Good Deal or Not? Revisited by Hipchickindc – 2725 13th Street, NW #2


Hipchickindc is a licensed real estate broker. She is the founder of 10 Square Team and is affiliated with Keller Williams Capital Properties. 10 Square Team is a advertiser. Unless specifically noted, neither she nor the company that she is affiliated with represented any of the parties or were directly involved in the transaction reported below. Unless otherwise noted, the source of information is Metropolitan Regional Information Systems (MRIS), which is the local multiple listing system. Information is deemed reliable but not guaranteed.

Featured Property: 2725 13th St NW #2
Legal Subdivision: Columbia Heights
Advertised Subdivision per Listing: Columbia Heights
Bedrooms: 2 Baths: 2 Parking: Drvwy/Off-Street Ownership: Condo Monthly fee: $238.80.
Square Footage per listing: 1237
Original List Price: $674,900.
List Price at Contract: $624,900.
List Date: 1/7/2014
Days on Market: 21
Settled Sales Price: $595,000.
Seller Subsidy: $0.
Settled price per square foot (adjusted $25,000. For parking): $460/sq foot
Settlement Date: 3/14/2014
Bank Owned?: No Short Sale? No
Original GDoN post is: here.
The original listing can be seen here: here. You can see the virtual tour here.

Columbia Heights in 1993 was a very different place than it is today, from a number of perspectives. This massive Victorian corner property sold in its entirety for $229,000, a price less than the typical one bedroom condo in the area’s current real estate market. A few years later, in 1999, the property sold again for $250,000. Right around that period of time, the value of real estate in many downtown neighborhoods throughout the District began an upward trajectory that slowed from about 2006 to 2009, only to resume in earnest and continue its ascent in present day.

In 2012, the property came on the market at a list price of $1,095,000. It was purchased at that time for $975,000. You can see the extensive historic details in the virtual tour here.

The recent owners subdivided the property into four condo units. In addition to the subject property, Unit 3, a 1262 square foot two bedroom two bath unit sold for $703,900. Units 1 and 4 are currently under contract.

The listing agent was Mark Mlakar with M Squared Real Estate. Justin Paulhamus also of M Squared Real Estate was the designated representative for the buyer.

28 Comment

  • I know many on here will disagree with me, but the old house sure was hideous.

  • It really sadden’s me to see such a grand old victorian with such amazing original details sacrificed in the name of condo conversion. I am all for converting large estates into condos, but looking at the pictures, imagine if the developers had preserved that original front facade?

    The developers could have easily put a matching brick addition on and kept some original details in the units (like the gorgeous woodwork and tin ceilings). Overall the new building isn’t bad persay, but the white additions stand out in a negative way, in my opinion.

    • No change to height limit and no change to zoning laws means these Victorians are collateral damage to keep up with demand for market housing. Make sure you appropriately direct your rage at the DC NIMBY’s that fight these important changes, not the developers who are just responding to supply and demand cues.

  • Ugh…I KNEW they were going to strip all of that beautiful woodwork out of that place. Those doors alone were worth thousands. I really hope they had a good salvage company come in and take it so someone with more of an appreciation for fine craftsmanship could use it. How boring and bland these new units are…very unfortunate.

  • This is the kind of irresponsible cluster**** that gets people talking about historic districts. I look forward to many years of not thinking about people showering in their round, round bathrooms.

  • I’m with Zach — very sad to see all those original details irrevocably destroyed. It was a little much all at once but a little tasteful updating here and there could’ve brightened things up nicely and helped all that gorgeous wood to stand out.
    And for the life of me I still can’t understand why on earth they put a tub at street level in that turret. Horrible judgement. Just goes to show that the developer clearly didn’t give a rat’s you-know-what about anything other than making a buck — not the house, not the neighborhood and certainly not the people who were conned into buying this place. Whoever they are I’ll be sure to pause on my way to Harris Teeter so I can wave to them in the shower.

    • In what sense was someone conned into buying this?

      • $600k is too much for a condo in this location–let alone one with a mediocre renovation. As somebody else said, you could go the same distance north from the Metro and purchase a very nice house for the same price.

        • but then you’d be north of the metro

        • “I think the new owners paid too much” =/= conned into buying the place. Good grief.

        • No, you can’t. Some people here really aren’t aware of where the real estate market in DC is right now. Four blocks north of the metro puts you on the 3500 block of 13th, where there’s currently a house under contract for nearly a million. The idea that you could get a newly renovated rowhouse for less than 600K four blocks from the CH metro is just not in line with the real estate market right now.

          • I never said anything about a newly-renovated house, but I have seen homes that are move-in ready in that range in the not-so-distant past. Whether or not you can get your hands on one without getting outbid by a cash buyer is another story. 3614 13th is on the market for $625k at the moment.
            Maybe I’m wrong, and this poorly-flipped unit will hold its value–in which case, good for the new owners. It’s not the choice I would’ve made but I’m sure we can find 10 or 20 PoPvillers to tell me my opinions don’t belong in the comment section of a blog post asking for…opinions.

          • So…there are houses on the market that are more expensive than this condo that you may or not be able to buy before a cash offer does and this proves your point…how?

          • 4% more expensive, JS, and the cash buyer variable is a separate issue. Yes, I recognize that a renovated condo =/= unrenovated townhouse. I’m stating my opinion as it relates to overall quality and value, particularly long-term value.

  • My boyfriend and I wanted to check out this place after noticing the (awful) turret bathrooms from the street. I, too, wish they had done more to preserve or update the old details. There was no real charm in this place, and the finishings were horrible. The kitchen drawer handles were crooked and off-center, the hood above the stove was crooked, the wood stairs were cracked, etc. etc. etc. No thank you.

  • This is a complete travesty! The architects should be completely ashamed of themselves.

  • I dislike these completely flat panel kitchen cabinets that seem to be trending right now. In wood tones, they look like a cheap office building break room. When painted in glossy colors, they can look like a modern european kitchen, which I could live with, but these are just ugly. Agree that these units have zero character, except maybe the interesting bathroom, but you’d always have to have the windows covered, so what’s the point really.

  • Really sad to see that historic interior go and glad I kept the original detials intact in my 1920s bungalow.

  • The trick with rehabbing these historic homes is knowing which details to keep, what can be slightly modified, and what to get rid of. They just got rid of everything and made it just like every other new condo unit out there (except for the turret bathroom, which is unspeakably awful). If they had kept or slightly updated some of the original details, it would have been worth this price.

  • Ugh. Just looked at the old pictures again. I seriously feel sick thinking about all that gorgeous woodwork gone. Right now we’re trying hard to restore the original details that were stripped out of our house and it is super expensive and time-consuming. What they turned that gorgeous house into is an absolute disgrace.

  • That was butchery. They were obviously going for very modern but ugh. Glad they got $80,000 less than the original list price.

  • Seeing the gorgeous woodwork in the virtual tour from the pre-renovation house ( is making me sad. I hope it was carefully removed and went to someone who can appreciate it.

  • All that gorgeous old period interior – gone! It was stunning … and now it’s boring, dull, bland. It enough to make one weep.

  • Justin Paulhamus is the best. Period.

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