Good Deal or Not? “TOP-NOTCH COMPLETE RENOVATION” edition

This house is located at 712 C Street, NE:


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The listing says:

“TOP-NOTCH COMPLETE RENOVATION! This expanded Classic Capitol Hill house features: Open Floor Plan, Gourmet Kitchen, High-end Appliances; Gleaming Wood Floors; Beautiful Master Suite; Sharp, Modern Bathrooms; Plenty of closet space. Centrally Located, 1 block to Stanton Park, short walks to Union Station and Eastern Market. Secured parking in the back. SIMPLY MUST SEE.”

You can see more photos here.

This 3 bed/2.5 bath is going for $740,000.

22 Comment

  • I’m all for open floor plans and all, but my gosh some of these things have no character nor room distinction. I understand that you use furnituer to make distinct spaces, but it just doesn’t work in some of these homes…..

    Needless to say this is not a good deal. I dont think it is a good deal because I wouldn’t enjoy living there…

  • Yawn and yuck. Totally agree with Not.

  • “3 beds” is a stretch – one appears to be located behind the kitchen on the main/first floor. I’ve also seen houses in this area offered (although not necessarily sold) for the same price that had finished basements. I think you’d be over-paying if you spend $740k on this one.

  • Where’s the glass partition on the shower in the master bath? It appears that the shower is totally open and exposed to the bathroom. If that is the case, you will have water EVERYWHERE. WTF?

    • I think the idea with this particular shower construction is that the buyer is supposed to put in a tension rod and shower curtain.

      I’ve never understood why in “staging” homes, real estate agents provide certain things (stacks of neatly folded towels) and omit others (toilet paper, tension rods and/or shower curtains).

      • Because tension rods and shower curtains are ugly, covering any nice tiling, and also showing how the water will get all over.

  • I’d agree with the others. The house lacks character and definition. True, that may not be the fault of the people who did the renovation since they may not have had much to work with (quite often the original detail and fixtures are so far gone that it makes no sense to keep them). Equally, I do think some of the companies that flip houses are sometimes too quick to blow out the walls and create an empty box feel to the house. While there is a growing segment of the population who like the open-plan living space, I think it can be taken too far and the end result is a building devoid of character.

    • A lot of these renovations would be ok if they just made the openings between the rooms wider and taller vs just ripping all the walls down and making one big box. That opens things up a great deal, but keeps character with the moldings etc…

      • That’s exactly what we did with our house. We loved the original chestnut wood trim, but the small doorway between the foyer and living room made the foyer unecessarily dark and created a small cramped hallway back to the kitchen. Solution was just expanding the doorway by about two feet- solved those problems, and we were able to reuse all original trim (including a bit that was removed from elsewhere in the house) to frame the newly enlarged doorway.

    • Concur on the flippers’ near-universal practice of turning everything they touch into a box.

      This is one of the main reasons I’m renovating a place myself in Bloomingdale/Eckington, rather than buying one already renovated. God knows I’m not saving any money, the way general contractors squeeze you.

  • i run by this house everyday…it is much improved, but toally over-priced. it’s tiny. it’s directly across the street from a respiratory hospital (so terrible view!) and a very trafficky intersection (8th and C, NE). just a cruddy block, imo. if it gets sold, it’ll be to an older couple with no kids, desperate to get a city house.

    • that respiratory hospital is underutilized and it’s being converted to luxury apartments, so that may be less of an issue.

      Stanton Park area actually quite nice. “Trafficy”? that could describe virtually any block on the Hill at the wrong hour of the day. At best you can find blocks that aren’t good cut throughs or are set back from street

  • “3 bedrooms”, renovated, near Stanton Park, in the Cluster School District for under $750k? In this market, it should be under contract within the week.

  • You would be paying for “3 bedrooms” but that one behind the kitchen would end up as storage/clutter space – there is no space or deck or basement for anything, and do you have to go through the bedroom to access the deck-free back gravel enclosure?

    • While some buyers are looking for 3 bedrooms to put beds in, a lot of buyers (maybe most?) want to use one of those rooms as an office or for some other function anyways. I won’t be at all surprised to see this go for asking price… at current mortgage rates (assuming downpayment), it’s still cheaper than renting a 2-br apartment almost anywhere in the city.

      • I agree it’s in line with market prices, but it’s MUCH more than renting a 2-bedroom. Just servicing a $600k mortgage (assuming a 20% downpayment on 740k) is almost $3000, and that doesn’t even take into account taxes & closing costs & repair costs. Total monthly costs are probably around $4000. You can definitely rent a 2-bedroom for less than that. Renting is still cheaper than buying in DC.

        • Boy, are those numbers dramatic and inaccurate.

          • ?? What’s dramatic about my numbers? A $600k mortgage @ 4% is $2900/ month. Taxes & insurance are at least another $600. It’s a common recommendation to put aside 1% of the home’s value a year or repairs (which as a new homeowner, I can testify is a good idea). So that’s another $600/month. So that’s $4100/month. You can surely find an extremely nice 2 bedroom to rent for less than that in a very nice DC neighborhood.

    • I wonder if that bedroom actually has a closet.

    • To clarify: Even as a 2br + den, it should sell at or close to list price within 14 days.

  • oh my goshsarndit to heck! i can’t believe what these city people do to perfectly good homes, and i don’t care if it will sell at the asking price. it’s just ugly as sin! why, oh why can’t we get some good midwestern/southern architects and builders into this metropolis of a city? lordy, i’m just aghast! maybe i’ll move back to iowa! or oklahoma…
    or indiana.

    OR WHEREVER. just go home.

    oh, but first, welcome to dc! now leave. thanks.

  • I saw this house this weekend. The developer stripped all character and charm from this house. It is completely sterile now. And the third bedroom does have a closet and a window, but it’s not a viable bedroom because no bed could ever fit in it (even a twin bed I think would be tight in there). Also, the master bedroom is in the front of a relativley busy street (C Street) and the buyers can expect major construction with the hospital across the street potentially being converted to retail. I’d say the house is probably worth 699K and it will sell, but it’s not a charmer.

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