Good Deal or Not? Owner Request


This home is located at 1519 12th Street, NW:

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The flier says:

“Located on a tree-lined street just 2 blocks from Logan Circle, this 1870’s row home has been tastefully renovated to include modern conveniences while maintaining its historic charm. The home is located in the 14th Street Historic District and includes original features such as random-width heart pine floors, curved hallway walls, vintage mantels, pocket doors and six-panel floor to ceiling windows in the living room.

The home boasts a true Chef’s kitchen with 30″ Professional Dual-Fuel Range and 36″ vent hood. The kitchen opens up to a two-story family room with skylights that fill the home with light. Entertain guests in the formal dining room or step outside to enjoy the large private patio.

The master suite includes a fireplace and attached bathroom with a whirlpool tub and double vanities. The upper level also includes a second bedroom and full bath. A den overlooks the family room and could be used as a 3rd bedroom or office.

The off-street parking space and separate laundry/storage room create the final touch of urban convenience.”

More info found here and a virtual tour found here.

The owner writes:

“We *really* love the house, but we need more space and are planning to buy a larger house with an in-law suite with my (retired) dad…we’re in the process of trying to work out a deal on an old GDON (from this past summer) in Columbia Heights (we bought our current house in 2001…since then, it seems we’ve been priced out of Logan and will be moving uptown a bit).”

Well that is a good looking house. What do you guys think of the house? Does $799,900 sounds reasonable?

35 Comment

  • Looks nice.
    I didn’t see the off street parking nor the laundry area in the pictures, so I wonder where they are and what they’re like.
    I suspect there is no basement.
    House seems a bit small, especially since the third bedroom is not really a room.
    But it is a very nice house in a desirable area and maybe the price isn’t way off.

  • I like it. I think its a nice space. That kitchen hood is a real value add. Buyers are really going to like this space.

    It is a bit small, though, as its really a 2 bedroom. Because of that its price is a bit high, but I imagine that this is being done on purpose, to give you negotiation room to come down.

  • Adamantine rule for that neighborhood: $510-$560/sq. ft. of livable space.

  • I’ve lusted after this block for a long time. The virtual tour is a little confusing, hard to figure out the upstairs layout. That said, very charming. May go for less, but not much less.

  • Having recently purchased a few blocks away, I hope it sells for ask if not more. My guess, however, is that it is worth approx. 700-725. It is a good amount of space in a desirable location, but it could use some updating. I.e., if it had an open floorplan downstairs, that would add greatly to the value. Nonetheless, good luck sellers!

  • If it came with the adorable kitty looking up at me in the loft every morning, I’d buy it!

  • saw this listing on redfin this morning and my husband and i are in love with it. i think the price seems reasonable, esp considering the period details, size, and what other homes in logan go for (i.e. over $1M). but alas, out of our price range. really wish it would go for less so we could afford it, but am fairly certain it’ll go for more. dear owner, are sure you don’t wanna let us take it off your hands? 🙂

  • lordscarlet

    gk and I (her husband) even have a couple of cute cats to keep the spirit of the house!

  • Very good deal, even in today’s weird RE market.

    If there’s room, I’d consider building a banquette in the kitchen space now occupied by the couch and shelves. It would define the space in a historic manner, give additional seating and table surface (great for kids and adults while meals are prepared), and look good from the loft space above.

  • Cannot disagree more strongly with the comment that this would be a nicer and more valuable house if it had an open floor plan.
    Contrary to popular belief and logic an open space does not look larger than a divided one.
    The charm of this house and older houses in general is the detail of the walls and woodwork which would be diminished if not destroyed.
    The arrangement of the rooms and the flow of the space is essential to the appreciation of older architectural styles.
    I live in a 1908 row house on 13th St. that when I first saw it in 1980 when I bought it I was flabbergasted by the ingenious arrangement of the rooms. The placement of the walls and openings to the rooms told a story and lead the visitor on a journey that was truly unexpected. By contrast, the identical house next door to mine was gutted and opened up when it was renovated 10 years ago. Not only does it seem smaller, but it is not at all interesting, and not just because the architectural details were gone.
    The rooms were gone as well.
    People who absolutely must have the modern look should look at modern houses and condos and stop destroying our architectural history.

  • Is it really 1900 sq ft like zillow says? The pictures must not due the size justice because it looks much smaller. if that’s correct, it should go for close to asking.

  • Given the location and the beautiful woodwork/kitchen, I’d say its a bargain. Good for a couple that wants to have a kid but still stick in the middle of the city for a few more years.

  • anon @ 2:17: clap clap clap clap! i could not agree more. the idea of somebody taking a gorgeous house like this and giving it an open floor plan makes me very sad.

  • [email protected]:17, you have to admit one thing that sucks about old floor plans is that the dining room is almost always bigger than the living room. People these days spend a lot less time in their dining rooms and they need bigger living rooms to fit their TV and furniture. If you have limited space, this just flat out stinks. I’ve seen people in these old rowhouses use their living room as a dining room and vice versa, but that totally ruins the flow of the house. i do see the benefit to having defined rooms, and i like houses with character better, generally, but there are definitely pluses and minuses to both.

  • Did I miss the laundry? It seems oddly small from pics.

  • Very nice. One minor detail I think floating shelves would give kitchen a cleaner look. I would not trade pocket doors for open floor plan.

    Janson – Love the Marvel reference

  • I think it is underpriced. That is actually a pretty big house for the area. It has two full baths upstairs, plus the two .5 bedrooms.

    Where is the laundry and parking?

