Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I think both 8th Street houses are far enough from the loitering at 8th & H. The first house was insane to list so high initially. The 2nd house has really tiny bedrooms and probably should have waited until Jan/Feb to list instead of December.

Disagree. While 8th & H is uniquely bad, there's also often tons of people at the corner of 8th & K. The house near K Street, in particular, is problematic because there is a bus stop right in front of it. And the house further north suffers from being near Florida Avenue. It's just not a super pleasant strip of residential homes because there are always so many people around. And it's not like living near a strip of restaurants or something. It's just random strangers, all the time. It's a weird mix because if it was a commercial strip, it would be fine (because all the homes would be above street level, in apartments, and because people would know going in that it was a busy area with lots of street traffic). But it's entirely residential, without a single business on the street. It just winds up feeling transient and unpleasant.

This house is across the street from one of those listed and sold quickly and above the listing price https://www.redfin.com/DC/Washington/729-K-St-NE-20002/home/9901021

Yes, that's a 4 bedroom, 3.5 bath, renovated row house with a big yard (i.e. large street buffer) that sold for just over 900k. Of course it sold quickly, as that's impossible to come by in this area. Move that house south of H, or even onto another stretch of K or I street, and it would have gone for over a million.

There's an 8th street discount, at least for the stretch between H and Florida.

Like this one, a block away. Also a 4/3.5 on a corner lot with a decent sized yard. Nicer upgrades but less outdoor space and it's a narrower, smaller home. It went for just under 1.2m.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I think both 8th Street houses are far enough from the loitering at 8th & H. The first house was insane to list so high initially. The 2nd house has really tiny bedrooms and probably should have waited until Jan/Feb to list instead of December.

Disagree. While 8th & H is uniquely bad, there's also often tons of people at the corner of 8th & K. The house near K Street, in particular, is problematic because there is a bus stop right in front of it. And the house further north suffers from being near Florida Avenue. It's just not a super pleasant strip of residential homes because there are always so many people around. And it's not like living near a strip of restaurants or something. It's just random strangers, all the time. It's a weird mix because if it was a commercial strip, it would be fine (because all the homes would be above street level, in apartments, and because people would know going in that it was a busy area with lots of street traffic). But it's entirely residential, without a single business on the street. It just winds up feeling transient and unpleasant.

This house is across the street from one of those listed and sold quickly and above the listing price https://www.redfin.com/DC/Washington/729-K-St-NE-20002/home/9901021

Yes, that's a 4 bedroom, 3.5 bath, renovated row house with a big yard (i.e. large street buffer) that sold for just over 900k. Of course it sold quickly, as that's impossible to come by in this area. Move that house south of H, or even onto another stretch of K or I street, and it would have gone for over a million.

There's an 8th street discount, at least for the stretch between H and Florida.

Anonymous wrote:

Anonymous wrote:I think both 8th Street houses are far enough from the loitering at 8th & H. The first house was insane to list so high initially. The 2nd house has really tiny bedrooms and probably should have waited until Jan/Feb to list instead of December.

Disagree. While 8th & H is uniquely bad, there's also often tons of people at the corner of 8th & K. The house near K Street, in particular, is problematic because there is a bus stop right in front of it. And the house further north suffers from being near Florida Avenue. It's just not a super pleasant strip of residential homes because there are always so many people around. And it's not like living near a strip of restaurants or something. It's just random strangers, all the time. It's a weird mix because if it was a commercial strip, it would be fine (because all the homes would be above street level, in apartments, and because people would know going in that it was a busy area with lots of street traffic). But it's entirely residential, without a single business on the street. It just winds up feeling transient and unpleasant.

This house is across the street from one of those listed and sold quickly and above the listing price https://www.redfin.com/DC/Washington/729-K-St-NE-20002/home/9901021

Anonymous wrote:I think both 8th Street houses are far enough from the loitering at 8th & H. The first house was insane to list so high initially. The 2nd house has really tiny bedrooms and probably should have waited until Jan/Feb to list instead of December.

