Anonymous wrote:So how well do we think the tiny Hill houses will appreciate?

Anonymous wrote:

Anonymous wrote:This one seems more like a tract townhouse built in Herndon in the 1990s than a Hill-adjacent rowhouse.
https://www.redfin.com/DC/Washington/718-10th-St-NE-20002/home/9902446

Partially renovated 2/1. Bold move to use the backsplash tile throughout all of the kitchen, but I kind of like it. Might be too close to DC jail for comfort.
https://www.redfin.com/DC/Washington/1609-Massachusetts-Ave-SE-20003/home/9920356

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

Fully renovated near Potomac Ave and Congressional Cemetery.
https://www.redfin.com/DC/Washington/1502-E-St-SE-20003/home/9919157

Cute little alley house with the nonsensical Faison listing touch.
https://www.redfin.com/DC/Washington/1-Windy-Ct-20003/home/9909153

All of these are now pending or under contract except the first two.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:This one SHOULD FLY OFF THE HANDLE:

https://www.zillow.com/homedetails/402-G-St-NE-Washington-DC-20002/415407_zpid/

This one is still on the market, with an open house set for this weekend. It's only been 9 days, but hot houses were selling by the first weekend not that long ago. Maybe this house isn't as aggressively priced as some think, or maybe the market is cooling down. Or maybe everyone was too busy watching election drama to look at houses last week. I wonder if we'll see a price adjustment if it doesn't get any offers this weekend.

Chuckling at the bolded. If memory serves this is the same house that several DCUM posters talked up (especially in comparison to the one two blocks East that is now under contract). I guess the agent's guerilla marketing campaign wasn't that successful, huh?

Almost two weeks later, it’s still on the market. The sellers seem to be trying a strategy of holding an opening house every weekend instead of dropping the price.

Yup, just poorly priced. Once you are over 850-900, people are going to be underwhelmed by that main floor. It looks tight, the kitchen is updated but not beautiful, the entry is particularly sad... I guarantee that nearly everyone who has walked through that place has muttered "This is going for nearly a million dollars?" to their spouse or realtor.

Absolutely nothing wrong with the house. Just not a 919k house, regardless of location.

Anonymous wrote:"Remodeled." I don't love this block, but it is close to Metro and the location will be much more attractive when all of the Central Armature construction is complete. I think this is a tricky one to price as an ugly house with upgrade potential...could go for $850k, could sit and finally go for around $600k. Listed at $710k for 2br/1.5ba.

https://www.redfin.com/DC/Washington/1119-3rd-St-NE-20002/home/9892332

Anonymous wrote:This one seems more like a tract townhouse built in Herndon in the 1990s than a Hill-adjacent rowhouse.
https://www.redfin.com/DC/Washington/718-10th-St-NE-20002/home/9902446

Partially renovated 2/1. Bold move to use the backsplash tile throughout all of the kitchen, but I kind of like it. Might be too close to DC jail for comfort.
https://www.redfin.com/DC/Washington/1609-Massachusetts-Ave-SE-20003/home/9920356

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

Fully renovated near Potomac Ave and Congressional Cemetery.
https://www.redfin.com/DC/Washington/1502-E-St-SE-20003/home/9919157

Cute little alley house with the nonsensical Faison listing touch.
https://www.redfin.com/DC/Washington/1-Windy-Ct-20003/home/9909153

Anonymous wrote:This is a nice-looking flip for $789k on the same block as Whole Foods. 2br/2ba, cute back patio and little garden in front. Monthly payment for the whole house would be the same as rent for the shoebox apartments behind it.

https://www.redfin.com/DC/Washington/831-6th-St-NE-20002/home/9898430

Get the thrill consumers feel when Amazon delivers. Not the depression when scissors reveal a deception that the box in the box was used and returned. Don't get burned. You can tell by the tape, worry on your face, will it work, are pieces in place, who selected, why rejected? THIS IS NOT THAT. Factory packaging by Bateman Builders, skillful precision, fearless engineering, insisting on perfection, not an inch missed. Blemishless finish on a life-minded design, a smiling domicile in an urban fantasy, where and what you want to be, so smart, add to cart, break your landlord’s heart.

Anonymous wrote:

Anonymous wrote:

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.

Yes, I agree there's a discount for being on busy roads, but I maintain the houses on 8th would/will sell if they were more strategically listed. Here's another house (slightly larger, but literally a few doors down from one of them) that sold quickly and above list price. https://www.redfin.com/DC/Washington/905-8th-St-NE-20002/home/9902330

Anonymous wrote:This is a little over the usual price range for this thread, but:

4BR/3BA, 1992 sqft, $1,100,000:
https://www.redfin.com/DC/Washington/1717-A-St-SE-20003/home/9921374

I'm not sure if this is a flip or if the previous sellers decided to do a reno and relist. It was listed in April last year at $750,000, had several price changes, then the listing was eventually removed in June at $725,000—but it doesn't show a sale.

It looks fairly nice now, and that's a pretty spacious looking back yard (for a rowhome), but $1.1 million seems a tad aggressive to me for something that far east. I've pretty sure I've seen houses in the Capitol Hill Historic District with the same amount of space list at about the same price.

What do you all think?

Anonymous wrote:

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: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.

Anonymous wrote:

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.