  • Why ruin a perfectly good living room with a ginormous TV? We keep our in the basement, where it belongs. We use our living room for living and our big ole dining room for dining.

    I’m with 2:17. What’s the point of having a chef’s kitchen (meaning: food is important) but a diminutive (or no) dining room (meaning: food is unimportant)? Keep the house the way it was. It’s more useful that way and makes more sense.

  • @anon 2.17: Buildings are meant to grow, spaces need to change. Period detail is fine if you want it, but I’m 300% against the idea that houses or buildings in general are fixed in time. This is how we end up with sprawl — the idea that our built environment isn’t modifiable. We didn’t used to think like this. Buildings in the 19th Century were regularly updated, it’s a 20th embarrassment of too much land and culture built on the ideas of sprawl. Cities and buildings are living and breathing entities, and should be encouraged to be adapted to new forms and lifestyles. Unless you want to live in the sort of sterile environment that plagues so many “charming” cities.

    Anyway, this is a lovely house, but do think the price is about 50k too high.

  • @Anon 2:17, I second your emotion.

  • Let me correct myself – ‘Adamantium’ is what I was thinking about. I thought I spotted another (aging) comic book fan.

  • I am anon @2:17. to Christopher.
    You have generalized my remarks by making completely unfounded conclusions.
    I don’t see the connection between keeping a floorplan intact with sprawl, and I should say nobody would see that connection except you.
    Changes can be made with respect to the original concept. I will admit that not all old stuff should be preserved and that all old is not all good.
    In this particular case the house is charming and would suffer if made to look like an inner city loft. I really don’t quite understand your remarks about sterile environments when it seems to me that you are in favor of modernization which almost always “sterilized” the space.

  • I think its a pretty good deal and a great location. I’d ditch the floating shelves in the “family room” and 3rd bedroom. I’d see if you could stage the “family room as more of a family room – plasma on the wall and to chair facing the tv (back to the bar) – if not then perhaps make it the home office and reclaim that third bedroom. Fromt the comments so far it seems that people agree its a good deal and my feeling is that if it really showed like three bedrooms it’ll sell like a three bedroom house.

  • I hate open floor plans sooo much, I…I… flames, FLAMES on the side of my face. Breathing, burning, heaving breaths…..

    I love your house; you have done a great job in keeping the original details (I swoon for pocket doors) while making it feel contemporary. But I do agree that staging wise, the shelving in the kitchen throws off the home’s mojo. Be that as it may, I hope you get (at least) near your asking price, it has a great location and feels cozy and well lit. If I wasn’t poor, this would be exactly what I would want to buy.

  • Question.
    Does that loft area (third BR) have a window? I think that the window that is in the 2 story area once belonged to the loft area, which I am sure was part of a room. I wonder what it would take to restore it to the room and make a real room out of the loft. I am not completely clear on where everything is in this house so am not sure what that would do to the rest of the space.

  • I think the upstairs layout may be key to whether or not is is worth it. It looks like the “family room” part of the kitchen was added where there used to be a cut-in in the house. If so, the window in the second bedroom looks out onto the family room and gets no natural light. That would be an issue for me. Otherwise, it is very charming and I will probably go to the open house.

  • I just love having liquor and toys on the same shelves!

  • The kitchen is far too dark for a room without windows. Also that third bedroom can’t possibly meet code. However, those interior shutters and fireplaces are gorgeous, too bad all the other wood needs to be stripped…I’d say 699k, but that’s because I’d have to redo the kitchen. Also I think to go over 700k, it needs a basement, garage or third story.

  • First of all, I think your house is georgous. Secondly, I think your price is about right for that area. When I was looking through the pictures I was trying to find a major flaw that would keep most people from buying this house. It took me a while but I think I spotted it.

    When I looked at your baby’s room my first thought was “ok I would use this as an office since I dont have a baby” then I saw your office and thought, “ok this is an even better office.” It may sound simple, but I think your house hasnt sold because buyers are seeing one master bedroom and two offices, not 3 bedrooms. You would be shocked at how uncreative people can be when they look at real estate. My Mom (agent) actually showed two condos to a couple with an identical floorplan. One had new appliances was freshly painted and had carpet, the other did not. Buyers bought the prettier one for $30K more!

    My point is you need to literally create 2 bedrroms and an office (I dont think you can make your office seem like a real bedroom without spending a lot of money). So, if I were you I would remove all baby items from the babys room and dress it up to look like a neutral bedroom that could work for anyone from 13 to 85. I would even put a small bed in there. On days you are showing the house, I would literally move the crib into the master bedroom so buyers dont even consider the possibility that the room is a baby’s room.

    I know it sounds like an inconvenience, but if you do it the house will sell in no time.

  • Only in DC where you buy a house for 3/4 a million and still have to have bars on the window. It’s really depressing to me. I don’t care how nice the house is. If I am paying that much money, I don’t want to live behind bars. What’s wrong with DC???????

  • This house is fantastic except for the breakfast nook which seems to be masquerading as a family room. I love it, love it, love it!

  • I agree that the “family room” should be restaged as something else. A breakfast nook would be much more appealing than the hodgepodge that’s there now.

  • Gorgeous house. Well decorated. Love the color scheme! It’s nice to see something other than boring neutral tones on every wall.

  • Several families I know with houses like this use that space off the kitchen as a dining area and the “formal dining room” as a living room. Tastes have changed, since the cooks are usually the end consumers now, not servants, a formal dining room makes less sense.

  • just j – agree with many of your points about staging. but just wanted to point out that part of the reason this house “hasn’t sold” is that it’s been on the market for four whole days.

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