Disagree. While 8th & H is uniquely bad, there's also often tons of people at the corner of 8th & K. The house near K Street, in particular, is problematic because there is a bus stop right in front of it. And the house further north suffers from being near Florida Avenue. It's just not a super pleasant strip of residential homes because there are always so many people around. And it's not like living near a strip of restaurants or something. It's just random strangers, all the time. It's a weird mix because if it was a commercial strip, it would be fine (because all the homes would be above street level, in apartments, and because people would know going in that it was a busy area with lots of street traffic). But it's entirely residential, without a single business on the street. It just winds up feeling transient and unpleasant.

I think both 8th Street houses are far enough from the loitering at 8th & H. The first house was insane to list so high initially. The 2nd house has really tiny bedrooms and probably should have waited until Jan/Feb to list instead of December.

Anonymous wrote:Honestly, regarding 8th St, I increasingly think they should have tried to rezone to preference much higher density housing on those blocks between H and Florida, back when housing was still cheap in the neighborhood. If those blocks were mostly small apartment buildings, I think it would be a better use of space and a much more pleasant living environment (I would not want to live in a row home or condo conversion on those blocks, but would consider a building with a small lobby as a bit of a buffer between the vehicle and foot traffic and my home). Now it's too late and no one wants to sell their home for less than 700k (a million if it's a decent sized row home) and that's why all those houses are just sitting forever. I feel bad for the people who bought there in the last 10 years, paid a premium for "proximity to H" and are now realizing it's just not a very desirable area and that their housing is simply poorly suited for the location.

Though I do think it's a lesson in not getting starry eyed about a gentrifying neighborhood. You have to actually look at the location and think critically about what might change and what won't. There were some obvious drawback that were always going to be there (namely the bus traffic, but also just how notorious the intersection of H and 8th is for those of us who have lived in the neighborhood a long time) and I think some people paid high premiums without thinking about these factors, just assuming they would disappear with time. What are they going to do, reroute the buses? I wonder how many people who bought there had lived in the neighborhood for a while. I'm guessing not many.

I agree with this 100%.

Honestly, regarding 8th St, I increasingly think they should have tried to rezone to preference much higher density housing on those blocks between H and Florida, back when housing was still cheap in the neighborhood. If those blocks were mostly small apartment buildings, I think it would be a better use of space and a much more pleasant living environment (I would not want to live in a row home or condo conversion on those blocks, but would consider a building with a small lobby as a bit of a buffer between the vehicle and foot traffic and my home). Now it's too late and no one wants to sell their home for less than 700k (a million if it's a decent sized row home) and that's why all those houses are just sitting forever. I feel bad for the people who bought there in the last 10 years, paid a premium for "proximity to H" and are now realizing it's just not a very desirable area and that their housing is simply poorly suited for the location.

Though I do think it's a lesson in not getting starry eyed about a gentrifying neighborhood. You have to actually look at the location and think critically about what might change and what won't. There were some obvious drawback that were always going to be there (namely the bus traffic, but also just how notorious the intersection of H and 8th is for those of us who have lived in the neighborhood a long time) and I think some people paid high premiums without thinking about these factors, just assuming they would disappear with time. What are they going to do, reroute the buses? I wonder how many people who bought there had lived in the neighborhood for a while. I'm guessing not many.

Anonymous wrote:

Anonymous wrote:This one is back! Remember the original listing price was close to a million, now down to $760k for 2br/2ba. Still can't fix the location on 8th St.
https://www.redfin.com/DC/Washington/1106-8th-St-NE-20002/home/9900826

Speaking of the 8th St. curse, this cutie has been on the market for more than a month now for $699k. This kind of 2br/2.5ba reno would easily be a $100k more elsewhere in the neighborhood.
https://www.redfin.com/DC/Washington/931-8th-St-NE-20002/home/9902278

No interior photos, but priced a bit high for a developer at $755k for 3br/1ba. Maybe a rare case of a livable home that the occupant can fix up bit by bit?
https://www.redfin.com/DC/Washington/1008-9th-St-NE-20002/home/9902255

