Good Deal or Not? “the Premiere home in the hottest DC Neighborhood” edition (reader request)


This house is located at 1223 Irving St, NE. The listing says:

“Kilmurry Properties LLC presents the Premiere home in the hottest DC Neighborhood. Not for the faint of heart or the “lookies”. Serious location, serious Lot, spectacular Home. Nothing like it for the money. Call Mary for private tour or EZ of questions. This is truely “One of a Kind” Hurry. “Pool sized” yard with plenty of entertaining space.”

You can see more photos here.

This 5 bed/4.5 bath is going for $1,089,000.

78 Comment

  • I’d hardly call that the hottest neighborhood in dc. nice try though?

    • Depends on your definition of “hot.” If you’re basing it on percentage of increase in home value in the last 18 months, it’s pretty hard to beat.

    • Yeah, but presumably you’d get to live on the same street as Irving Streete, which sounds like a pretty sweet deal to me.

    • It’s 2014, not 2000. Nice try, though.

      • A lot has changed since 2000, but Brookland is “hottest” only in the sense of recent appreciation. It’s not a destination ‘hood like many, many others.

      • See comments below to see how wrong you are. No one thinks brookland is a “hot neighborhood” at all.

        • Yeah… It’s a matter of interpretation. Which means I’m right as usual, and you are still wrong. Nice try, though.

    • I’ve lived in Woodridge/Brookland for 10 years. The way home prices have gone up and the speed at which houses are bought has been impressive, especially in the last two years. A house at 18th and Otis just went for 500,000 or so and didn’t have an updated kitchen, c/a, etc. A shell of a rowhouse on our block is up for $200,000; last time that happened, it flipped for 480,000 or so. There is restaurant after restaurant opening up. Condos are being built all over 12th St. The project at the old Colonel Brooks has yet to start, really.

      Just look through PoPville and see the different posts about Steel Plate, Brookland’s Finest, Menomale, Busboys and Poets, etc, etc.
      There’s lots of buzz about Brookland, and when I moved in, there was none. I don’t really hear buzz about lots of other places mentioned here like Dupont, Spring Valley, AdMo, etc. They are established. When I used to tell people I live in Brookland, they had no idea what I meant. Now they tend to have heard of it. And heard good things.

  • Freaking expensive to me, the basement is not even a separate unit! But DC buyers always surprised me. Let see how much it goes for.

    • I do not think that most people buying this sort of home really want a rental unit in the basement. If you’re buying this, you’re probably well-to-do, maybe have several children, and you want privacy and someplace to unwind at the end of the day. Committing 1/3 of your square footage to a rental unit infringes on that. Notice that you do not see a ton of basement rentals in large detached homes in Cleveland Park.

  • That is not remotely close to the hottest neighborhood in D.C. Not for the lookies? Pfft.

    • And not bashing Brookland at all. Nice neighborhood with a lot of good things going on. Go Ward 5!

  • “Premiere”. “EZ of questions” (???). “Quote””One Of a Kind””Quote”. This does not help the impression that many (not most — many) realtors are brainless hucksters who have found an easy (sorry, “EZ”) income stream that their actual talents would not support otherwise.

  • Plastic tubs in the bathrooms, pfister faucets, kitchen cabinets that don’t all go to ceiling, KitchenAid appliances, black corrugated plastic drainage for the gutter extensions – while nice, to me it all screams hurry up and finish.

    New construction row homes on Cap Hill proper (Edmonds school development) will probably list for 1.1-1.3 Mil with equal square footage and in a better location.

    Nice house, but I’m stopping at 850K.

    Happy Friday, everyone!

    • In this case it would probably be too high if the cabinets extended all the way to the ceiling. Fiberglass tubs are pretty standard these days, and the appliances are fine for what most people are looking for (even in a $1 million home). The kitchen layout is kinda awkward though.

      • My concern with the lack of custom finishes is that it leads me to believe that the builder did not adequately upgrade the infrastructure behind the walls and throughout the rest of the house.

        To me, custom finishes denotes thought which means extra time installing and planning. PEX, flex hose for gas, adequate storm drainage etc.

        I say this as a guy in the construction industry (not residential) – but when we build fast and want it turned around quickly we stick to easy to install items.

        • I agree that the finishes are not particularly custom or high-end, but it doesn’t necessarily connote that there are underlying structural issues or it was a rushed job. Without looking a the project scope it’s hard to tell either way.

  • This is a lovely house. The kitchen layout is surprising for a renovated house, but whatever. And i think Brookland has a lot going for it. But holy moly, didn’t know Brookland was fetching that many figures. We’ll see if it actually does.

  • I guess some people will say anything to sell a house.

  • Oh dear God…is this realtor trying to channel Fredrik from ‘Million Dollar Listing NY”? Next thing will be “it’s full price non-negotiable”.

