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Good Deal or Not? “GARDEN OASIS W/ EXOTIC GRASSES, HERBS” edition
This house is located at 3807 10th Street, NW:
The listing says:
“CITY STUNNER-STYLISH 2-3 BEDROOMS. 1ST FLOOR W-ORIG RED OAK FLOORS W/ WALNUT INLAYS. PARTY SIZED D/R W-ARTIMIDE CHANDELIER. OPEN CUSTOM KIT W/ BREAKFAST BAR, 1ST FL POWDER RM AND EXIT TO GARDEN OASIS W/ EXOTIC GRASSES, HERBS. 1920′S -ERA STAIRCASE TO 2 HUGE BRS. HOTEL STYLE MASTER W/ SIT RM AND TO DIE FOR WALK-IN CLOSET. SKYLIT DESIGNER HALL BA. BASEMENT W/ EX, W/ D, PARKING, 2 METROS, WALKSCORE 92″
You can see more photos here.
This 2 bed/2 bath is going for $599,000.
Category: Columbia Heights, Petworth, Real Estate
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Holger
10:30pm
Not sure where Anonymous gets her/his faulty information from?
Nothing collapsed due... 
10:09pm
I lived in that building last year and paid 1900 a month for that exact size apartment....
Boom
9:59pm
Pepco was the laggard as usual? What other major projects have they been behind on? Or...
KT
9:44pm
I don't have a car, so I can't comment on the traffic flow, but it does look great!...
Anonymous
9:36pm
I would love a good coffee shop on this side of the Circle. Soho has pathetic coffee and...
Nice sized rooms, although I’d lose the orange chairs in the LR. They look like castoffs from 1970. And the family room looks more like a den in size and layout. The skylights are a definite minus–I’d like to see how they look after Sandy and I wouldn’t want to clean them.
Look beyond the furnishings, buddy. This is a GREAT deal for the condition, the space, the proximity to Metro, and the awesome neighborhood!
Are you kidding me? I love those chairs and would like to know where to buy some.
Great house! These Wardman rowhouses are often overcrowded with too much big furniture. This one makes great use of the very cool spaces. These people obviously understand how to use space and clearly have great taste. And the skylights were ingenious design features when they were installed in the 1920s, bringing light and ventilation to the core of the house. Being the owner of such a house, I can tell you that they can last forever, and I’ve seen several houses with the original skylights and no leaks. Not sure why they’d need to be cleaned after a hurricane…
I think this is a really nice place with a lot to offer a prospective buyer. I really like the level of rehab – not over the top, not underwhelming with ridiculous tag lines trying to oversell. Kudos to the owners who are putting this place on the market. The only strange thing, which I don’t think is the fault of the sellers or the real estate agent is that on the Redfin page it says it gets a walk score of 92. Even though close to metro, I don’t think it’s close enough to downtown or even a place like U street to garner a walkscore of 92. This is coming from a person who doesn’t mind walking, a lot.
The Walkscore score isn’t based on proximity to certain areas; it’s based on (if I remember correctly) proximity to public transit, proximity to grocery-type stores, and proximity to restaurants/bars. There may be a couple of factors that I’m forgetting, but it’s mainly concerned with proximity to _categories_ of things, not to specific places.
And it scores places all over the U.S. (and maybe even beyond?), not just in D.C. I remember plugging in (just out of curiosity) my mom’s current address , and it had a score of 14.
Oh, interesting. I thought it was walkability to the city center “central part of the city” to see how walkable different points of the city would be from x location. I guess your explanation works, too.
Thanks for your insight.
It looks like a great renovation in a great location, but that kitchen is TINY!!!! It’s so strange to have such a huge fridge and so little counter space. I wonder how they did the layout for the first floor powder room/”exit to the garden oasis” and if the kitchen could have been extended into that space.
This is beautifully staged. The organe chairs are wonderful. It looks like the kitchen has a wall closet or pantry which the basement door is hidden behind – a great idea. Someone should snap this up.
Actually, it’s not staged. Spoke to the real estate agent at the open house on Sunday, and it’s the owners’ furnishings. Kudos to them on the renovations and decor!
Not to be negative, but why would you renovate so much of the house and not have a master bath? It looks like there is only one bath upstairs. I really like the 1st floor floors.
Looks nice enough, but $600,000 for 1,200 square feet? That’s a little more Dupont / Logan price range at $500 PER SQUARE.
+73
i think alot of the previous comments have a suspiciously similar tone and point. this is a decent to good deal, not a stellar one. alot of cash to live in a not great part of town.
I totally disagree. A house around the corner just sold for $743,000. And with the new Safeway coming in, seems like a great price to me.
Agreed. It looks great but is priced $100K to high for the location.
The market says it’s worth it and that’s what matters. A house on the same block went for 25k more two years ago and the only difference was a bit more work in the basement. If you don’t know the market in this neighborhood then you can’t appreciate that this is a good starting price.
It did? Which one?
I think they’re referring to this house: http://www.redfin.com/DC/Washington/3829-10th-St-NW-20011/home/10034155
The one that sold two years ago is bigger (2,620 vs 1,920 total sq ft) and an end unit.
Will they get this price? Yes, probably higher.
Is it a good deal? Depends how you define “good.” Under my criteria, no, it’s not.
Ah. That one. I forgot about that one.
Thanks!
I would suggest the “market only says it’s worth it” if this house sells for $599,000.” Until then, this looks to me like something priced way too high.