I know we generally say no to condos, but this one is in a former church, has a private patio and rooftop deck, garage parking, just a block from Lincoln Park. I wouldn't kick it out of bed in the morning! $780k for 2br/2ba.
https://www.redfin.com/DC/Washington/1335-A-St-SE-20003/unit-D/home/40511413

Speaking of condos, why do listing agents do stuff like this? 2br/1.5ba in 1150 sq. ft. seems like each room should be huge. It's almost impossible to get a sense of the space because 95% of the photos are of the staging furniture. But in the random picture that is zoomed out a bit, we see a living area that barely fits a sofa and a coffee table, a queen/full bed with virtually no clearance in one room, a twin bunk bed that fills almost the entirety of the second room, a parking pad that shows the guaranteed fights you'll have with your neighbor, and zero pictures of the exterior of the property. That intersection with H is nowhere near as bad as 8th St, but $700k is still steep.
https://www.redfin.com/DC/Washington/815-7th-St-NE-20002/unit-1/home/171331715

What's the issue with 8th Street? Not familiar with this area.

Major through route. Heavy traffic, lots of buses, lots of loitering. It's been discussed repeatedly throughout this thread and others about H Street.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:
Non-descript renovation but good price for a 3/1 halfway between Lincoln Park and RFK Stadium.
https://www.redfin.com/DC/Washington/1616-A-St-NE-20002/home/9919809

Modern townhouse-style condo. Good option if you need 3/3 for $700s.
https://www.redfin.com/DC/Washington/409-17th-St-NE-20002/unit-A/home/103793174

These two are both pending after four days. Four weeks until the Super Bowl and the official start of the spring market!

I like the condo and think it's a steal at that price. I just wish the design included at least a balcony somewhere, as the backyard is shared with the basement unit. Also, those fees are actually on the high side for a condo like this, IMO. But otherwise, I think it's a great alternative to a rowhouse, and much nicer and larger than any rowhouse you'd get at that price.

Yeah, missed opportunity with all of the recessed space on the exterior. Instead of a two-level entry alcove, there could have been a small balcony. Wouldn't be large enough to entertain, obviously, but a small bistro table and chair would fit. I also don't love the lofted design of the second floor. Catwalks make me dizzy and I wouldn't want my bedroom open to the living room below. Zero privacy.

Anonymous wrote:This one is back! Remember the original listing price was close to a million, now down to $760k for 2br/2ba. Still can't fix the location on 8th St.
https://www.redfin.com/DC/Washington/1106-8th-St-NE-20002/home/9900826

Speaking of the 8th St. curse, this cutie has been on the market for more than a month now for $699k. This kind of 2br/2.5ba reno would easily be a $100k more elsewhere in the neighborhood.
https://www.redfin.com/DC/Washington/931-8th-St-NE-20002/home/9902278

No interior photos, but priced a bit high for a developer at $755k for 3br/1ba. Maybe a rare case of a livable home that the occupant can fix up bit by bit?
https://www.redfin.com/DC/Washington/1008-9th-St-NE-20002/home/9902255

I know we generally say no to condos, but this one is in a former church, has a private patio and rooftop deck, garage parking, just a block from Lincoln Park. I wouldn't kick it out of bed in the morning! $780k for 2br/2ba.
https://www.redfin.com/DC/Washington/1335-A-St-SE-20003/unit-D/home/40511413

Speaking of condos, why do listing agents do stuff like this? 2br/1.5ba in 1150 sq. ft. seems like each room should be huge. It's almost impossible to get a sense of the space because 95% of the photos are of the staging furniture. But in the random picture that is zoomed out a bit, we see a living area that barely fits a sofa and a coffee table, a queen/full bed with virtually no clearance in one room, a twin bunk bed that fills almost the entirety of the second room, a parking pad that shows the guaranteed fights you'll have with your neighbor, and zero pictures of the exterior of the property. That intersection with H is nowhere near as bad as 8th St, but $700k is still steep.
https://www.redfin.com/DC/Washington/815-7th-St-NE-20002/unit-1/home/171331715

What's the issue with 8th Street? Not familiar with this area.

