Anonymous wrote:

Anonymous wrote:And just for giggles, here's one for someone looking for a cheap investment property and the quintessential DC landlord experience. "Current tenants do not have lease and do not pay any rent."
https://www.redfin.com/DC/Washington/1032-6th-St-NE-20002/unit-201/home/9896497

Oh, my. I wonder what's going on here. Did a landlord decide to say screw it, he can't evict tenants who have no lease and aren't paying rent, so he'll just try to sell the unit?

I'm really curious what the inside is like: the combination of 3 BRs and 785 sqft sounds...well, slum-like. But if someone could stand to live in that space for a year, they could probably evict the tenants (post-COVID) if the new buyer plans to live in the unit. And the tenants aren't old enough to basically be unevictable.

It'll be really interesting to see how fast that one goes!

Here's one that just sold in the same building. Obviously the photographs are framed so you can't see just how tiny the rooms are, but overall it looks livable, especially at this price point. I'd be concerned about the neighbors, though...

https://www.redfin.com/DC/Washington/1032-6th-St-NE-20002/unit-301/home/9896499

Anonymous wrote:Another Kingman Park, zoned for Maury, and a rare opportunity to do you own renovations without destroying the original details, 3br/1ba for $650k:
https://www.redfin.com/DC/Washington/1521-D-St-NE-20002/home/10115675

Based on the pictures, it looks like a person could actually live in that one, too, which isn't that common for renovation-priced houses anywhere near the Hill. I wonder what the pictures aren't showing. Still, I like what I see, especially for the price. Needs AC, but $650k should leave some budget to add it.

Anonymous wrote:And just for giggles, here's one for someone looking for a cheap investment property and the quintessential DC landlord experience. "Current tenants do not have lease and do not pay any rent."
https://www.redfin.com/DC/Washington/1032-6th-St-NE-20002/unit-201/home/9896497

Oh, my. I wonder what's going on here. Did a landlord decide to say screw it, he can't evict tenants who have no lease and aren't paying rent, so he'll just try to sell the unit?

I'm really curious what the inside is like: the combination of 3 BRs and 785 sqft sounds...well, slum-like. But if someone could stand to live in that space for a year, they could probably evict the tenants (post-COVID) if the new buyer plans to live in the unit. And the tenants aren't old enough to basically be unevictable.

It'll be really interesting to see how fast that one goes!

Here are some of the sales that closed during the past few weeks. I've lost track of which ones I flagged when they were listed, or where they might be in this thread, so there's a mix of updates and new.

Sold for $835k, $110k over asking -- 3br/2ba a couple of blocks from Union Market:
https://www.redfin.com/DC/Washington/409-M-St-NE-20002/home/9894787

Sold for $951k, more than $50k over asking -- 3br/2.5ba Wardman:
https://www.redfin.com/DC/Washington/1119-4th-St-NE-20002/home/9894726

Sold for $665k, $46k over asking -- 2br/1ba:
https://www.redfin.com/DC/Washington/536-13th-St-NE-20002/home/9910281

Sold for $779k, $30k over asking -- 3br/2.5ba a block from NoMa-Gallaudet Metro station:
https://www.redfin.com/DC/Washington/1177-3rd-St-NE-20002/home/9892394

Sold for $647k, $12k over asking -- 2br/1.5ba:
https://www.redfin.com/DC/Washington/1239-Wylie-St-NE-20002/home/9909795

Sold for $850k, $25k under asking -- 3br/2.5ba:
https://www.redfin.com/DC/Washington/1105-6th-St-NE-20002/home/9897957

Sold for $650k, a whopping $150k under asking -- 2br/1ba (I do remember consensus being that this one was wildly overpriced):
https://www.redfin.com/DC/Washington/915-4th-St-NE-20002/home/9894997

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Oh wow the interior of the Florida Ave house is my ideal -- well preserved Wardman with original woodwork intact. That location is tough, though. I don't think I'd want to live right on Florida Ave. I think this close to the corner where that cyclist was killed last year, too. Though I think I heard they are going to streetscape Florida Avenue at some point, like they are doing with Maryland now?

I didn't even open the listing page for this one because it's on Florida, but I agree—that interior is great. I love that they didn't muck with the woodwork.

Those are tiny rooms though. Calling it a 3BR is a stretch when one of them is 6x9.5. That would work as a nursery or maybe a very small office, but that's about it.

Still, that's a great-looking house. I wonder if it will go quickly, and for how much.

