Anonymous
03/16/2021 09:32
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:Anonymous wrote:2br, 2.5ba, $900k: Surprised there's only two bedrooms in a house with 1700 sq ft. And it's right on K St. Curious to see how much this actually goes for, because I think the listing price is insane.
https://www.redfin.com/DC/Washington/406-K-St-NE-20002/home/9894948
I could really do with a virtual tour or at least a floor plan on this one, because I can't tell if having only 2BR in 1700sf means the bedrooms are decently sized. I like what they've done with the patio and the kitchen. The price doesn't seem out of line to me for the current market. I expect it will go fast.
This has a 3D virtual tour now. It only has 2BR because there's a smallish room upstairs that can't be counted as a BR because it doesn't have a window. They also have two baths upstairs. I'm not sure that'd be my choice for the best use of space, but many buyers will appreciate that. I would probably have used some of that space for closets and opened up the BRs, which are kind of small in part because the closets cut into the rooms. But this looks nice, so I still think this will go quickly and for well over asking.
Anonymous
03/16/2021 09:08
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
I'm a recent row house owner in 20002 (with lots of renovation questions, meet me over at the Home Improvement forum), but I can't quit this thread. Love the running commentary.
Anonymous
03/16/2021 09:02
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:Anonymous wrote:Anonymous wrote:Anonymous wrote:$799k for 3br/2.5ba on Emerald St. This is one of my favorite blocks in the entire city, and I'm bummed nothing was available when I was in the market. The $800k home I ended up buying was smaller and far less charming. I predict this will go quickly and well above asking.
https://www.redfin.com/DC/Washington/1362-Emerald-St-NE-20002/home/9912948
Case in point, see this one nearby, $865k for 3br/1.5ba and underwhelming update choices.
https://www.redfin.com/DC/Washington/625-12th-St-NE-20002/home/9910204
Would you pay $679k for a studio marketed as a one-bedroom loft? The square footage (1250 sq ft) seems massive for a single open room, but the way it's partitioned is so awkward and confining.
https://www.redfin.com/DC/Washington/1315-Independence-Ave-SE-20003/unit-4/home/21647874
Has anyone seen the Emerald Street house? I'm surprised it's still on the market, especially since the other two properties in this post (even the condo!) went under contract pretty quickly. It's just taunting me, being all available now and not when I needed it to be. I'd like for someone to make me feel better by telling me it needs $20k in structural work or something.
We have friends who live on Emerald Street, in a house that's laid out almost exactly the same as this one (theirs isn't as freshened up on the inside). They love everything about their street except that it's zoned for Miner (they've repeatedly struck out in the DCPS lottery). That fact alone has them thinking about moving.
As the listing notes, one of the three bedrooms probably is fit for only a crib or for use as an office, so it's really a two-bedroom. It's not a lot of house for $800K, but I also realize the DC market is superheated right now. It's at least a little surprising that it's lasted this long in this environment.
Emerald ended up selling for $867K. The one at 625 12th sold for $875K. That's "only" 8.5% over list for Emerald and a mere $10K over list for 12th St. That's almost reasonable in this market.
Anonymous
03/12/2021 16:06
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Hooray for the update in my favorite DCUM real estate thread! Looks like the Capitol Hill listings are starting to pick up again.
Interesting how many of this week's entries are priced at or near $900k. Assuming you had that much to spend on a house (and that these go for asking price, which is far from guaranteed in this market), which would you buy? I think I might actually like 406 K the best, depending on how large the bedrooms are.
It does seem like its facade is at an angle from the house to the left. That is a nice location, but 1172sf is condo-alternative small. And the math for 3BRs in that square footage doesn't work well either.
If I were at all handy, I'd buy this and fix it up right. But I'm not, so I'm sure it'll get turned into another cheap flip. Is that maybe a skosh too close to the Metro?
I could really do with a virtual tour or at least a floor plan on this one, because I can't tell if having only 2BR in 1700sf means the bedrooms are decently sized. I like what they've done with the patio and the kitchen. The price doesn't seem out of line to me for the current market. I expect it will go fast.
The design on this one looks like a former rental to me. I'm also starting to realize that my own preferences run (1) intact, unpainted woodwork > (2) gutted open plan > (3) painted-over woodwork. There's just something about wood trim painted the same color of white as the walls that says "we did the least amount of work possible to get this ready for a new tenant." Anyway, the price on this is probably fine and I expect someone without my woodwork fetish will pick it up quickly.