  • “hottest DC neighborhood.” I really did LOL when I read that.

  • maxwell smart

    I suppose if you plan on decorating your entire house with the Laura Ashley Collection

  • A million dollar house in Brookland? Am I crazy, or is that well above the market?

    • If you’re crazy, we both are. I haven’t been tracking Brookland real estate closely so, maybe I’m wrong, but I do know that Bloomingdale only JUST beat the million dollar mark in the past couple months. So, based off that, I would be really surprised if Brookland hit it already.

    • It sold 6 months ago for $550,000. I don’t even know if any home in Brookland has ever sold for over $850k.

  • Semantics of a “hot” neighborhood aside, my working theory is this: You can’t have a $1 million dollar home in DC with only one working fireplace.

    Though the backyard space is enviable.

    • I stand corrected, I missed the fireplace in the dining room. Still, for a million bucks I want a fireplace in at least one bedroom and/or the basement.

  • It would have been better if the listing used the correct spelling of “premier” for the context. Pretty house; still not a great neighborhood though.

    • While I agree with others that it may not not the “hottest” neighborhood in DC, there is nothing about it that makes it “not a great” neighborhood. Have you been there?

    • Prince Of Petworth

      I would argue that Brookland is in the top 5 hottest neighborhoods. With others being Logan/U Street; Shaw/Bloomingdale; H Street, NE area, and parts of Petworth/Park View/Columbia Heights.

      • yeah but it has so little in commone with those other neighborhoods. its 5th, and a distant one.

      • I guess Dupont, Adams Morgan, Georgetown and Capitol Hill are no longer hot. May as well bulldoze them and start over.

        • Prince Of Petworth

          Obviously it’s a question of semantics. Of course Georgetown, Dupont, Capitol Hill and parts of Adams Morgan are desirable neighborhoods. Anyone who reads this blog knows my love for them. I equate hot with revitalization but it’s clear it can be interpreted differently.

        • I think he’s talking about new development. The neighborhoods you mention are of course well-established, so much so that they are not undergoing a lot of change like the neighborhoods PoP cites.

        • it’s like comparing George Clooney to Ryan Gosling.

      • Prince Of Petworth

        Dang it I forgot to say Navy Yard and SW Waterfront were hot too 🙂

    • +1 re. the spelling/punctuation/etc. issues in the listing — yeah, a lot of real estate listings are really poorly written, but for a house at this price level I’d expect better.
      I’m still wondering what “EZ of questions” is supposed to mean. “Ease of [asking] questions”? Or did the agent mean some kind of FAQ?

    • Oh, I forgot. The only “hot” neighborhood is wherever you live.

  • Looks nice enough, but not $1.089M nice to me.

  • Is the big master bath on the third floor? with the laundry? And the bedroom, if that’s what it is with the pitched/gabled roof and turret, while cool, does not seem to be an ideal master br. Seems like a lot of strange layout choices, like it was designed as they built…

    • Yeah, I was puzzled about that too — it looks like the master bath is on the third floor, so I guess the third floor must be a “master suite”… but I don’t remember the third-floor bedroom looking particularly big or master bedroom-ish.
      It looks like there’s a compact “laundry center” (at least I think it was one of those integrated models, not separate stacked components) on the third floor and then a full-size washer and dryer in the basement. But the basement doesn’t look like it’s set up to be a rental, so why does it have its own laundry setup? And why is the basement laundry setup so much bigger/fancier than the one upstairs?
      I know space is probably a factor… but this looks like the kind of situation you’d end up with if you originally had full-size machines in the basement, and then at some point later decided to separate off the basement as a rental and add a laundry setup upstairs. For a flip where everything was redone at once, it doesn’t make sense. There are higher-quality/better-looking compact machines that could have been put in upstairs; an integrated “laundry center” isn’t the only option for the space.

      • Oops; that was me above.

      • Aside from two laundry spaces, did anyone else notice that the kitchen has TWO kitchen sinks and TWO dishwashers? Why? Seems like overdoing it. It seems like the oddest layout for the kitchen.

        Also, I didn’t think you could include “below grade” bedrooms and bathrooms in the listing. So, it really shouldn’t be listed as 5 BR / 4.5 BA, it should be 4 BR / 3.5 BA.

        And the covered up fireplace in the bedroom screams bad renovation.

        $1.089 mil for this? No thanks!

        • Emmaleigh504

          My grandparents redid their kitchen to have 2 work areas because they were tired of navigating around each other when they cooked different meals. I think they only had 1 dishwasher, but 2 of just about everything else (including utensils). They also entertained a lot so the big kitchen with 2 work areas worked out.

        • Hmm… I thought you could include below-grade bedrooms and bathrooms in the listing, just not below-grade square footage.
          I didn’t notice the double dishwashers/sinks in the kitchen. Interesting. I guess it would be great for a buyer who keeps kosher, but it’s the kind of thing you’d expect to see in a house that had been renovated by a kosher-keeping seller, rather than in a flip.

