Anonymous
Post 05/18/2021 19:24     Subject: Are these H St. NE / Capitol Hill houses priced appropriately?
New one- very nice. Asking $1.3M for 4 BR at 15th and D NE.

https://www.redfin.com/DC/Washington/1521-D-St-NE-20002/home/10115675?utm_source=android_share&utm_medium=share&utm_nooverride=1&utm_content=link
Anonymous
Post 05/18/2021 06:44     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:What do people think of this one?

$765,000, 2BR/2BA, 1,056sf:
https://www.redfin.com/DC/Washington/1115-C-St-NE-20002/home/9908571

I went to the open house. It's small and narrow, but I kind of like what they've done with it. The front BR is reasonably large, given the overall square footage, with space by the door for either a large dresser or a desk. The second BR is a little too skinny to be useful as a BR (except for a young kid, I guess), but it would probably be fine as an office. And the garden out back was nice. Too small for our needs, and I'm not sure that $765k isn't still a bit much for 1,056sf. But that's on the cusp of decent condo alternative pricing, so I wouldn't be surprised to see it go quickly.



Cute as a button.
Anonymous
Post 05/17/2021 20:41     Subject: Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:
Anonymous wrote:$52K over asking for Isherwood. Cute house!

https://www.redfin.com/DC/Washington/1521-Isherwood-St-NE-20002/home/10114271


Aw, I love this one! I really love this layout -- its my ideal other than the lack of a master bath, which is not ideal but not a deal breaker. I love the federal style homes with the little bonus rooms off the master bedroom upstairs. My dream is to get one of these and turn that space into a library/office. I am envious of homes with nooks and crannies!


Oh it is so cute
Anonymous
Post 05/17/2021 20:39     Subject: Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:
Anonymous wrote:Thoughts on the pricing of these two corner homes?

https://www.compass.com/listing/511-23rd-place-northeast-washington-dc-20002/781138385770982201/

https://www.redfin.com/DC/Washington/1600-F-St-NE-20002/home/10113751


Bumping this. Noisy neighbor curious about what others predict these will go for


I love the top one.
Anonymous
Post 05/16/2021 17:52     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
What do people think of this one?

$765,000, 2BR/2BA, 1,056sf:
https://www.redfin.com/DC/Washington/1115-C-St-NE-20002/home/9908571

I went to the open house. It's small and narrow, but I kind of like what they've done with it. The front BR is reasonably large, given the overall square footage, with space by the door for either a large dresser or a desk. The second BR is a little too skinny to be useful as a BR (except for a young kid, I guess), but it would probably be fine as an office. And the garden out back was nice. Too small for our needs, and I'm not sure that $765k isn't still a bit much for 1,056sf. But that's on the cusp of decent condo alternative pricing, so I wouldn't be surprised to see it go quickly.

Anonymous
Post 05/16/2021 16:19     Subject: Are these H St. NE / Capitol Hill houses priced appropriately?
Did anyone go to the 23rd place open house?
Anonymous
Post 05/16/2021 14:28     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
I just went to the open house. I like it and suspect that it will get multiple offers. The ground floor seems fairly spacious for a rowhome of that size. The kitchen is a bit small, but at least they didn't further crowd it with oversized appliances or try to add an island. OTOH, that means the appropriate-for-the-kitchen refrigerator is kind of small. None of the BRs struck me as comically tiny, which can be a thing with 3BRs in Capitol Hill. The pictures don't make it obvious just how small the back patio area is, though—the garage is probably 10' or so from the back of the house. Seems like a nice neighborhood, too.

My biggest concern would probably be that I caught a whiff of cigar when I went outside; if one of the neighbors is an aficionado, that could get old.
Anonymous
Post 05/16/2021 13:35     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:What does everyone think this will go for?

$889,000, 3BR, 2BA, 1620 sf:
https://www.redfin.com/DC/Washington/217-14th-St-NE-20002/home/9916494

It's maybe a bit far east, but it's zoned for Maury, not terribly small, and has a garage. I don't see any big problems in the interior, either (the door hanging on the wall of the LR is an odd decorating choice, but it looks like it's not permanently attached or anything).


I that’s nice. Detached garage, too. The kitchen is meh but totally workable. I’d expect it to go for around 910k. But there is so little in the market now it could go for more, especially because if the Maury thing. I think there are some young families or people about to start families who are feeling desperate.
Anonymous
Post 05/16/2021 13:28     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
What does everyone think this will go for?

$889,000, 3BR, 2BA, 1620 sf:
https://www.redfin.com/DC/Washington/217-14th-St-NE-20002/home/9916494

It's maybe a bit far east, but it's zoned for Maury, not terribly small, and has a garage. I don't see any big problems in the interior, either (the door hanging on the wall of the LR is an odd decorating choice, but it looks like it's not permanently attached or anything).
Anonymous
Post 05/16/2021 09:59     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:
Anonymous wrote:
Anonymous wrote:New on Emerald Street!
https://www.redfin.com/DC/Washington/1335-Emerald-St-NE-20002/home/9912879

How on earth is this still on the market?