So much peach? Or is that pink? There's probably a proper name for that color. Anyway, yes, this looks incredibly dated. It's what you get when you renovate a house without any respect for its historic style. The location isn't awful, but it's a bit far east to be a prime location, either. I don't know if this will sit for long, but I wouldn't expect a bidding war on it.
I really like the location of this one. That spiral staircase, though! Oh dear oh dear. And the rest of the design isn't exactly grabbing me, either. It's smaller than some of the other $900k houses in this list, too.
That's a great location (or not so great: I'd gain at least five pounds being that close to Wiseguy Pizza). Interesting how they've split the basement into a family room and a rental studio—you usually see one or the other, but I can't recall another house that did both this way. I'm not sure it works; 7' is awfully narrow for a family room (although maybe not that bad for an office, which is how they've set it up). And the photos of the studio make it look like a prison cell (albeit one with a kitchen and a TV). Two of the BRs are pretty small, too. Still, I could see that working for someone at that price, especially if they can make the studio a little less depressing looking.
I kind of like it as a condo alternative (oval-window door aside, but at least it looks like that's a back door). Not thrilled with the painted woodwork, as usual, but that's not as big a deal at this price point. And how many condos have full-sized W/D units like this has? This might be a bit far east to have quite as much condo alternative appeal as it otherwise might. I'd expect it to go for under $650k in a non-insane market.
A million dollars plus another $510/mo in condo fees for just under 1300sf. It's got character, I'll give it that, but that's a lot of money for not a lot of space.
Interesting how many of this week's entries are priced at or near $900k. Assuming you had that much to spend on a house (and that these go for asking price, which is far from guaranteed in this market), which would you buy? I think I might actually like 406 K the best, depending on how large the bedrooms are.
Anonymous wrote:3br, 1.5ba, $899k: I'm so confused by the perspective on this one. Is the house really build akimbo, or is it just weird photography? Regardless, the location is fantastic, plenty of parks and a block from Eastern Market, with off-street parking so no frustration with market visitors and commuters hogging all the the space.
https://www.redfin.com/DC/Washington/516-E-St-SE-20003/home/9897509
It does seem like its facade is at an angle from the house to the left. That is a nice location, but 1172sf is condo-alternative small. And the math for 3BRs in that square footage doesn't work well either.
Anonymous wrote:3br, 2ba, $649k: An estate sale priced for a flip right on top of Potomac Ave Metro. Hopefully an actually owner/occupant family can scoop this up and renovate as they go, but standalone row houses at this price point are getting so much harder to find.
https://www.redfin.com/DC/Washington/709-14th-St-SE-20003/home/9915218
If I were at all handy, I'd buy this and fix it up right. But I'm not, so I'm sure it'll get turned into another cheap flip. Is that maybe a skosh too close to the Metro?
Anonymous wrote:2br, 2.5ba, $900k: Surprised there's only two bedrooms in a house with 1700 sq ft. And it's right on K St. Curious to see how much this actually goes for, because I think the listing price is insane.
https://www.redfin.com/DC/Washington/406-K-St-NE-20002/home/9894948
I could really do with a virtual tour or at least a floor plan on this one, because I can't tell if having only 2BR in 1700sf means the bedrooms are decently sized. I like what they've done with the patio and the kitchen. The price doesn't seem out of line to me for the current market. I expect it will go fast.
Anonymous wrote:3br, 1.5ba, $850k: I don't love the design choices and it might be a *bit* too close to the noisy part of H Street, but overall I like this one.
https://www.redfin.com/DC/Washington/826-12th-St-NE-20002/home/9907948
The design on this one looks like a former rental to me. I'm also starting to realize that my own preferences run (1) intact, unpainted woodwork > (2) gutted open plan > (3) painted-over woodwork. There's just something about wood trim painted the same color of white as the walls that says "we did the least amount of work possible to get this ready for a new tenant." Anyway, the price on this is probably fine and I expect someone without my woodwork fetish will pick it up quickly.
