Good Deal or Not? “GREEN recycled glass counters” edition

This home is located at 640 Q St, NW:

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The flier says:

“Stunningly renovated Victorian townhouse on a tree-lined Q street features high ceilings, an open floor plan, and lots of light. 3 bdrms 3.5 baths Entertain in the chef’s kitchen with custom cabinets, stainless steel appliances, and GREEN recycled glass counters. Exposed brick. Amazing master bdrm. Hwd floors. Great deck and yard.”

You can find more info here and photos here.

This 3 bed/3.5 bath is going for $699,990. What do you think of the reno?

39 Comment

  • Renovation looks nice, but that seems like a lot for a house in that area without parking.

    Talk about a flip job, you can see the debris in the backyard through the patio door…

  • Seems crazy high for this location with no parking and a small triangle backyard. 599?

  • It’s also sits right next to a vacant commerical property which they’ve tried to crop out of the photo.

    • Yeah, I was gonna say the same thing. Reno is pretty nice but the abandoned building next door makes it a lot less attractive.

  • This glass was collected and recycled from all the crack pipes in the alley! so eco friendly!

  • $562 a square foot?!? Ha.

  • I went to the open house yesterday. While it is a big improvement on what the house looked like previously, the flip job was a little careless. The floors felt uneven (especially in the basement), uneven tiles in the shower, several baseboards are not flush, etc.

    This place sold less than two months ago for $300k.

  • It’ll be gone within 2 weeks.

  • I know what everybody is saying (quick reno etc.) but man I would love to have all that stuff FINISHED in our charming-but-so-not-there-yet fixer upper. Also not my favorite neighborhood but you could spit to downtown, the convention center or Union Station offices from here. Also close to Veranda and bus or walkable to all the fun stuff on 11th and 14th Streets.

  • what’s nice is that you’ll be next to the annual o street market groundbreaking ceremonies

  • Well done and will be sold soon. Great job of looking clean, modern and neutral. I went to an open house this weekend that was very taste specific. It was unique.. but future buyers don’t want that much personality.

  • 1. As far as flippers go, a decently nice renovation. Not hte nicest I’ve seen, but nice.

    2. Pricewise, they are smokin the proverbial crack. They are a solid ~100 bucks a sq/ft over any comp in the area that is for sale, or has recently sold.

  • That is a TON of money for just over 1200 square feet, much of it not even practical space. The adjoining “abandoned” property to the West has been a sore point with the Shaw community for years. But it is nice to see yet one more building in our neighborhood undergo rehabilitation.

    $562/sq.ft. is still too high for Shaw. However, I can envision that properties in this location will soon be worth that much. The new O St. Market (finally under construction) will be a block away. The metro is two blocks away. Progression Place, with new restaurants and retail, (under construction) will be three blocks away. And the redone Howard Theater (soon-to-be-completed) will be four blocks away. It is hard to deny that Shaw is becoming quite an attractive place to live.

    • look more closely at the ad: i think 1200 is ONLY floors 1 & 2; include the renovated basement and its more like 1800 so you need to adjust the $/sf to more like 390

      • Also, if you just think about it, an honest 1200 sq ft across three floors is super tiny and not likely to be the case here. This house looks about 14′ wide and has just enough space for all the proper ground level rooms: kitchen, dining, and living.

        Dislike that they didn’t outfit the basement for rental. At least allocate space and electrical/plumbing for a potential stove/dishwasher.

        Then again, they may not have the amperage necessary to run a whole ‘nother set of appliances. Notice — only one meter. Major downside…

        It’s like they’re winking at the idea that the basement could be used for a rental, when in fact you’d have to spend a lot of money to get it right.

  • Isn’t using “flip” as a perjorative getting tired?

    Thank god there are entities buying up these run down properties and renovating and selling them. I don’t think many people have the stomach for buying an old house and doing all the rehab themselves. I’m seeing places being “flipped” all over Blomingdale, Shaw and Ledroit, and these areas are a hell of a lot better because of it.

    • …until it falls apart soon after you shell out $600K. I wouldn’t touch an investment property unless the seller displays all the invoices of the subcontractors and city permits.

      • You’re right. It’s better to buy a rat and condom-infested shell and spend 2 years and $400,000, getting all the permits and dealing with all the contractors. That’s why most people do it your way. Oh wait!

        • Exaggerate much?

          • No more than the “anti-flip” crowd.

          • Well, I bought a 3000 sq/ft house, acted as my own GC, got all my own permits and had my house gutted in 5 months for 95K.

