Anonymous wrote:Not to derail this thread, but, do any of you who are generally open to buying in the "broader H St" corridor have 2 children ages 5 to 9?

I notice that many PPs are very knowledgeable about the gritty details of real estate in the area. I assume this means you've been looking yourself or you in/live near there.

Do any of you also have a couple of kids who are currently in, say, 1st and 4th grade?

I have an 8 yr old. I would buy zoned for LT or JOW and SH.

Anonymous wrote:

Anonymous wrote:So for those of you who say 1.3 mi is the highest cap for H Street... is this to say that this house below won’t sell above 1.3 mi? https://www.redfin.com/DC/Washington/1335-Maryland-Ave-NE-20002/home/52546029?utm_source=ios_share&utm_medium=share&utm_campaign=text&utm_nooverride=1&utm_content=link

110% disagree with the hate H Street is receiving in this thread. That’s said, I don’t consider the house you linked H street proper.

nobody directed hate to H street. everyone knows 8th and H is a bad bad corner and has been for 50+ years, and that the house OP posted is overpriced.

the MD avenue house is not a comp - it’s much bigger, wider, and on a nicer block 6-7 blocks away.

Anonymous wrote:

Anonymous wrote:Not to derail this thread, but, do any of you who are generally open to buying in the "broader H St" corridor have 2 children ages 5 to 9?

I notice that many PPs are very knowledgeable about the gritty details of real estate in the area. I assume this means you've been looking yourself or you in/live near there.

Do any of you also have a couple of kids who are currently in, say, 1st and 4th grade?

I also have this question.

The people I know who are happy here with school-aged children lived here before they had kids and decided to stay. I'm not sure that I'd recommend the typical UMC white gentrifier to move here with kids, especially the ones who deep down would prefer to live in Falls Church or something.

Anonymous wrote:Not to derail this thread, but, do any of you who are generally open to buying in the "broader H St" corridor have 2 children ages 5 to 9?

I notice that many PPs are very knowledgeable about the gritty details of real estate in the area. I assume this means you've been looking yourself or you in/live near there.

Do any of you also have a couple of kids who are currently in, say, 1st and 4th grade?

I also have this question.

Anonymous wrote:

Anonymous wrote:So for those of you who say 1.3 mi is the highest cap for H Street... is this to say that this house below won’t sell above 1.3 mi? https://www.redfin.com/DC/Washington/1335-Maryland-Ave-NE-20002/home/52546029?utm_source=ios_share&utm_medium=share&utm_campaign=text&utm_nooverride=1&utm_content=link

110% disagree with the hate H Street is receiving in this thread. That’s said, I don’t consider the house you linked H street proper.

So you recommend 8th and H as a desirable place to live compared to any other part of the H Street corridor? And you think comparing a 6br / 3500 sq. ft. house (which is really, really unusual in this part of town) with the typical 3br flip of the area is rational?

Not to derail this thread, but, do any of you who are generally open to buying in the "broader H St" corridor have 2 children ages 5 to 9?

I notice that many PPs are very knowledgeable about the gritty details of real estate in the area. I assume this means you've been looking yourself or you in/live near there.

Do any of you also have a couple of kids who are currently in, say, 1st and 4th grade?

Thank you well explained

Anonymous wrote:If not H Street, what neighborhood is that?

The thing is, "H Street" alone isn't good at describing a particular location or how much a house should go for. It's hyperlocalized. Houses on the western end, near Whole Foods and a shorter walking distance to Union Station, are going to be more desirable (all else equal) than those that are near the Bladensburg/Benning/Florida/Maryland intersection. And in the middle, 8th & H is, IMO, a worse location than anything even a block in any direction.

But to answer your question: You could call it "H Street Corridor" or, if you were an agent trying to sell the place, you could try to call it Capitol Hill (although that would be a stretch). But what you call it is a lot less important than where it is—and that spot on Maryland is quite different in feel from 8th & H.

As one of the people "hating" on this house: I like H street. I'd like to leave near there. But not right by H & 8th, and definitely not for $1.3 million. For that kind of money you can get something in Capitol Hill and walk a few blocks to H street. Wasn't part of the appeal of the H Street Corridor supposed to be that it's still kind of sort of affordable, at least relatively speaking.

If not H Street, what neighborhood is that?

Anonymous wrote:So for those of you who say 1.3 mi is the highest cap for H Street... is this to say that this house below won’t sell above 1.3 mi? https://www.redfin.com/DC/Washington/1335-Maryland-Ave-NE-20002/home/52546029

Heh. That's a 3500 sqft 6BR 4.5BA that's on Maryland more than a block away from a different area of H street. You could even squint and claim that's Capitol Hill, not H street (although it's about a block and a half off the Capitol Hill Historic District boundary). It's not comparable.

It's really that particular intersection of 8th & H that's the issue. $1.3 might not be too unreasonable an asking price for something on, say, 5th less than a block away from H.

Anonymous wrote:So for those of you who say 1.3 mi is the highest cap for H Street... is this to say that this house below won’t sell above 1.3 mi? https://www.redfin.com/DC/Washington/1335-Maryland-Ave-NE-20002/home/52546029?utm_source=ios_share&utm_medium=share&utm_campaign=text&utm_nooverride=1&utm_content=link

110% disagree with the hate H Street is receiving in this thread. That’s said, I don’t consider the house you linked H street proper.

Anonymous wrote:We need to see what that comp closes at before judging.

A fair point. But the price history for those two houses is interesting. Per Zillow:

814 8th St. NE
6/6/20: Listed at $1,100,000
7/9/20: Price drop to $1,085,000
7/18/20: Price drop to $1,075,000, and taken off the market the same day(?)

825 8th St. NE
7/2/20: Listed at $1,375,000
7/21/20: Price drop to $1,349,000

So when 825 listed at $1.375 million, 814 had already been on a market for nearly a month at $1.1 million. It takes a certain level of optimism to ask for that much more money than a house that is fairly comparable but hasn't sold at a much lower asking price.

Too expensive, bad staging (makes the first floor layout look worse), no powder room, zero storage. No coat closet or pantry.

So for those of you who say 1.3 mi is the highest cap for H Street... is this to say that this house below won’t sell above 1.3 mi? https://www.redfin.com/DC/Washington/1335-Maryland-Ave-NE-20002/home/52546029?utm_source=ios_share&utm_medium=share&utm_campaign=text&utm_nooverride=1&utm_content=link