GDoN? “Streetcars coming soon” edition

1371 Emerald Street Northeast

This house is located at 1371 Emerald Street, Northeast. The listing says:

“THE BEST OF BOTH WORLDS! Beautiful Victorian-Edwardian exterior and has all the modern conveniences within. Located on a quiet, quintessential Capitol Hill street and just a short walk to the excitement of H Street shops, bars, & restaurants. This 3 bedroom features tall ceilings, wood flrs, large windows, stainless/granite kitchen, main floor powder rm, & private patio. Streetcars coming soon.”

You can see more photos here.

This 3 bed/1.5 bath is going for $599,000.

12 Comment

  • I’m having some trouble figuring this place out. There doesn’t appear to be a basement and it looks like they put all the mechanicals under the stairs. Lots of soffits on that first level. 600K for 1.5 bathrooms and no parking… and it’s not exactly on top of the streetcar line either. Emerald Street is very, very nice though. They’ll probably get asking.

  • Wow- You have to really try to take pictures that bad. $600k on the line, maybe invest in some better marketing pics?

  • Wasn’t there another property on this same block in a GDoN last week? Or maybe a rental?

  • Well one that would have been considered a comp at 1357 with 3 bedrooms and 1.5 baths sold in September for $669,500 according to the GDoN revisited. There was one back in the spring at 1313 that sold for $630,000. (though it was bid up from $575,000) that was also a 3 bedroom and 1.5 bath.

    So based on those comps and what they sold for this seems about right. There may be some differences that account for the list price but I think it may be a strategy to get bid up. Right now that property is listed below $600,000 if by just a hair.

  • I love that street. Used to live on F one block over. But still priced way too high for 1.5 baths and no off street parking.

  • They lost me at “Victoria-Edwardian.”

  • With certain properties there is only so much that you can do. But agreed that the pics are terrible. The place looks very cramped and unappealing. I’m sure that they will get their price, but I would say no deal.

  • 1321 Emerald just sold for at $683,500 after being on the market for a week. Very few of these houses have basement, and those that do are illegal. Parking is not that bad….yet. But yes, this is very bad marketing of a very well maintained house.

    • I’m curious. Why would a basement be illegal?

      • Probably the basement itself isn’t illegal, but the ceiling height is low enough that it wouldn’t qualify for a Certificate of Occupancy and thus wouldn’t be a “legal rental.”

  • The photos aren’t _quite_ as bad as I’d expected from the comments, but they’re not good. They make the place look cramped, dark, and bleak.

    • “…cramped, dark and bleak” are the WORST ways you can describe a home for sale–the pictures are bad and that is putting it lightly.

      That all said, it’s a good deal–will certainly get bid up. Why invest in good photography when you’re in a market like this on that side of town.

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