Good Deal or Not? “Updated table space kitchen” Edition


This home is located at 2236 11th Street, NW:

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The flier says:

“Rare Opportunity in Logan/U Street. Bright and open detached two bedroom, open Den, two and a half bath townehome. Updated table space kitchen with stainless steel and granite, Oak hardwood floors, soaring ceilings, oversized windows, central air, large basement suitable for storage, rear deck/yard with 2 car parking. Just minutes Metro Green line, U street corridor, cafes and much more.”

You can find more info here and a virtual tour here.

I walk by this house all the time and have really been looking forward to getting to check it out (virtually). What do you think of the reno? Do you think $539,000 sounds reasonable for this 2 bed/2.5 bath? I think it may be important to note that there is also a vacant lot next door also for sale…

26 Comment

  • Don’t say this nearly enough… but good deal. Renovations are tastefully done. Location is good. This is a fantastic opportunity to get a nice house at a very attractive price. Have no doubt this will go quickly.

  • It is nice, that is for sure. I would offer 499k.

  • Logan?? Really?? Why not call it Dupont as well…

  • I dunno. I think to describe it as ‘detached’ is fairly disingenuous. Since the lot next door is for sale, it could become attached fairly quickly.
    Also, not a big fan of the reno, actually. Well, at least the finishing touches. The bathroom tiles are so tacky, and the kitchen cabinets are pretty blah.
    I always wonder why ‘flippers’ don’t do all the structural/behind the scenes stuff, then get a buyer, then give them input into some of the finishing touches like wall color, cabinetry, light fixtures, tiles, etc.

    • Pretty hard to run the price up on unfinished work 😉

      • Ha! I guess I just think you could make it part of the deal. . .
        My parents bought a house way back in the early ’80’s that was at the time in the middle of being rehabbed. It is a civil war era farmhouse in SW Virginia that was let fall into serious disrepair (as kids we had always referred to it as a haunted house). The seller, a general contractor, had already completed the major structural repair and had installed completely new plumbing and electrics. My parents then chose the cabinetry, light fixtures, paint, etc. It was, if I’m not mistaken, part of the price. It just seems like a great way to handle it. . .
        Eh, but I’m harping on. . .

        • I totally agree. I was just thinking about this the other day. We were really lucky to find a house that included cabinetry, tiles, and fixtures almost exactly as I would have chosen them. I might change out some of the light fixtures at some point when I can afford chandeliers 😉 but I don’t know why there isn’t more room for a buyer to get involved in these details while they’re going in.

    • I think there is at least one company that does what you suggest. I don’t remember their name, but when I was looking for a place, I saw that they bought a house and relisted it immediately at a small price increase, and in the comments they detailed when they were going to begin the renovation, what the renovated price would be (about $100K more in this case) and offered to sell it either way. They also mentioned that if the buyer wanted to select finishes the option was available.

  • I think it well sell for 500. A lot of reno is going on around Florida Ave now.

  • I think it’s a pretty decent deal while still agreeing with the criticisms above. I don’t understand the decisions with the old fireplace (seriously, either remove the mantle, install a ventless electric faux- fire, or leave a non-functional fire place) or the kitchen cabinets that leave tons of room/wasted space overhead. So it definitely leaves me with that flipper feeling, but at least it doesn’t insult me with the price, which seems in the ballpark for the size/location/quality of the reno.

    Were I interested in this place, I’d look into buying the adjacent vacant lot, too. You could have a really nice outdoor space. Any idea what that costs?

  • The lot next door is priced at $300,000

    • OK, so scratch the idea that you might want to buy both the house and the lot next door. That’s a little steep for an undeveloped lot, no? (As there is no GDoN — Vacant Lot Edition, I’m less up to date with the goings on in that niche of the real estate market.)

  • I think it is a good deal despite the cheapo bathroom reno and unispired kitchen.

  • Craptastic flip with lower end Home Depot materials…

  • I think it’s priced about right for a renovated place in that location.

    I agree that the tile is absolutely terrible and the cabinets look tacky.

    Also, is the toilet in the guest bath turned at an angle–looks like someone didn’t plan for where the vent would be on the floor there.

  • I have never understood why people want a house with more bathrooms than bedrooms….

    Seriously, I have seen many a 3 bedroom/1.5BA home converted into 2BR/2.5BA

    Is having a dedicated guest/kids bathroom really worth, er, the room that the guests/kids would actually stay in?

    I can’t believe that an extra bathroom is worth more than an extra bedroom.

    • I’d say you should discount the half-bath, as that’s usually a tiny scrap of the floor plan on the main level and keeps guests from invading your own personal throne upstairs. So really you’re talking about the difference between a 3/1 and a 2/2. A handful of families may want the extra sleeping space, but in this part of town, the 2/2 is likely to be more attractive, at least to two classes of buyers: (a) investors who plan to rent the joint (having 2/2 more effectively opens up the world of roommates to you, and there’s a premium there) and (b) young families, whose heads of household like the notion of a private bath and 2 slightly larger bedrooms (or one larger, master bed, and a normal size second for the kid).

      While I could be convinced that (b) is based on somewhat short-sighted, screwy priorities, my sense is that a 2/2 configuration generally is more attractive to higher-income buyers, who of course represent more profit to developers, flippers, etc.. I think 3/1 is a layout that goes back to when these neighborhoods were decidedly more working class — it’s more functional in a lot of ways, but not what your typical $500k+ home buyer is looking for today. Especially not the ones who are drawn to live by the 930 Club and other U Street bars.

      • I can’t even imagine paying $500K or more for a house with only 2 bedrooms.

        So you and your partner/spouse live in one bedroom. That leaves one more bedroom.

        1) Kids
        2) Guest
        3) Office
        4) Storage/Closet Space

        Pick 1.

        Really? You’d rather have no guest room, no office space, no whatever, just to have another bathroom for your guests or kids? Because it won’t be for both of them – there’s only one bedroom other than your own.

        Anyway, I suspect that in reality, 2BR houses compete much more directly with condos than 3BR houses… they’re being bought more by single people or gay couples for whom children isn’t a major concern.

  • I think the reno is crap. 80s builder grade materials gone awry. The location is good and that is what will ultimately get this sold but I can’t believe the choice in materials. I doubt they saved much money, my guess is this was just bad taste.

  • Does this house look extremely narrow to everyone else as well? I like it and all, but it’d be interesting to see it during an open house and see how cramped it feels.

    • I was thinking the same thing. It almost looks like you could reach from one end to the other, if you had long enough arms. The floor plan is a little strange too. I am not sure it would be easy to arrange furniture.

  • The wood floors are purty. There are lots of ziggedy-zaggedy things jutting out of the walls and ceilings here and there.
    Completely wasted storage space above the kitchen cabinets. The lot next door looks awfully narrow for another dwelling, but who wants a $300k garden?

  • The most hideous bathroom redo I’ve ever seen- what is up with the two different tiles/borders?

  • we saw it last week, it’s really really really poorly thought-out and executed … we walked out pretty quickly

  • I was surprised this sold so quickly. This has got to be the one of the ugliest buildings on 11th Street. You can find a more attractive deal for this amount of money.

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