PP here. I don’t mind the small 3rd bedroom at that price. And the basement needs work but you could easily add a spare bed down there. But I do expect this one to sit for a bit. Right on Florida plus the exterior isn’t great. It’s priced well though. I would expect it to go for asking.

Ironically, the Florida Ave house was the first one to go under contract, in five days. As of this post, the only other house from that list that is pending is the 13th St one.

Three good options today. I expect the Wylie and non-renovated KP one to go over asking.

Kingman Park, zoned for Maury, 3br/2.5ba for $800k:
https://www.redfin.com/DC/Washington/325-18th-St-NE-20002/home/10115073

Wylie St. with a third floor added, 3br/2ba for $749k:
https://www.redfin.com/DC/Washington/1225-Wylie-St-NE-20002/home/9909777

Another Kingman Park, zoned for Maury, and a rare opportunity to do you own renovations without destroying the original details, 3br/1ba for $650k:
https://www.redfin.com/DC/Washington/1521-D-St-NE-20002/home/10115675

And just for giggles, here's one for someone looking for a cheap investment property and the quintessential DC landlord experience. "Current tenants do not have lease and do not pay any rent."
https://www.redfin.com/DC/Washington/1032-6th-St-NE-20002/unit-201/home/9896497

Anonymous wrote:

Anonymous wrote:Oh wow the interior of the Florida Ave house is my ideal -- well preserved Wardman with original woodwork intact. That location is tough, though. I don't think I'd want to live right on Florida Ave. I think this close to the corner where that cyclist was killed last year, too. Though I think I heard they are going to streetscape Florida Avenue at some point, like they are doing with Maryland now?

I didn't even open the listing page for this one because it's on Florida, but I agree—that interior is great. I love that they didn't muck with the woodwork.

Those are tiny rooms though. Calling it a 3BR is a stretch when one of them is 6x9.5. That would work as a nursery or maybe a very small office, but that's about it.

Still, that's a great-looking house. I wonder if it will go quickly, and for how much.

PP here. I don’t mind the small 3rd bedroom at that price. And the basement needs work but you could easily add a spare bed down there. But I do expect this one to sit for a bit. Right on Florida plus the exterior isn’t great. It’s priced well though. I would expect it to go for asking.

Anonymous wrote:Oh wow the interior of the Florida Ave house is my ideal -- well preserved Wardman with original woodwork intact. That location is tough, though. I don't think I'd want to live right on Florida Ave. I think this close to the corner where that cyclist was killed last year, too. Though I think I heard they are going to streetscape Florida Avenue at some point, like they are doing with Maryland now?

I didn't even open the listing page for this one because it's on Florida, but I agree—that interior is great. I love that they didn't muck with the woodwork.

Those are tiny rooms though. Calling it a 3BR is a stretch when one of them is 6x9.5. That would work as a nursery or maybe a very small office, but that's about it.

Still, that's a great-looking house. I wonder if it will go quickly, and for how much.

Anonymous wrote:It's gorgeous outside today, get out there and enjoy these open houses. Let us know what you think if you tour any of these properties:

$685,900
2br/1.5ba
840 Sq. Ft.
https://www.redfin.com/DC/Washington/1617-Potomac-Ave-SE-20003/home/9920853

$699,950
2br/1ba
970 Sq. Ft.
https://www.redfin.com/DC/Washington/1420-S-Carolina-Ave-SE-20003/home/9917569

$765,000
3br/2ba
1,632 Sq. Ft
https://www.redfin.com/DC/Washington/1214-Florida-Ave-NE-20002/home/10097075

$799,900
3br/3.5ba
1,720 Sq. Ft.
https://www.redfin.com/DC/Washington/1312-I-St-NE-20002/home/9912385

$800,000
4br/2.5ba
1,410 Sq. Ft.
https://www.redfin.com/DC/Washington/1029-6th-St-NE-20002/home/9898244

$850,000
4br/2.5ba
1,766 Sq. Ft.
https://www.redfin.com/DC/Washington/536-13th-St-SE-20003/home/9915083

$949,950
3br/2ba
1,514 Sq. Ft.
https://www.redfin.com/DC/Washington/726-6th-St-NE-20002/home/9896671

Oh wow the interior of the Florida Ave house is my ideal -- well preserved Wardman with original woodwork intact. That location is tough, though. I don't think I'd want to live right on Florida Ave. I think this close to the corner where that cyclist was killed last year, too. Though I think I heard they are going to streetscape Florida Avenue at some point, like they are doing with Maryland now?