Sit back and watch, kids. This one should bring a good price. If you compare it to houses in the nether reaches of petworth or the grimy end of Columbia Heights then you miss the point. This house is in the hot intersection of these two neighborhoods, and has a lot of good stuff around it, not least of which is metro and the coming Safeway.
Says the owner or real estate agent, once again…
to me it just sounds like the pom-poms of a neighborhood cheerleader.
i live nearby, and while i’d certainly wave some pom poms for our area, i don’t think that’s exactly what’s happening. if you take a look at the recent listings in the area, there were houses that were in near rehab-requiring conditions that went for about 500k.
the inventory in the market is so small, things are going crazy fast – so buyers are paying almost whatever is asked to get something.
as for the pom pom shaking, the real benefits of this place are location, location, location:
1) metro (about a 5 minute walk to the platform)
2) 5 minute walk to 11th street strip (meridian pint/the coupe/red rocks, etc)
3) new safeway (replacing the stinky safeway, promised to be as snazzy as the georgteown one)
4) new raymond rec center (currently under construction).
in an area that is quickly getting full of new apartment/condo buildings (kind of like columbia heights did), having your own full rowhouse in proximity to all of the new commercial businesses, etc is pretty awesome.
Not the owner – I know the owners, and they aren’t doing this.
Interestingly similar tone & vernacular – plus somewhat extra effusive enthusiasm from all the “anonymous” posters here.
keep in mind this is prince of PETWORTH. a lot of the original readers of this blog are from this area, as this was really where the original focus of the entire blog was (before it went truly citywide). that might explain the enthusiasm for the local area.
curiouser and curiouser.
Garden oasis with meditation spaces – who captions the photos in that slide show? Chain link fence and vinyl siding. A slice of Mananas right here in the District.
You seem to know Manassas pretty well without realizing there’s a lot of chain link and vinyl siding all over DC.
a little slice of dc right here in dc.
I’m not a huge fan of vinyl siding, but pretty much all converted sleeping porches have siding like this. It’s not like there was original brick.
The chain-link fence does seem out of character in relation to the rest of the house… although since the back yard faces east, having a solid-wood fence would reduce a lot of the light.
Mine still has the original fascia boards.
I hate siding.
Siding would be a LOT easier though.
Come on folks. Let’s be nice to each other and go back to hatin’ on those orange chairs.
House looks good — and an excellent price for the location/size.
This will probably sell close to listing. And then it will never, ever sell for this much money ever again.
i’m not so sure about that. the changes to the neighborhood have finally started to really come to fruition…we’ll see where we stand in 2-3 years.
Very nice house and nicely decorated.
That price for that neighborhood doesn’t surprise me… but for that price, I would’ve expected it to have had more bedrooms. The price does seem a bit high for only 2 bedrooms plus den, an unfinished basement, and no (at present) off-street parking.
The first-floor half bath is a very smart addition. Most houses built in this era don’t have a half bath on the main floor — I wish mine had one!
I live in the area, so I’d be delighted to see it go for the asking price, but it strikes me as slightly optimistic.
Disclaimer: I haven’t researched the current comps, so maybe houses with these specs really are fetching that much.
They turned the smallest bedroom into a walk in closet. It would be very easy to turn it back into a bedroom by taking down the shelving, making it a 3-bedroom. Check out the layout: http://www.mouseonhouse.com/property/134/21108/?Branding=0
How would one turn that into a 3rd bedroom? Don’t you have to have a window and a closet to be a (legal) bedroom? This room would have neither.
And it would require putting more money into an already pretty expensive house.
In our house (same layout), that room has a door to what is the sitting room (which was probably just drywalled over. The door is all Windows with a shade so it gets light in. We use it as a nursery, will eventually be a kid’s bedroom. Very serviceable for either purpose.
Agreed.
Having a window/glass door into another room that has a window to the outside does not (as far as I know) make the first room legally a bedroom; it has to have its own window to the outside.
As far as I can tell, the only way to make this into a legal bedroom would be to tear down whatever drywall is covering the original window/door to the “sitting room,” divide the sitting room into two (one portion to go with the master bedroom, one portion to go with the walk-in closet), and add a closet.
I suspect it would take more work than that, though. For the half of the sitting room to really feel like it “belonged” to the adjacent room, they’d need not just to restore a door but to knock out a larger area, like someone did at some point with the wall between the master bedroom and the sitting room. And that’s the original exterior wall of the house.
It’s a nice house and I like it, but I don’t think it would be “easy” by any means to convert the walk-in closet back into a bedroom.
Ahh, forgot about the window issue, that makes it not so easy (for a legal bedroom). For the closet, I believe you can have a wardrobe and that is suitable instead. I’m not a contractor and don’t know the building codes for ventilation, natural light, and egress in DC, just spit balling possible workarounds for fun.
- Have a glass door as door into master bedroom to get natural light. Install ventilation exchange (similar to bathroom ventilation system) in 3rd bedroom. 3rd bedroom functions as nursery (cheapest).
- Remove drywall to reveal window to old sleeping porch. Install frosted glass and patch drywall. Install ventilation exchange (similar to bathroom ventilation system) in 3rd bedroom.
- Install skylight that opens (wow that would be a pain, and probably really expensive)
- Remove part of the exterior wall to extend 3rd bedroom into the old sleeping porch, frame in the extension
It’s Under Contract.