        • Possibly orthodox Jewish folks lived there previously.

  • if i were in the market for a large home (presumably for a family), i would be much more inclined to look in Colonial Village or Shepherd Park. Though, i suppose they are less convenient to the Potbelly and &Pizza in Brookland…

    • Prince Of Petworth

      Well good for you. But if you think Colonial Village or Shepherd Park are “hotter” than Brookland than you are wrong. Or we just have wildly different meanings of hot.

      • Or from an investment point of view Brookland is post-hot because looking for a deal, should have bought here 2 years ago.

        • You would pay much, much more for this kind of house in other neighborhoods though – if you could find something this big within .5 mi of a Metro at all.

          • My point wasn’t about Brookland compared to other neighborhood’s but about Brookland compared to itself and the lag time between the hotness of a neighborhood and the perception of hotness. Even if people don’t think of Brookland (or whatever neighborhood) is hot, the fact that people are aware of it belies that belief. From an investment point of view, which is different from the hipness point of view. This house specifically, I wouldn’t consider the premier house in Brookland as there are a lot of lovely houses in the area.

          • As someone who bought in Brookland before it became even debatably “hot,” I still wish I had bought two years before that 😉 My point is that, relatively speaking, you still get a lot of house here for your money versus other neighborhoods in the area.

      • I wasn’t saying they were hotter, just that you can get in a better neighborhood for that price. But to be honest, I don’t really see what is hot about Brookland. There has been a moderate amount of development but it pales in comparison to other “hot” neighborhoods. It would be different if this were a deal, but it’s not.

        • A better neighborhood, sure. But if you want more house for the money, Brookland is worth a look. Plus, I’m not sure Brookland targets the “hey, we have awesome bars” crowd.

      • Dang, PoP, did you get up on the wrong side of the bed today? The poster was just expressing an opinion about his/her favorite neighborhoods for families – not attacking (or even contradicting) anyone else! “Well good for you” struck me as a bit snippy/aggressive.

        • Agree. I don’t usually see PoP get so snippy and was thrown off by his response as well.

  • Cheap. Ass. Flip. I live down the street from this house. Several months ago, this house looked like the Haunted Mansion at Disneyworld. Somebody will totally pay for this house, but I have a feeling that there’s some nasty stuff underneath that new coat of paint.

    And for all the people ragging on Brookland, it’s one of the few neighborhoods left where you have a lot of access to cool things plus a nice chunk of land. I’ve lived here for seven years now, and it really does combine some of the best things about urban and suburban living. So yeah, some people find that hot. And for those of us who have been in the neighborhood for a while, watching out property values go up is REALLY hot.

    • not ragging, but for a neighborhood to be hot, I’d say land isn’t the biggest factor.

      • Note that I said “some.” Pretty much everyone I know who lives in this neighborhood values that. We like not sharing walls. We like our big lawns and private parking. It’s nice to have the room to build out instead of adding a pop-up. Lots of us looked at CH and Petworth back in the day and passed. And given the way houses in this neighborhood have been selling, we’re not alone.

    • Totally agree with this. Brookland is no Logan Circle/14th St., but if you’ve lived in the neighborhood for awhile, it feels hot as hell. That being said, this house will probably go for High $800K’s or low $900K’s. We’re not a million dollar neighborhood yet.

    • I would argue the most suitable comp to this house is this one that sold for about 950k last year:

      While it’s been remarkable observing the rapid appreciation in prices since moving here early last year, I will concede that this house is a bit of a stretch at over a million. I would say around 850 is more realistic, which is no slight at all to the house itself. However, as the monroe street market continues towards completion, additional residential projects come to fruition on 12th street, and rhode island ave begins to clean up (new library should be open next year), it’s not unrealistic that a high end property in Brookland will soon command a price point north of 1M.

  • Last highest sold home in Brookland was $957k and was new construction.

    With quite a few restaurants opening this year in Monroe Street Market and along 12th St, Brookland is gaining momentum to be a destination.

  • I still don’t get the appeal of Brookland. It’s far from everything, too quiet, and mildly developed. Yes the lots are bigger than in the middle of the city, and real etstae is cheaper than more convenient parts of the city, but lack of access to more credit would be the only reason I would move to Brookland versus other neighborhoods in DC.

    Re this listing: It is completely overpriced. It’s nuts, and the reno looks cheap. Yes, it’s quaint and cute, but for that money I could live in the best part of Capitol Hill in quaint and cute as well. Oh, and the puffery in the description is as ridiculous as the pricetag.

    • Some people do not want to max out their “credit” on a home.

      • Thanks for the reality check. That’s very true – move to Brookland because it’s cheap, period.
        And that’s why this listing makes no sense.