            Like anything, it simply takes preparation. There is nothing “black box” or mysterious about renovating a house, and once you’ve done it once, repeating is childs play.

            If you think these flippers are spending 400K on a redo that they get done in 3 months, you are very mistaken. If they spent more than 60-70 bucks a sq/ft renovating this place, then they didn’t know what they were doing. Considering their short time frame, it looks like they did.

        • Have fun with your cardboard doors and cheap generic bathroom tiles, I’ll take something with character. Putting a little time, money, and effort so I know what is behind the walls. In 4 years many of these will be dated due to the wear and tear exposed by lazy craftmanship.

    • The neighborhoods are relatively better off, but not the people who are overpaying for the properties. I mean, there’s no way the flipper put anything into this place that would justify doubling its value (in a couple of months, no less).

      • Buyers justify prices. Just because the buyer before you got a good deal on a shell, doesn’t mean you overpaid on the flip. All that means is they made a profit, which is completely immaterial as to whether or not you got a good deal.

        You’re paying the flipper a fee for them to renovate it for you. If you don’t want to pay the fee, buy a shell. Otherwise, you end up paying roughly market value like everyone else.

  • tonyr

    I don’t like the silver thing with the wires sticking out of it in the middle of the shower (pic #16). Looks like an accident waiting to happen.

  • Looks reasonably nice, but not $699K nice.

    And this is yet another renovation that got rid of the attic in favor of a vaulted ceiling for the master bedroom. I really don’t see how that adds enough in aesthetics to make up for the lack of storage space, potential problems getting the room heated/cooled properly, etc.

    I wish they’d had a wooden banister instead of a metal one.

    I also still don’t understand the appeal of exposed brick, but I know I’m in a minority on that one.

    • I like exposed brick in the right room. How common it has become is a little ridiculous – and I dont like it in living rooms, dining rooms, etc. A bedroom, media room, game room, hallway, or stairwell, etc? I think it can look great.

  • It’s actually 1,869 square feet if you include the basement living area. So that would drop it to $372 sq/ft

    I will say this; the lot is very odd shaped… quite the polygon!

  • Is anyone going to catch on to the fact that not every space demands open-concept? From the photos it looks like the kitched is almost half of the first floor. Pretty and shiny, but not a very livable set-up.

    • Well, it may not be your cup of tea but it is the rage dujour in architectural circles. Homebuilders, flippers, condo and apt developers don’t follow this trend because they all met in their super secret undisclosed location and decided to.

      Design is a trend thing…like every bathroom built between 1995-2005 was wall to ceiling travertine. Now its gauch as hell.

      If you are right, in ~10 years, people will be walling in all the open space.

      • +1. When we redo our first floor, the kitchen is going to have walls and a door. It’s nice to be able to keep dog/cat/husband out of the kitchen sometimes. Or close the door on the mess you just made. Open concept is overdone.

      • Travertine is a finish — a surface change. Open concept is a structural change. We live larger than the first inhabitants of all these old rowhouses. We adapt our structures to our lifestyles. Are our lifestyles going to change in 10 years?

        This isn’t about fashion, so much as what urban living is fundamentally about in the 21st century. City living is only going to get more and more expensive in the next generation, as people continue to migrate back to the urban core. If anything, total living space will get more and more compressed, and as a result, people will opt even more strongly for open flooplans.

    • I usually like open-floor row houses, but this one looks weird to me. I think it’s because they put the kitchen in the middle of the house and not towards the back like I expect. I love the idea of a kitchen that’s open to the house (because I like to cook and entertain and don’t want to feel separated from people while I do it), but I’m not sure I love having it between the living and dining areas. The placement of appliances and the island make it feel like it’s in a hall way and not its own space.

  • This property had some structural issues when it was on the market. Just can’t believe those were fixed in such a quick rehab. Buyer – be sure to get a thorough inspection. As far as the GREEN counters – they’re lovely. But I DON’T GET IT. Why do one green feature – like pricey counters – and not do anything at all green with the rest of the house? I mean why bother? Why not just do granite counters like everyone else? That seems like an odd selling point to me.
    Otherwise I thought it was better than average. I for one WOULD like a little personality in my next house and not the same cookie cutter place that everyone else has.

    • Open concept is not for everyone. But it’s clearly for a lot of people, or else, developers would stop building houses like this.

      The most egregious thing about this place is that the kitchen cabinets don’t extend all the way to the ceiling. I mean come on.

  • Master bedroom looks nice as does the basement. Would be interested in seeing what the “great deck and yard” look like. From what I can tell in the back of the kitchen photo it is a pile of wood

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