Anonymous wrote:3br, 3.5ba, $900k: Recently refreshed in the finest 1992 design.
https://www.redfin.com/DC/Washington/535-Tennessee-Ave-NE-20002/home/9916225
So much peach? Or is that pink? There's probably a proper name for that color. Anyway, yes, this looks incredibly dated. It's what you get when you renovate a house without any respect for its historic style. The location isn't awful, but it's a bit far east to be a prime location, either. I don't know if this will sit for long, but I wouldn't expect a bidding war on it.
Anonymous wrote:3br, 2.5ba, $900k: Really 2br/1.5ba but includes rentable English basement, making this one of the few homes on the Hill suitable for a moderate single-income buyer.
https://www.redfin.com/DC/Washington/620-7th-St-NE-20002/home/10177341
I really like the location of this one. That spiral staircase, though! Oh dear oh dear. And the rest of the design isn't exactly grabbing me, either. It's smaller than some of the other $900k houses in this list, too.
Anonymous wrote:4br, 2ba, $895k: One of few non-condo homes at Navy Yard, with a self-contained studio for AirBnB.
https://www.redfin.com/DC/Washington/306-L-St-SE-20003/home/9894654
That's a great location (or not so great: I'd gain at least five pounds being that close to Wiseguy Pizza). Interesting how they've split the basement into a family room and a rental studio—you usually see one or the other, but I can't recall another house that did both this way. I'm not sure it works; 7' is awfully narrow for a family room (although maybe not that bad for an office, which is how they've set it up). And the photos of the studio make it look like a prison cell (albeit one with a kitchen and a TV). Two of the BRs are pretty small, too. Still, I could see that working for someone at that price, especially if they can make the studio a little less depressing looking.
Anonymous wrote:2br, 1.5ba, $685k: Here's our condo alternative for the week.
https://www.redfin.com/DC/Washington/1525-Constitution-Ave-NE-20002/home/9918439
I kind of like it as a condo alternative (oval-window door aside, but at least it looks like that's a back door). Not thrilled with the painted woodwork, as usual, but that's not as big a deal at this price point. And how many condos have full-sized W/D units like this has? This might be a bit far east to have quite as much condo alternative appeal as it otherwise might. I'd expect it to go for under $650k in a non-insane market.
Anonymous wrote:And an actual condo, because I'm a sucker for church conversions. A loft in the bell tower! Only a million dollars for two bedrooms!
https://www.redfin.com/DC/Washington/1340-Massachusetts-Ave-SE-20003/unit-1/home/17532964
A million dollars plus another $510/mo in condo fees for just under 1300sf. It's got character, I'll give it that, but that's a lot of money for not a lot of space.
Anonymous
03/12/2021 14:56
Subject: Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:Anonymous wrote:FYI, the robber was shot by an armed security guard.
I live a few blocks away and love the neighborhood but that is not an ideal block (though proximity to CFA is kind of a selling point—maybe just not THAT close).
Just curious why you feel this week. I don't think I necessarily disagree with you, but always like to hear other opinions.
Because it’s the one block of G Street that looks out at Maryland Ave, Chikfila-A, and a gas station. One block west and it’s a totally residential street (and continues to be one all the way to Kaiser on 2nd).
Anonymous
03/12/2021 14:50
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:Several new listings going into the weekend!
3br, 1.5ba, $899k: I'm so confused by the perspective on this one. Is the house really build akimbo, or is it just weird photography? Regardless, the location is fantastic, plenty of parks and a block from Eastern Market, with off-street parking so no frustration with market visitors and commuters hogging all the the space.
https://www.redfin.com/DC/Washington/516-E-St-SE-20003/home/9897509
3br, 2ba, $649k: An estate sale priced for a flip right on top of Potomac Ave Metro. Hopefully an actually owner/occupant family can scoop this up and renovate as they go, but standalone row houses at this price point are getting so much harder to find.
https://www.redfin.com/DC/Washington/709-14th-St-SE-20003/home/9915218
2br, 2.5ba, $900k: Surprised there's only two bedrooms in a house with 1700 sq ft. And it's right on K St. Curious to see how much this actually goes for, because I think the listing price is insane.
https://www.redfin.com/DC/Washington/406-K-St-NE-20002/home/9894948
3br, 1.5ba, $850k: I don't love the design choices and it might be a *bit* too close to the noisy part of H Street, but overall I like this one.
https://www.redfin.com/DC/Washington/826-12th-St-NE-20002/home/9907948
3br, 3.5ba, $900k: Recently refreshed in the finest 1992 design.
