Anonymous
Post 07/08/2020 08:41     Subject: Are these H St. NE / Capitol Hill houses prices appropriately?
Anonymous wrote:Any activity on these listings?


OP. There has been some movement. I'll click through the links and post updates when I have time later today, if someone doesn't get to it before I do.
Anonymous
Post 07/07/2020 05:09     Subject: Are these H St. NE / Capitol Hill houses prices appropriately?
Any activity on these listings?
Anonymous
Post 07/04/2020 09:11     Subject: Are these H St. NE / Capitol Hill houses prices appropriately?
Anonymous wrote:
Anonymous wrote:
Anonymous wrote:Thoughts on this one? Seems underpriced to sell quick?

https://www.redfin.com/DC/Washington/1623-D-St-NE-20002/home/10115538?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link


No way. That’s a 2 bedroom plus basement bed—the price seems high for that set-up. The price has a Maury premium built in but only works for a one-child family (or a family with two room-sharing kids). I have a friend who recently sold a three bedroom plus one basement bedroom in the Maury zone for not much more than this.


Really? The only thing I’m seeing that sold for near that price range in the last six months is a partially renovated house. But I guess Redfin doesn’t list all sales.


Never mind, I think I see it. I had it filtered for two parking spaces.
Anonymous
Post 07/04/2020 08:52     Subject: Are these H St. NE / Capitol Hill houses prices appropriately?
Anonymous wrote:
Anonymous wrote:Thoughts on this one? Seems underpriced to sell quick?

https://www.redfin.com/DC/Washington/1623-D-St-NE-20002/home/10115538?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link


No way. That’s a 2 bedroom plus basement bed—the price seems high for that set-up. The price has a Maury premium built in but only works for a one-child family (or a family with two room-sharing kids). I have a friend who recently sold a three bedroom plus one basement bedroom in the Maury zone for not much more than this.


Really? The only thing I’m seeing that sold for near that price range in the last six months is a partially renovated house. But I guess Redfin doesn’t list all sales.
Anonymous
Post 07/04/2020 08:26     Subject: Are these H St. NE / Capitol Hill houses prices appropriately?
Anonymous wrote:Thoughts on this one? Seems underpriced to sell quick?

https://www.redfin.com/DC/Washington/1623-D-St-NE-20002/home/10115538?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link


No way. That’s a 2 bedroom plus basement bed—the price seems high for that set-up. The price has a Maury premium built in but only works for a one-child family (or a family with two room-sharing kids). I have a friend who recently sold a three bedroom plus one basement bedroom in the Maury zone for not much more than this.
Anonymous
Post 07/04/2020 08:16     Subject: Are these H St. NE / Capitol Hill houses prices appropriately?
Thoughts on this one? Seems underpriced to sell quick?

https://www.redfin.com/DC/Washington/1623-D-St-NE-20002/home/10115538?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link
Anonymous
Post 07/02/2020 15:52     Subject: Re:Are these H St. NE / Capitol Hill houses prices appropriately?
Been eyeing the K street place. The bedrooms are ant sized.

H street sellers list your 3 bed, 2 bath with a finished basement under 1.05 homes soon please. Signed a desperate buyer.
Anonymous
Post 07/02/2020 15:16     Subject: Re:Are these H St. NE / Capitol Hill houses prices appropriately?
Anonymous wrote:Time for the next round!

4br, 3.5ba: $999k: New and spacious but on a busy street.
https://www.redfin.com/DC/Washington/423-K-St-NE-20002/home/9894963

2br, 2ba: $910k: Expensive for a 2br condo, but I have a soft spot for school and church conversions and would buy one for fun if I could afford it.
https://www.redfin.com/DC/Washington/901-D-St-NE-20002/unit-208/home/81803517

3br, 2.5ba: $815k: Decently spacious but proximity to Starburst may be bothersome.
https://www.redfin.com/DC/Washington/630-15th-St-NE-20002/home/9915942

2br/1.5ba, $629k: The cute federal-style condo alternative probably best for a single person or a minimalist couple.
https://www.redfin.com/DC/Washington/333-L-St-NE-20002/home/9892449

2br/1.5ba, $625k: Ditto to the above.
https://www.redfin.com/DC/Washington/1527-N-Carolina-Ave-NE-20002/home/9918351


I don't find the traffic on K Street to be bad traffic-wise, especially now that the bike lanes have calmed traffic considerably. The deep setbacks help a lot. But, I wouldn't call house #1 spacious, each floor is barely over 500 square feet.

Among these I'd pick the 15th St. house.
Anonymous
Post 07/02/2020 15:15     Subject: Are these H St. NE / Capitol Hill houses prices appropriately?
Anonymous wrote:
Anonymous wrote:
Anonymous wrote:Thoughts on this one?

https://www.redfin.com/DC/Washington/814-8th-St-NE-20002/home/9901072?utm_medium=share&utm_source=web_share&utm_campaign=copy


A mix of design elements I like (Moroccan-style tile, walk-in shower with bench) and cringe-inducing ones (barn doors -- ugh, pocket doors would be better for the style of the house if you don't want normal swinging doors). I like the landscaping, looks cozy and great for entertaining. At that price point, they should have gone for a roll-up door instead of a cheap-looking garage door for the parking pad.

