Good Deal or Not? “perfect for dining ambiance” edition

This house is located at 4200 New Hampshire Ave, NW:

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The flier says:

“This spacious brick end-unit is bathed in sunlight. Hdwd flrs. throughout this 3 bdrm, 2 1/2 bth home enrich its natural beauty. MBR has private FB. KT’s pantry could be a 1st flr HB. The sep. DR features gas frplc perfect for diining ambiance. 2car driveway For additional parking, convert storage back to garageShows well. Conveys “as is”. Seller reserves right to accept/reject offers. Home Warranty.”

You can find more info here and photos here.

This 3 bed/2.5 bath is going for $449,500.

32 Comment

  • Why do some listings say that – “Seller has the right to accept or reject offers.” It’s so pointless. As if the seller MUST take your offer unless they write that. ANyone know why? (I’m being serious)

    Also, seems like a reasonable deal but I dont know that area well.

    • I think it’s code for “if we only receive lowball offers, we are renting it instead.”

      I can’t think of a legal reason as to why that should be included.

    • Perhaps it is to reserve the right to reject a list price offer. I think it’s unnecessary and meaningless legalese from a non-lawyer real estate agent, but that’s probably their rationale.

    • I suppose, in theory, someone could construe the listing as an “offer” to sell, which could be accepted by a buyer if all of the seller’s terms and conditions are met in the buyer’s response (i.e., their offer). Probably a stretch, especially if the buyer’s response is in the form of a typical GCAAR form. While the buyer may not be successful in their claim, it could hold-up or delay the eventual sale. Hence the language…

  • Seems like a very good deal. Place is huge, appears to have good bones, move-in ready, and the location is only going to appreciate. Make some upgrades and 10 years from now that place will be commanding a lot more.

  • It definitely needs some updates (kitchen linoleum, kitchen cabinets, “family room” linoleum, maroon carpet in basement, etc., etc.), but looks like “good bones,” etc. to start with.

    I’m impressed by the paved driveway with the curb cut.

    My main concern with this location would be that it might be noisy; that’s a busy stretch of New Hampshire Avenue.

    I am also trying to figure out if the agent is calling the back upstairs sunroom a “bedroom.” Surely not??

    If that is the supposed third bedroom, then this is really more of a 2-bedroom plus den.

    • I was wondering the same thing about the sunroom/bedroom. There’s no way that can be considered a legitimate interior room.

    • I would say the sunroom is extra, and that there are otherwise 3 bedrooms. This is a relatively wide house and easily fits 3 bedrooms upstairs even without the sleeping porch.

  • The addition in the back looks incongruous with the rest of the building. It’s like three floors of covered porch. I wouldn’t sleep out there in the winter.

  • I think the sleeping porch is the +Den for the 3rd bedroom.

    It’s a great deal, unless the “as is” is hiding something…

  • I like it. I may go see it this weekend. One thing made me cringe, home warranty included. That seems like a red flag to me.

    • Why is that a red flag? My house came with a home warranty. Pretty pointless but I thought it was something sellers added to try to make it look better. For the record, my house had no issues and I never used the warranty and let it lapse at the end of the year.

      • I see house warranties as a farce and do not respect anyone that tries to market them. I also suspect they are some sort of legal mumbo jumbo that retards your ability to sue someone that has been fraudulent on the house renovation or sale.

        • Thanks. That makes sense to me. I agree they are a farce and I sure didn’t use it as an incentive to purchase the place. I bought it from an elderly couple and my guess is that their realtor conviced them it would help them sell it. Didn’t make a difference to me. There is a lot that wasn’t covered by it but I don’t know if it contained any language that would have impeded my ability to sue. I didn’t look at it too closely.

    • Our realtor gifted us a one year warranty for the major systems and appliances on our Petworth house. It provides some peace of mind for buyers who are pushing their liquidity limit to afford a house. It can be an excellent deal if your furnace, water heater or fridge conks out during the warranty period, it only cost about $425.

  • Another worry, all the painted wood paneling, I wonder what is behind it as I would so have to tear it down and put up wallboard.

