Good Deal or Not? Revisited by Hipchickindc


DSCN2679, originally uploaded by Prince of Petworth.
In real life, hipchickindc is licensed as a real estate broker in the District of Columbia and Virginia, and as a real estate salesperson in Maryland. Unless specifically noted, neither she nor the company that she is affiliated with represented any of the parties or were directly involved in the transaction reported below. The source of information is Metropolitan Regional Information Systems (MRIS), which is the local multiple listing system. Information is deemed reliable but not guaranteed.

2230 13th St NW: This home was featured here as a ‘Good Deal or Not’ on September 15th, 2008.

List Price: $798,425.

List Date: 11 September 2008

Days on Market: 9

Settle Date: 31 October 2008

Sold Price: $798,425.

Subsidy to the Buyer: None

Multiple offers: No

Here is the listing from MRIS for the recent sale. To see pics of the renovation, make sure to click on the camera icon at the upper left after you open the link.

Here is the link to the listing from MRIS for the investment purchase in 2007.

What people may recall about this property when it was featured as a GDoN is that it was highlighted as a “Green Renovation”. Shaughn White, who developed the property and is also a licensed real estate agent with Coldwell Banker, was kind enough to fill me in on some of the details.

The process of the renovation took a full eighteen months, which is lengthy, especially for an investor. Shaughn explained that it was time consuming because of the attention to detail with regard to the efficient systems, as well as the finishes, to make the home attractive. He did a tremendous amount of research to create what he described as a truly green build.

Some of the features that he included were: Continues after the jump.

* A hydro-radiant heating system, which is essentially heated water running through pipes in the floors.
* A three-zoned heating system and a two-zoned cooling system, all coordinated via dampers on the duct system, so as not to require additional compressors. These highly efficient systems reportedly allow for operating expenses to be 1/3 of the costs of traditional systems.
* Materials used were all sustainable, including hardwood floors that were certified by the Forestry Stewardship Council.
* All of the paints, adhesives, and floor finishes were low fume, “no V.O.C.” (Volatile Organic Compund) for cleaner, less polluted air.
* In order to support the efficiency of the systems, the entire exterior was insulated with a spray foam soy-based insulation. The floors were fully insulated with 100% recycled cotton batting, which is a excellent sound inhibitor (think someone walking on wood floors one level up).

Shaughn said that the Buyer was someone who very much valued both the positive environmental aspects as well as the efficiency of the home.

14 Comment

  • Hey! You can see my old house! Used to live at 2234 13th on the right! Here’s a little background on the block. Notice that the houses are built on a rise. The whole block is like that. The building at 2232 was an empty lot for years; the place burned down. The property flipped several times, until the current owner built a three-story on it, including a basement that involved digging out the rise. Result? The foundation at 2234 shifted; doors wouldnt close, walls cracked, etc. I’d expect similar foundation shift at 2230. Back yard is tiny; ours was the only place at the time that had parking in the rear, but that might have changed. The rear alley is NARROW. I’m talking 12-point-parking-maneuver narrow.

    Price-wise, considering comparable 3BRs on the block are around the half-mil mark, you’re paying a $300k premium for eco-friendly. Not worth it to me, but I don’t live there anymore, so there it is.

    It’s a five minute walk to U Street Metro at 13th and U, FWIW.

  • Monkey’s wife here—I’m not surprised that the 2230 13th house needed 18 months of renovation; the previous owner was a bed-ridden octogenarian who had lived there most of her life. And I’d expect that this house had as many foundation issues as 2234 13th. The folks building out 2232 excavated the basement out to the property lines without shoring up anything. Permits, shermits! I’ve also wondered how the 2232’s 3-story job got past the HPRB? It breaks the facade line and I thought they were all about that, y’know?

    Kudos to upgrading such an historic property! I learned from Paul Williams that this side of 13th Street’s 2200 block was all constructed around 1900.

  • That’s great. Helps the value of what appears to be a board-up two doors down on the left. I’d have to agree with the previous comment — that’s a lot of green for being green. At 3-4% appreciation, I can’t see getting $850k+ for that in 2 years. But, I never thought I’d see a Target on 14th Street either.

  • Anyone know if, when these sorts of homes were originally built, they had porch roofs? I have a similar style house and am wrestling with that issue, and if they originally did not have such porches maybe I just won’t either.

  • Monkey, gotta say, your kids are cuties and your wife is hot. And they all put up with you having the most notorious internet persona in the area. Cheers to you, my man.

  • ^^^^
    I agree with NAB

  • Being a “green renovation,” do you know if the developer sought LEED certification?

  • Shaughn will check in later and he can answer questions specific to the renovation.

  • This house sold in 9 days! Kinda throws water on the recession credit crunch talk.

  • It sold in nine days at full price.

    I’m increasingly finding properties that interest my buyer clients are going very quickly. There were several recently that I had people who were thinking about making an offer and then were too late.

  • It’s all about the location. Three blocks to Metro, lots of foot traffic so there’s minimal crime, and you’ve got Florida Avenue Grill right around the corner. You’re more likely to die of cholesterol poisoning than getting mugged.

  • i used to live two blocks down (in addition to over at 15th and T where PoP has another GDON post up today). you absolutely cannot beat the location of that stretch of 13th right there…

  • Green construction/restoration is so often a joke. I do not know about this actual house, but so often green construction discards totally good and usable things (fixtures, floors, appliances) to put in new ones that do use less energy, produced less carbon in construction, waka waka waka. Rarely are true carbon/environmental balances calculated to see if it is a real balance beyond the marketing and feeling of smugness the owner gets.

  • I’m the developer for this property and have been a bit reluctant to provide my feedback as there is a lot of green pessimism out there. First, my hat goes off to any developer that even attempts to go green. Building green takes more planning slightly more $, so they are very hard to find (if at all). Green is extremely subjective and categorical, so one should understand the scope of a green project before passing judgement. It is not practical to seek a LEED certificatoin for a single family project, however one should try to do the basics – (1) Conserve energy (2) Reduce consumption (3) Increase indoor air quality and (4) Minimize your impact to the environment while you work. This house has SUPERIOR energy efficiency (50% less than conventional), consumption controls (dual flush toilets, low-flow, water catchment, daylighting), superior HVAC (radiant heat and 16 SEER HI EFF variable speed A/C). I used Deconstruction Svcs to reclaim any furnishings that were salvageable and reclaimed ALL of the bricks to use on the patios and walkways. Because of the focus on green fundamentals, this house is better than its contemporaries and will always sell higher (forever and ever).

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