https://www.redfin.com/DC/Washington/535-Tennessee-Ave-NE-20002/home/9916225
3br, 2.5ba, $900k: Really 2br/1.5ba but includes rentable English basement, making this one of the few homes on the Hill suitable for a moderate single-income buyer.
https://www.redfin.com/DC/Washington/620-7th-St-NE-20002/home/10177341
4br, 2ba, $895k: One of few non-condo homes at Navy Yard, with a self-contained studio for AirBnB.
https://www.redfin.com/DC/Washington/306-L-St-SE-20003/home/9894654
2br, 1.5ba, $685k: Here's our condo alternative for the week.
https://www.redfin.com/DC/Washington/1525-Constitution-Ave-NE-20002/home/9918439
And an actual condo, because I'm a sucker for church conversions. A loft in the bell tower! Only a million dollars for two bedrooms!
https://www.redfin.com/DC/Washington/1340-Massachusetts-Ave-SE-20003/unit-1/home/17532964
As an H Street homeowner of (for DC) moderate income, just want to say that I love this thread and your weekly updates. So thank you!
Anonymous
03/12/2021 14:38
Subject: Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:FYI, the robber was shot by an armed security guard.
I live a few blocks away and love the neighborhood but that is not an ideal block (though proximity to CFA is kind of a selling point—maybe just not THAT close).
Just curious why you feel this week. I don't think I necessarily disagree with you, but always like to hear other opinions.
Anonymous
03/12/2021 14:03
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Several new listings going into the weekend!
3br, 1.5ba, $899k: I'm so confused by the perspective on this one. Is the house really build akimbo, or is it just weird photography? Regardless, the location is fantastic, plenty of parks and a block from Eastern Market, with off-street parking so no frustration with market visitors and commuters hogging all the the space.
https://www.redfin.com/DC/Washington/516-E-St-SE-20003/home/9897509
3br, 2ba, $649k: An estate sale priced for a flip right on top of Potomac Ave Metro. Hopefully an actually owner/occupant family can scoop this up and renovate as they go, but standalone row houses at this price point are getting so much harder to find.
https://www.redfin.com/DC/Washington/709-14th-St-SE-20003/home/9915218
2br, 2.5ba, $900k: Surprised there's only two bedrooms in a house with 1700 sq ft. And it's right on K St. Curious to see how much this actually goes for, because I think the listing price is insane.
https://www.redfin.com/DC/Washington/406-K-St-NE-20002/home/9894948
3br, 1.5ba, $850k: I don't love the design choices and it might be a *bit* too close to the noisy part of H Street, but overall I like this one.
https://www.redfin.com/DC/Washington/826-12th-St-NE-20002/home/9907948
3br, 3.5ba, $900k: Recently refreshed in the finest 1992 design.
https://www.redfin.com/DC/Washington/535-Tennessee-Ave-NE-20002/home/9916225
3br, 2.5ba, $900k: Really 2br/1.5ba but includes rentable English basement, making this one of the few homes on the Hill suitable for a moderate single-income buyer.
https://www.redfin.com/DC/Washington/620-7th-St-NE-20002/home/10177341
4br, 2ba, $895k: One of few non-condo homes at Navy Yard, with a self-contained studio for AirBnB.
https://www.redfin.com/DC/Washington/306-L-St-SE-20003/home/9894654
2br, 1.5ba, $685k: Here's our condo alternative for the week.
https://www.redfin.com/DC/Washington/1525-Constitution-Ave-NE-20002/home/9918439
And an actual condo, because I'm a sucker for church conversions. A loft in the bell tower! Only a million dollars for two bedrooms!
https://www.redfin.com/DC/Washington/1340-Massachusetts-Ave-SE-20003/unit-1/home/17532964
3br, 1.5ba, $899k: I'm so confused by the perspective on this one. Is the house really build akimbo, or is it just weird photography? Regardless, the location is fantastic, plenty of parks and a block from Eastern Market, with off-street parking so no frustration with market visitors and commuters hogging all the the space.
https://www.redfin.com/DC/Washington/516-E-St-SE-20003/home/9897509
3br, 2ba, $649k: An estate sale priced for a flip right on top of Potomac Ave Metro. Hopefully an actually owner/occupant family can scoop this up and renovate as they go, but standalone row houses at this price point are getting so much harder to find.