        • This is D.C., not Wichita. A family of five with a substantial income may see this as a much better value than a $2M home in Cleveland Park, especially if they plan to do private school anyhow and prefer to spend their money on vacations, retiring early, or other investments (really, is it smart to have most of your net worth tied up in your house?).

          • Real estate rule – it’s not good to be the most expensive house on the block (or the entire subdivision, in this case)

  • I love Brookland, but to be honest I don’t think I would love the neighborhood as much if it was full of $1m homes. Part of what I like about Brookland is its diversity and down-to-earth feel, which I worry could be lost if real estate prices continue to skyrocket. I work in the neighborhood and live in another part of NE; I am definitely considering a move to Brookland but wonder if it will have the same vibe 5-10 years from now. If things continue like this, I worry there will be a dichotomy between the rich new residents and the decidedly less rich oldtimers, like you see in some other parts of the city.

  • I think it’s a “deal” for the right kind of buyer and will probably go at or near list. It’s pretty hard to find a detached Victorian anywhere in this area, let alone within a 10 minute walk of a Metro station, and comparable homes elsewhere can sell for nearly twice as much as this so it may not be a bad long-term investment. Other homes in the Edgewood/Brookland/Woodridge area have sold for more per square foot without being as nice or as close to the Metro.
    Some of the reno choices are a bit puzzling to me (like not springing for higher-end appliances), but it is still pretty tastefully done overall (unlike the description in the listing! Wtf?).

    • This is not a “deal” in any possible way. You are better of putting that kind of money in any other part of town. In Brookland you can buy a shell for $300k and flip it for $700K that’s a deal. This is just overpaying for a mediocre reno.

      • Wow, MJ really has a chip on their shoulder about Brookland. I don’t live there but wish I had bought there instead of my more established neighborhood 6 years ago. Maybe MJ does there too but just can’t admit it.

  • No one has mentioned this but the Chinese immersion charter (name escapes me) & ‘Washington Latin’ charter are close by and the new Brookland middle school, if really embraced by neighbors / zoning change, could become a viable alternative to Deal for those EOTP. Someone stated Brookland is far from everything. Brookland is a quick Metro ride to Union Station and Downtown (and Silver Spring). Brookland is a quick ride to Costco and you can easily head North on the BW Parkway. Many in Brookland no longer want AdMo / U Street vibe. There are many transplants from the U Street / Columbia Heights corridor

    • of course people who have children don’t want the admo vibe. good for them. still doesn’t make this the hottest neighborhood in dc.

  • Having moved to Brookland 2 years ago from Columbia Heights I find Brookland to be a refreshing change and overall I’m much happier. My neighbors include a retired professor and his wife, a high ranking government official, a supreme court judge and a lawyer. Our neighbors are Caucasian, African American and Jewish ranging in age from 30’s to 90’s (yes I said 90’s 50 years in Brookland). I love it over here, people care about their neighbors, their children and their homes. We are a community. Yes, we have a huge yard with a garden, that is why we moved over here. I sense that their is an extreme amount of bad mouthing Brookland on Popville. What is the problem? It might not be for you, but that’s not a reason to hate the neighborhood. I don’t miss the noise, my neighbors, no parking, the unkempt yards or the row house I left in Columbia Heights, but I don’t go bad mouthing it either, for others it’s great. Grow up and understand what makes neighborhoods good for one person doesn’t mean it’s good for another. For me it’s not the number of bars and restaurants but being able to sit on my deck watch firefly’s and hear the birds chirping. I’m not longer looking for the next hot neighborhood but more like a sound investment. I feel very happy that my husband and I choose to move here and I love that others are seeing the value as well. Where else in DC do you have a home and garden tour and a neighborhood happy hour? We call this good living over here.

    • justinbc

      I think the majority of people commenting here are responding specifically to the real estate agent’s claim that Brookland is the “hottest DC neighborhood”, which many view to be a false statement (and are accordingly providing evidence as to why). If it works for you, that’s awesome, don’t take the specifics of this argument personal.

    • I love your comment DC Girl! I have been in Brookland for 6 years, and been working in Columbia Heights for 6 years – and I am very happy to come home everyday! I actually find Brookland to be very centrally located, and I do not understand when people say it is so far from everything. I agree that people look for different things in where to live, but in my opinion Brookland is very unique because it is really a neighborhood that can fulfill something for everybody: it can be quiet, or not so quiet (I live on a busy street close to the metro). It has a huge variety of housing such as this victorian or my rowhouse that is smaller than average rowhouse with a not-so-large yard, or the condo’s behind me. There are lots of college students, monks, nuns, senior citizens, and young people. Lots of community events, and even a small bar scene. It has local shops, but still chain places like CVS (I guess everywhere has a CVS). When I moved here all my friends questioned my decision, but now many of them want to move here!

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