The one deal-breaker is the spiral staircase. Hard pass.


There are two staircases, one of which is normal. I think they put the spiral staircase in so that the room in the dogleg can be accessed without going through another room.


Ah, I missed that in pictures 32 and 34. The spiral staircase is featured in the listing, and I wonder if that might inadvertently turn off potential buyers who don't look more closely.
Anonymous
Post 07/02/2020 15:07     Subject: Are these H St. NE / Capitol Hill houses prices appropriately?
Anonymous wrote:
Anonymous wrote:Thoughts on this one?

https://www.redfin.com/DC/Washington/814-8th-St-NE-20002/home/9901072?utm_medium=share&utm_source=web_share&utm_campaign=copy


A mix of design elements I like (Moroccan-style tile, walk-in shower with bench) and cringe-inducing ones (barn doors -- ugh, pocket doors would be better for the style of the house if you don't want normal swinging doors). I like the landscaping, looks cozy and great for entertaining. At that price point, they should have gone for a roll-up door instead of a cheap-looking garage door for the parking pad.

The one deal-breaker is the spiral staircase. Hard pass.


There are two staircases, one of which is normal. I think they put the spiral staircase in so that the room in the dogleg can be accessed without going through another room.
Anonymous
Post 07/02/2020 14:48     Subject: Are these H St. NE / Capitol Hill houses prices appropriately?
All of the original homes in the OP (with the exception of the previously noted I St house) remain on the market two weeks later.
Anonymous
Post 07/02/2020 14:46     Subject: Are these H St. NE / Capitol Hill houses prices appropriately?
Anonymous wrote:Thoughts on this one?

https://www.redfin.com/DC/Washington/814-8th-St-NE-20002/home/9901072?utm_medium=share&utm_source=web_share&utm_campaign=copy


A mix of design elements I like (Moroccan-style tile, walk-in shower with bench) and cringe-inducing ones (barn doors -- ugh, pocket doors would be better for the style of the house if you don't want normal swinging doors). I like the landscaping, looks cozy and great for entertaining. At that price point, they should have gone for a roll-up door instead of a cheap-looking garage door for the parking pad.

The one deal-breaker is the spiral staircase. Hard pass.
Anonymous
Post 07/02/2020 14:40     Subject: Re:Are these H St. NE / Capitol Hill houses prices appropriately?
Time for the next round!

4br, 3.5ba: $999k: New and spacious but on a busy street.
https://www.redfin.com/DC/Washington/423-K-St-NE-20002/home/9894963

2br, 2ba: $910k: Expensive for a 2br condo, but I have a soft spot for school and church conversions and would buy one for fun if I could afford it.
https://www.redfin.com/DC/Washington/901-D-St-NE-20002/unit-208/home/81803517

3br, 2.5ba: $815k: Decently spacious but proximity to Starburst may be bothersome.
https://www.redfin.com/DC/Washington/630-15th-St-NE-20002/home/9915942

2br/1.5ba, $629k: The cute federal-style condo alternative probably best for a single person or a minimalist couple.
https://www.redfin.com/DC/Washington/333-L-St-NE-20002/home/9892449

2br/1.5ba, $625k: Ditto to the above.
https://www.redfin.com/DC/Washington/1527-N-Carolina-Ave-NE-20002/home/9918351
Anonymous
Post 07/02/2020 14:39     Subject: Are these H St. NE / Capitol Hill houses prices appropriately?
Thoughts on this one?

https://www.redfin.com/DC/Washington/814-8th-St-NE-20002/home/9901072?utm_medium=share&utm_source=web_share&utm_campaign=copy
Anonymous
Post 07/02/2020 14:33     Subject: Re:Are these H St. NE / Capitol Hill houses prices appropriately?
Anonymous wrote:As predicted, the I Street house went under contract relatively quickly. All of the others from the original post remain on the market.
https://www.redfin.com/DC/Washington/808-I-St-NE-20002/home/9902295

Among new listings this week, I think this one on 11th St is underpriced. Perhaps being half a block off H St. is problematic, but based on pictures alone (couldn't make it through the horribly presented listing text), it's in great condition and has both a large backyard and parking.
https://www.redfin.com/DC/Washington/719-11th-St-NE-20002/home/10194073

This one has a great location off of Stanton Park but may be ambitiously priced for just a 2/1.
https://www.redfin.com/DC/Washington/407-D-St-NE-20002/home/9895460

Not to forget that single people love this area, here's a 1br condo. I admire the optimism of coming in high in a building that has had larger units languish for months.
https://www.redfin.com/DC/Washington/911-2nd-St-NE-20002/unit-601/home/118540552

This one would also be a good for a single person or a couple without a lot of junk. I can't decide which way this one will go. It has some interesting design choices (not terrible, but not ways I'd choose to use the space). Being right on Florida Ave may be a hard pass for a lot of people, but it's on a quieter stretch of it.
https://www.redfin.com/DC/Washington/1205-Florida-Ave-NE-20002/home/9909614

Okay, that's enough hot takes for now. Happy Friday!


I think the I street house is a good investment ... I haven't looked at comps, but it's in a great location, walkable to H st, Union Market, Union Station, and NoMa metro. Really nice for an open-minded family willing to commit to JOW and S-H.