to avoid Black neighbors. You would be right, and there's lots of data to show it. But you are forgetting that middle-class and upper middle-class Black, Hispanic, Asian, and mixed race families exist.


yes but they are not large players in the 900K+ listing market low single digits to measurable. Name a WOTP neighborhood that SFH are less per square ft than SP? I don't think there is one which shows you dollar for dollar most people would prefer to live in any other Wilson Feeder than SP. Basic supply and demand. Sure there are some diverse buyers that might prefer it but that is a very small portion of the market, hence the 97/100 which is admittedly a guesstimate but one that all indicators point to.

The larger point was that SP will always be the entry price point to the Wilson IB zone as it is the least desirable part ( of a very desirable area). As Wilson has gone up it has raised SP but it is held back by not many people would pay more for it than CCDC, AU Park or Woodley Park and the like.