I bet they've had offers under asking and are holding out. Looking through the pictures again, I'm suddenly remembering what it was like during house hunting when you'd come across a house like this. On paper it sounds great -- fixer upper but listed below what nearby houses are selling for so it feels like a deal. But as I click through the photos, I'm just thinking about how bad this house must show. No natural light, awful overhead lighting. Those huge appliances (including the washer/drayer) in the tiny kitchen. The carpet upstairs is depressing. Then you get the bathrooms and you just start thinking about exactly how much money, and time, it will take to make this place feel good. You tell yourself what a good investment it would be, you look at other places selling quickly, and you try to get excited about it. But you're not, so you offer under asking and see what happens.

But I still think it will sell, and probably not too long from now. The other thing that happens is that buyers sit on the market for a little while waiting for the "right" house. But then they see how fast stuff sells, and learn stuff from their realtor like "Well there were 17 offers and they are letting the top three make a second bid but your offer is 80k under that group." It is demoralizing. Someone is going to jump on this soon. They just have to get to that place of fear and desperation that pushes them to pull the trigger and finally offer asking.

I'm the PP at 04/21/2021 21:45 who said that the only thing I liked about this was the great curb appeal. I was relieved to read your post because I was getting kind of befuddled at all the posts expressing amazement that it hadn't sold yet. $800k for 1,324sf isn't that great a bargain, and as you point out, there's a lot that needs updating or is just unappealing. And are the ceilings really low, or do the photos just make it look that way?

None of the issues prevent it from being perfectly livable—they're mostly cosmetic. So a person could buy it and upgrade as they go. And there's not much on the market with 3BR at $800k or less without going father east. But compare it to this one on Elliott that sold in April for $799,850: https://www.redfin.com/DC/Washington/610-Elliott-St-NE-20002/home/9912600. The one on Elliott is a little larger, is an end unit, and looks much better on the inside with tons of light. 1335 Emerald looks overpriced in comparison.

Maybe it's just caught in an uncanny valley where it's not nice enough for people who want a turnkey house, but not cheap enough for flippers to get the ROI they're looking for.
Anonymous
Post 05/15/2021 20:30     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:
Anonymous wrote:New on Emerald Street!
https://www.redfin.com/DC/Washington/1335-Emerald-St-NE-20002/home/9912879

And does location location location trump the fact that this is almost $700k for a one-bedroom condo with a rather lackluster interior?
https://www.redfin.com/DC/Washington/101-2nd-St-NE-20002/unit-3/home/9891708


How on earth is this still on the market?


I bet they've had offers under asking and are holding out. Looking through the pictures again, I'm suddenly remembering what it was like during house hunting when you'd come across a house like this. On paper it sounds great -- fixer upper but listed below what nearby houses are selling for so it feels like a deal. But as I click through the photos, I'm just thinking about how bad this house must show. No natural light, awful overhead lighting. Those huge appliances (including the washer/drayer) in the tiny kitchen. The carpet upstairs is depressing. Then you get the bathrooms and you just start thinking about exactly how much money, and time, it will take to make this place feel good. You tell yourself what a good investment it would be, you look at other places selling quickly, and you try to get excited about it. But you're not, so you offer under asking and see what happens.

But I still think it will sell, and probably not too long from now. The other thing that happens is that buyers sit on the market for a little while waiting for the "right" house. But then they see how fast stuff sells, and learn stuff from their realtor like "Well there were 17 offers and they are letting the top three make a second bid but your offer is 80k under that group." It is demoralizing. Someone is going to jump on this soon. They just have to get to that place of fear and desperation that pushes them to pull the trigger and finally offer asking.
Anonymous
Post 05/15/2021 20:22     Subject: Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:$52K over asking for Isherwood. Cute house!

https://www.redfin.com/DC/Washington/1521-Isherwood-St-NE-20002/home/10114271


Aw, I love this one! I really love this layout -- its my ideal other than the lack of a master bath, which is not ideal but not a deal breaker. I love the federal style homes with the little bonus rooms off the master bedroom upstairs. My dream is to get one of these and turn that space into a library/office. I am envious of homes with nooks and crannies!
Anonymous
Post 05/15/2021 19:39     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:New on Emerald Street!
https://www.redfin.com/DC/Washington/1335-Emerald-St-NE-20002/home/9912879

And does location location location trump the fact that this is almost $700k for a one-bedroom condo with a rather lackluster interior?
https://www.redfin.com/DC/Washington/101-2nd-St-NE-20002/unit-3/home/9891708


How on earth is this still on the market?
Anonymous
Post 05/15/2021 10:36     Subject: Are these H St. NE / Capitol Hill houses priced appropriately?
$52K over asking for Isherwood. Cute house!

https://www.redfin.com/DC/Washington/1521-Isherwood-St-NE-20002/home/10114271
Anonymous
Post 05/14/2021 11:14     Subject: Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:
Anonymous wrote:Thoughts on the pricing of these two corner homes?

https://www.compass.com/listing/511-23rd-place-northeast-washington-dc-20002/781138385770982201/

https://www.redfin.com/DC/Washington/1600-F-St-NE-20002/home/10113751


Bumping this. Noisy neighbor curious about what others predict these will go for


*nosey