https://www.redfin.com/DC/Washington/709-14th-St-SE-20003/home/9915218
2br, 2.5ba, $900k: Surprised there's only two bedrooms in a house with 1700 sq ft. And it's right on K St. Curious to see how much this actually goes for, because I think the listing price is insane.
https://www.redfin.com/DC/Washington/406-K-St-NE-20002/home/9894948
3br, 1.5ba, $850k: I don't love the design choices and it might be a *bit* too close to the noisy part of H Street, but overall I like this one.
https://www.redfin.com/DC/Washington/826-12th-St-NE-20002/home/9907948
3br, 3.5ba, $900k: Recently refreshed in the finest 1992 design.
https://www.redfin.com/DC/Washington/535-Tennessee-Ave-NE-20002/home/9916225
3br, 2.5ba, $900k: Really 2br/1.5ba but includes rentable English basement, making this one of the few homes on the Hill suitable for a moderate single-income buyer.
https://www.redfin.com/DC/Washington/620-7th-St-NE-20002/home/10177341
4br, 2ba, $895k: One of few non-condo homes at Navy Yard, with a self-contained studio for AirBnB.
https://www.redfin.com/DC/Washington/306-L-St-SE-20003/home/9894654
2br, 1.5ba, $685k: Here's our condo alternative for the week.
https://www.redfin.com/DC/Washington/1525-Constitution-Ave-NE-20002/home/9918439
And an actual condo, because I'm a sucker for church conversions. A loft in the bell tower! Only a million dollars for two bedrooms!
https://www.redfin.com/DC/Washington/1340-Massachusetts-Ave-SE-20003/unit-1/home/17532964
Anonymous
03/09/2021 15:39
Subject: Are these H St. NE / Capitol Hill houses priced appropriately?
FYI, the robber was shot by an armed security guard.
I live a few blocks away and love the neighborhood but that is not an ideal block (though proximity to CFA is kind of a selling point—maybe just not THAT close).
I live a few blocks away and love the neighborhood but that is not an ideal block (though proximity to CFA is kind of a selling point—maybe just not THAT close).
Anonymous
03/09/2021 14:57
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:Anonymous wrote:Anonymous wrote:3br, 3ba in 2000+ square feet for $765k. This house is either crazy underpriced or this block is problematic. Thoughts?
https://www.redfin.com/DC/Washington/1439-G-St-NE-20002/home/9915865
That’s the “I can see Chik-Fil-A from my house discount.”
Someone got shot there last week or the week before -- maybe that prompted the listing?
Yeah no. Nobody goes from deciding to sell to a live listing in a week.
Anonymous
03/09/2021 14:20
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:Anonymous wrote:
At least it was the robber who got shot
really? who shot the robber? a police? can't imagine any population for gun carriers around
Anonymous
03/09/2021 13:59
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:Anonymous wrote:Anonymous wrote:3br, 3ba in 2000+ square feet for $765k. This house is either crazy underpriced or this block is problematic. Thoughts?
https://www.redfin.com/DC/Washington/1439-G-St-NE-20002/home/9915865
That’s the “I can see Chik-Fil-A from my house discount.”
Someone got shot there last week or the week before -- maybe that prompted the listing?
At least it was the robber who got shot
Anonymous
03/09/2021 13:32
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:Anonymous wrote:3br, 3ba in 2000+ square feet for $765k. This house is either crazy underpriced or this block is problematic. Thoughts?
https://www.redfin.com/DC/Washington/1439-G-St-NE-20002/home/9915865
That’s the “I can see Chik-Fil-A from my house discount.”
Someone got shot there last week or the week before -- maybe that prompted the listing?
Anonymous
03/09/2021 13:01
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:3br, 3ba in 2000+ square feet for $765k. This house is either crazy underpriced or this block is problematic. Thoughts?
https://www.redfin.com/DC/Washington/1439-G-St-NE-20002/home/9915865
That’s the “I can see Chik-Fil-A from my house discount.”
Anonymous
03/09/2021 11:47
Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
3br, 3ba in 2000+ square feet for $765k. This house is either crazy underpriced or this block is problematic. Thoughts?
https://www.redfin.com/DC/Washington/1439-G-St-NE-20002/home/9915865
https://www.redfin.com/DC/Washington/1439-G-St-NE-20002/home/9915865