Anonymous wrote:It's gorgeous outside today, get out there and enjoy these open houses. Let us know what you think if you tour any of these properties:

$685,900
2br/1.5ba
840 Sq. Ft.
https://www.redfin.com/DC/Washington/1617-Potomac-Ave-SE-20003/home/9920853

$699,950
2br/1ba
970 Sq. Ft.
https://www.redfin.com/DC/Washington/1420-S-Carolina-Ave-SE-20003/home/9917569

$765,000
3br/2ba
1,632 Sq. Ft
https://www.redfin.com/DC/Washington/1214-Florida-Ave-NE-20002/home/10097075

$799,900
3br/3.5ba
1,720 Sq. Ft.
https://www.redfin.com/DC/Washington/1312-I-St-NE-20002/home/9912385

$800,000
4br/2.5ba
1,410 Sq. Ft.
https://www.redfin.com/DC/Washington/1029-6th-St-NE-20002/home/9898244

$850,000
4br/2.5ba
1,766 Sq. Ft.
https://www.redfin.com/DC/Washington/536-13th-St-SE-20003/home/9915083

$949,950
3br/2ba
1,514 Sq. Ft.
https://www.redfin.com/DC/Washington/726-6th-St-NE-20002/home/9896671

Oh I love the first one!

It's gorgeous outside today, get out there and enjoy these open houses. Let us know what you think if you tour any of these properties:

$685,900
2br/1.5ba
840 Sq. Ft.
https://www.redfin.com/DC/Washington/1617-Potomac-Ave-SE-20003/home/9920853

$699,950
2br/1ba
970 Sq. Ft.
https://www.redfin.com/DC/Washington/1420-S-Carolina-Ave-SE-20003/home/9917569

$765,000
3br/2ba
1,632 Sq. Ft
https://www.redfin.com/DC/Washington/1214-Florida-Ave-NE-20002/home/10097075

$799,900
3br/3.5ba
1,720 Sq. Ft.
https://www.redfin.com/DC/Washington/1312-I-St-NE-20002/home/9912385

$800,000
4br/2.5ba
1,410 Sq. Ft.
https://www.redfin.com/DC/Washington/1029-6th-St-NE-20002/home/9898244

$850,000
4br/2.5ba
1,766 Sq. Ft.
https://www.redfin.com/DC/Washington/536-13th-St-SE-20003/home/9915083

$949,950
3br/2ba
1,514 Sq. Ft.
https://www.redfin.com/DC/Washington/726-6th-St-NE-20002/home/9896671

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:3br/2ba for $830k on a cute half-block street near Lincoln Park:

https://www.redfin.com/DC/Washington/1225-Walter-St-SE-20003/home/9911690

I like this one! Lots of outdoor space and that location is terrific. I’ve heard good things about Payne, too.

Layout is a little weird but I kind of like it. The kitchen is really nice and I don’t mind the weird location of the dining room.

It isn’t staged so I’m guessing current owners just don’t have kids. But it feels like a good time to show a house with two home offices

I think this will go for over asking.

Does anyone know how to find out how wide this place is? It seems really narrow to me.

Most likely it’s 12’ wide. Maybe 14-16’, but 12’ is standard for this style in this neighborhood.

yep. we have one of the narrower row houses, and it’s 11 ft.

Just measured my townhouse after reading this because I didn't even realize there were variations. What's average for a Capitol Hill rowhouse? Mine is 17 ft (on the inside from wall to wall). . . . . which seems on the wider side. Are different styles different widths (Victorian, federal, etc.)? Any info/articles on this would be useful!

m

I am curious too! I see houses that look like they have exactly the same plan as ours, but ours is the only one on the block. I’m not sure if people built houses one by one or in groups. Ours is at the end of the block so it seems like it may have just been squeezed into some available space. The Victorians seem to be the narrowest.

Houses were generally built in rows, several at a time. Think of it as the cookie cutter suburban development of the Victorian era. The Capitol Hill Restoration Society has some interesting guides on the history of the neighborhood. Here's one on building styles: https://chrs.org/wp-content/uploads/2013/04/04_CHRS_BldgStyles.pdf

You can also find hints about house histories in the architects and ward guides on the DC Office of Planning website: https://planning.dc.gov/page/dc-history

Thank you! what’s interesting is that our house was clearly built before or after the others on the block. There are 4 in a row that are the same, then ours (which has completely different dimensione and ornamentation) then a giant corner store.