  • I’m going to be the first to say this is not a great deal. I have seen plenty of fully renovated houses around here for nearly the same price. The house needs some upgrades and it’s on a busy street (it can get crazy there during rush hour). If you are shopping in this price range, I think you can do better. I hate to say it, because I live nearby and I’m a big neighborhood booster, but I think a savvy shopper can do better.

    • I don’t think it is too far off.. a house on the other side of New Hampshire just sold for 400K in similar condition but smaller and lacking the 2nd bathroom upstairs. This house has a better exterior look too. Maybe 20K off but not much…

      • I don’t think it is far off either. It just seems that people are saying it’s a good deal, and I think the right price is probably a bit lower than $450,000.

    • Fully renovated houses are a negative not a positive. Most of the renovation I have seen in DC are horrible and use horrible materials. Example:

      So many use green wood for trim and studs. Looks fine going in but the sap will end up ruining any paint or stain and when the wood dries, it will all end up changing sizes and shapes. The shape changes will force you to pay to have it all ripped out and replaced in just a few years.

      • + a million. I own a house very close to this one that I bought BECAUSE it wasn’t already gutted and renovated by some slap-dash developers. I love that this retains some charm and original trim. In fact, I think it’s a great deal.

      • So, so true. Expect anything built with Home Depot lumber to warp– they have the worst quality lumber on the planet, and regularly sell super wet stock to contractors who take it right out and build with it.

        My house might not be perfectly square after 90 years, but it is perfectly settled and solid, and the bricks and timber aren’t going anywhere.

  • Seems to be priced right to me, considering what I’ve seen surrounding, fully-renovated homes sell for (585 and 600 w/in 1 block in either direction on Taylor).

    I’d say it’s a “good” deal.

  • Okay deal. The captions for the pictures often said “possible” this or that; for close to half a mil, I’d want one of those possibilities to be a reality.

  • I think it may be a little high, but close to being a good deal. I agree that’s a busy intersection with Upshur being a major cross-town route (for me anyway because I have a fixer-upper not unlike this and make a zillion trips to Home Depot). However, it’s a block from Grant Circle, which is one of my faves. Also, you’re going to pay a little more for an end unit. That house faces south and west (right?), so tons of light.

    Please, whoever buys it, don’t ruin it with an open floor plan and ripping out all the wood trim.

    And one more thing, isn’t entry foyer redundant?

  • You cant just say something is a good deal if the selling price + renovation costs is then comparable to what renovated places have sold for near by. Thats not how it works.

  • Just to add another angle on this: Home warranties can be useful depending on the circumstances and what they cover. We asked for one from our sellers due to the age of the appliances and also due to the age of the AC unit. In our case, the major appliances and AC were 6+ years old – the age they tend to start having problems, in our experience – and we didn’t want to shell out for new ones during the first year. The fancy microwave just died, so we’ll see how it goes. Didn’t cost us anything for the warranty. (Repairman visit is $75).

  • I would wager that this is gramma’s house and the ‘right to accept or reject’ bit says gramma’s kids really want a family to buy and move in. It may be a little ridiculous to be picky about who buys your house from a commercial perspective, but sentimental family members may not want to see this either gutted and flipped or turned into a crack den or halfway house or something.

    I think the home warranty is supposed to make the buyer feel better about the ‘as is’ part. A home warranty on a new house is pointless but on an older house with un-updated fixtures and appliances, it makes a little sense.

    Price seems about right if it’s a legitimate three bedroom.

    • Yeah, I mean, I have a crackhead friend who totally wanted to drop $450k on this house and flip it into a crack den, but then he saw the note about them rejecting offers and decided to look elsewhere.

      • You know, it’s kind of funny: Some people are funny when they’re sarcastic. But then some people just come across as dumb, because they can’t tell the difference between funny and stupid. Luckily, both funny and stupid comments are kind of funny, although in different ways.

        Is a sarcastic response to a shred of sarcasm in an otherwise basically straight post funny or stupid? I’ll leave that up to you, in your infinite wisdom, to decide. Clearly, you have a highly developed sense of irony.

  • I’d say it will sell for $380k tops. Lack of garden will bring the price down, I think a lot of people looking for a rowhouse in the city opt for Petworth over other areas b/c gardens are more common here. I would suggest it should go for less based on comps for well-kept but unrenovated houses (lower to mid 300s), but for its proximity to metro and that it’s end of unit.

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