This one is back! Remember the original listing price was close to a million, now down to $760k for 2br/2ba. Still can't fix the location on 8th St.
https://www.redfin.com/DC/Washington/1106-8th-St-NE-20002/home/9900826

Speaking of the 8th St. curse, this cutie has been on the market for more than a month now for $699k. This kind of 2br/2.5ba reno would easily be a $100k more elsewhere in the neighborhood.
https://www.redfin.com/DC/Washington/931-8th-St-NE-20002/home/9902278

No interior photos, but priced a bit high for a developer at $755k for 3br/1ba. Maybe a rare case of a livable home that the occupant can fix up bit by bit?
https://www.redfin.com/DC/Washington/1008-9th-St-NE-20002/home/9902255

I know we generally say no to condos, but this one is in a former church, has a private patio and rooftop deck, garage parking, just a block from Lincoln Park. I wouldn't kick it out of bed in the morning! $780k for 2br/2ba.
https://www.redfin.com/DC/Washington/1335-A-St-SE-20003/unit-D/home/40511413

Speaking of condos, why do listing agents do stuff like this? 2br/1.5ba in 1150 sq. ft. seems like each room should be huge. It's almost impossible to get a sense of the space because 95% of the photos are of the staging furniture. But in the random picture that is zoomed out a bit, we see a living area that barely fits a sofa and a coffee table, a queen/full bed with virtually no clearance in one room, a twin bunk bed that fills almost the entirety of the second room, a parking pad that shows the guaranteed fights you'll have with your neighbor, and zero pictures of the exterior of the property. That intersection with H is nowhere near as bad as 8th St, but $700k is still steep.
https://www.redfin.com/DC/Washington/815-7th-St-NE-20002/unit-1/home/171331715

Anonymous wrote:

Anonymous wrote:
Non-descript renovation but good price for a 3/1 halfway between Lincoln Park and RFK Stadium.
https://www.redfin.com/DC/Washington/1616-A-St-NE-20002/home/9919809

Modern townhouse-style condo. Good option if you need 3/3 for $700s.
https://www.redfin.com/DC/Washington/409-17th-St-NE-20002/unit-A/home/103793174

These two are both pending after four days. Four weeks until the Super Bowl and the official start of the spring market!

I like the condo and think it's a steal at that price. I just wish the design included at least a balcony somewhere, as the backyard is shared with the basement unit. Also, those fees are actually on the high side for a condo like this, IMO. But otherwise, I think it's a great alternative to a rowhouse, and much nicer and larger than any rowhouse you'd get at that price.

Anonymous wrote:
Non-descript renovation but good price for a 3/1 halfway between Lincoln Park and RFK Stadium.
https://www.redfin.com/DC/Washington/1616-A-St-NE-20002/home/9919809

Modern townhouse-style condo. Good option if you need 3/3 for $700s.
https://www.redfin.com/DC/Washington/409-17th-St-NE-20002/unit-A/home/103793174

These two are both pending after four days. Four weeks until the Super Bowl and the official start of the spring market!

Anonymous wrote:

Anonymous wrote:The 10th Street one is in a HORRIBLE location. Next to a driveway to a large complex, neighbor to another large complex and it’s loading zone, across from Bens Chili Bowl and barely off H. The inside I saw better than I expected, but there is NO outdoor peace or quiet or privacy.

Oh yeah that Google street view is ancient. There's now a two-block-long mega complex (the Avec) where the drive-through and strip mall are in the street view. On the upside, I think the older massive apartment building next to it is restricted to seniors, so that limits the chaos. But I agree, a house like this on a block like this would be a hard pass for me.

Being right across from Ben's Chili Bowl would be a feature for me. Everything else, though...no.

Anonymous wrote:The 10th Street one is in a HORRIBLE location. Next to a driveway to a large complex, neighbor to another large complex and it’s loading zone, across from Bens Chili Bowl and barely off H. The inside I saw better than I expected, but there is NO outdoor peace or quiet or privacy.

Oh yeah that Google street view is ancient. There's now a two-block-long mega complex (the Avec) where the drive-through and strip mall are in the street view. On the upside, I think the older massive apartment building next to it is restricted to seniors, so that limits the chaos. But I agree, a house like this on a block like this would be a hard pass for me.