Anonymous wrote:This property on H St corridor area was sold for $1,265,000 in APR 2018 and now pending under 10 days while listed for $1,395,000 wow wow https://www.redfin.com/DC/Washington/1241-G-St-NE-20002/home/9910096?utm_source=myredfin&utm_medium=email&utm_campaign=instant_listings_update&riftinfo=ZXY9ZW1haWwmbD0xMzAxMTIwOSZwPWxpc3RpbmdfdXBkYXRlc19pbnN0YW50XzE1JmE9Y2xpY2smcz1mYXZvcml0ZXMmdD1hZGRyZXNzJmVtYWlsX2lkPTEzMDExMjA5XzE2MDA2MDgyMzVfMiZ1cGRhdGVfdHlwZT00Jmxpc3RpbmdfaWQ9MTI0NTg1MjU3JnByb3BlcnR5X2lkPTk5MTAwOTYmcG9zaXRpb25fbnVtYmVyPTA=

Very important to note the recently renovated, true one-bedroom basement apartment currently being legally rented out for $1750/mo. Without it, this one would easily be several hundred thousand less. This is essentially a two unit building.

Yeah, gentrification slowly arriving on the corridor ...

This property on H St corridor area was sold for $1,265,000 in APR 2018 and now pending under 10 days while listed for $1,395,000 wow wow https://www.redfin.com/DC/Washington/1241-G-St-NE-20002/home/9910096?utm_source=myredfin&utm_medium=email&utm_campaign=instant_listings_update&riftinfo=ZXY9ZW1haWwmbD0xMzAxMTIwOSZwPWxpc3RpbmdfdXBkYXRlc19pbnN0YW50XzE1JmE9Y2xpY2smcz1mYXZvcml0ZXMmdD1hZGRyZXNzJmVtYWlsX2lkPTEzMDExMjA5XzE2MDA2MDgyMzVfMiZ1cGRhdGVfdHlwZT00Jmxpc3RpbmdfaWQ9MTI0NTg1MjU3JnByb3BlcnR5X2lkPTk5MTAwOTYmcG9zaXRpb25fbnVtYmVyPTA=

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:3br/2ba for $830k on a cute half-block street near Lincoln Park:

https://www.redfin.com/DC/Washington/1225-Walter-St-SE-20003/home/9911690

I like this one! Lots of outdoor space and that location is terrific. I’ve heard good things about Payne, too.

Layout is a little weird but I kind of like it. The kitchen is really nice and I don’t mind the weird location of the dining room.

It isn’t staged so I’m guessing current owners just don’t have kids. But it feels like a good time to show a house with two home offices

I think this will go for over asking.

Does anyone know how to find out how wide this place is? It seems really narrow to me.

Most likely it’s 12’ wide. Maybe 14-16’, but 12’ is standard for this style in this neighborhood.

yep. we have one of the narrower row houses, and it’s 11 ft.

Just measured my townhouse after reading this because I didn't even realize there were variations. What's average for a Capitol Hill rowhouse? Mine is 17 ft (on the inside from wall to wall). . . . . which seems on the wider side. Are different styles different widths (Victorian, federal, etc.)? Any info/articles on this would be useful!

m

I am curious too! I see houses that look like they have exactly the same plan as ours, but ours is the only one on the block. I’m not sure if people built houses one by one or in groups. Ours is at the end of the block so it seems like it may have just been squeezed into some available space. The Victorians seem to be the narrowest.

You will definitely see some variation by style, as.well as within blocks because they were trying to fit the available length of the street. The width is measured on the survey plat from the middle of the adjoining walls, so the interior width will always be a little less. The 1910s and 1920s Wardman-style houses that were built later tend to be a bit wider on average, but those tend to be a bit newer than most houses on the Hill (many are near H Street, Columbia Heights, Mt. Pleasant, and Petworth). 19-20 feet is pretty common in that era, which would previously only be found in the largest Victorians. Once you get into the '30s and '40s, attached houses tend to get a little narrower again (and the ceilings lower), probably because upper middle income buyers started moving to detached-home neighborhoods in Upper NW and NE.

This is great info and very cool. Is there a good source you have found to read up on architecture in the neighborhood? I'm in one of the Wardmans.

I don't have a specific comprehensive reference, but there is a lot of information out there. DC has "heritage guides" for each ward in the city which talk about architectural styles quite a bit and are well worth taking a look at. There is also quite a bit written about Wardman specifically.

The previous owners of our home had a historian construct a history of our home that included lots of interesting information on its construction including the original developers and its history of ownership. The information conveyed with the home. That has also been a super helpful (and interesting) resource.