GDoN? “delightful tree-lined block in Bloomingdale” edition

125 T Street Northwest

This unit is located at 125 T Street, Northwest. The listing says:

“OPEN SAT/SUN 1-4! Stunning 2-bed, 2-bath condo, in a converted rowhouse, and on a delightful tree-lined block in Bloomingdale! Granite counters, exposed brick, recessed lights, attached master bath w/ spa tub, and crown molding throughout. Washer/dryer in-unit, and building is pet-friendly, with LOW FEE! Only blocks to metro, and close to Boundary Stone, Red Hen, Big Bear, Farmers Market and more!”

125 T Street Northwest living

You can see more photos here.

This 2 bed/2 bath is going for $425,000 ($200 monthly fee.)

37 Comment

  • maxwell smart

    Am I correct in assuming this entire condo is in the basement? The wall-to-wall tile is also doing nothing to make this seem less like a basement.

  • This basement condo sure looks like a basement, but to get a 2br/2ba in this neighborhood, I’d call it a good deal if “open and airy” isn’t a must for you.

    • A similarly-sized, 2/2 condo went under contract days after being listed at the same price (on FL, between 2nd and 3rd). Granted, that condo was on the second floor and had much more light than this one, but I think that this is a better location. I think it will go around asking (maybe more, though probably not much more) sometime middle of next week.

  • justinbc

    It’s not too gloomy for a basement, and sub-500 for a 2BR in a desirable neighborhood is getting tough to find.

  • The price is probably ok for the area and having 2 bedrooms. Still, it’s small for a 2 bedroom and I suspect the tub/shower bathroom comes at the expense of storage. they’ve tried to get a lot into the kitchen but the cabinets wind-up being a collection of small spaces.

  • If you go three blocks south of this, you can get better deals than this. I looked at a place on First and Q NW that was a large 3 br (first floor of rowhouse + basement) that ultimately sold for $499K. Obviously that is more money, but not sure it’s so much more than this that it makes this one a good deal. There are two for sale right now on 1st and N St. NW with much more space than this for less than $500K. Maybe not quite as desirable a location, but not too far from this.

    • justinbc

      The crime rate is bit higher down there as well.

      • Yeah, but you won’t get the floods of Noah in your living room.
        I’d never buy a basement-only apartment in Bloomingdale.

        • The floods aren’t likely to happen again in Bloomingdale. DC Water has already created a number of “run-off” chambers to thwart overflow, and they are hard at work on creating a whole new sewer tunnel under 1st street. I would not worry about flooding at this point.

      • Are you sure? If you go to the MPD crime map and search within 500 feet (or 1500 feet) of this listing versus 1st and Q, they are not remarkably different. Slightly higher at 1st and Q for violent crime (although lower robbery rates) and surprisingly (even to me) lower property-related crime at 1st and Q.

        • justinbc

          A friend of mine lives right at 1st and Q. I can assure you that there is a lot those marginal statistical differences are not capturing.

          • Wait, is your friend the urban kayaker? Regarding that corner, there’s a group of generally older men that often hang outside when it’s warmer out, but they have been very cordial in my two years of experience.

          • I live less than one block from that corner, just so we are clear. I am aware of the where the problem areas are, but also expanding the search to 1500 feet on the crime map doesn’t change much.

            I think there’s a difference between perception and reality and perhaps perception would lead someone to believe that 1st and T is safer than 1st and Q. And that certainly matters. But to your broad unsupported statement that the “crime rate is a bit higher,” I’m just pointing out that I’m not sure you’re right.

          • Also, I actually went back to find the listing of the 1st and Q St listing I reference and it’s actually 1st and Bates (which is arguably an even better intersection, albeit a half a block farther south than the listing in this post).

    • So…1st and N is 7 blocks to the south. And thats a long 7 blocks. Not to mention, 7 blocks to the East you’ll have much cheaper and 7 blocks to the west will be much more expensive. I’m not sure I am grasping your point. That a different condo in a different location will be a different (or maybe the same!) price?

      • Per google, that’s a 0.6mi, 13 minute walk, so not that far away. Crime has drastically improved in that area over the last couple of years as well. 1st and N is also closer to the metro (roughly 10 minute walk to either Red or Green lines), groceries (Safeway at 5th and K and Teeter at 1st and M NE), and the downtown core. My takeaway on OP’s point is that this location is significantly cheaper and arguably more convenient.

        • Well, I quoted two locations. 1st and Q, which is only three to four blocks south of this (and not pretty much right on RI Avenue). And noted just a few more blocks south of that is another listing (two actually). I also was pretty clear about desirability of location too, but you seem to have ignored that part. Anonymous above though makes some pretty good points about the 1st and N location and its proximity to grocery stores and metro that even I hadn’t thought of. Though I recognize there are also parts of that location that make it less desirable (proximity to North Capitol Street and New York Ave and the loitering that goes along with that). Obviously if someone is set on being in Bloomingdale, this isn’t a comp. And by the way those seven blocks are not really very long blocks. I walk them all the time. They are completely normal size blocks between the lettered streets. And between those two locations, there is only really one block that I would consider “troublesome.” And it’s right between these two locations so I’m not sure crime is altogether different considering the T Street’s proximity to LeDroit Park versus the other two I mentioned.

        • Sorry my 2:50pm reply was directed at Anon-X above, not Anonymous.

  • HaileUnlikely

    Dumb but serious question: in a typical converted rowhouse, is the soundproofing between levels any different than in a regular rowhouse that has not been divided into separate units? I ask because I could imagine this if it was as if I had my own place except that there was somebody who happened to live above me, but could not imagine paying this to hear somebody’s footsteps above me all the time (I used to have a roommate who was very small but seemed to deliberately drive his foot into the floor with as much force as humanly possible on every single step, so I’m sensitive to that now)

    • I think that depends on the particular reno’s, but I can’t imagine that these folks did all that much in terms of sound-proofing between floors. I would guess it’s similar to that of stick construction in terms of sound transmission floor-to-floor. You would have to pay quite a bit to upgrade to a concrete-floor unit.

      • justinbc

        Yeah I’m gonna make a wild guess that most conversions don’t invest in things like that which only serve to improve the quality of life of the residents once they’re living there versus aesthetic changes that they can easily justify higher rent prices up front for.

        • Agreed — it’s hard to see developers making the effort to do this, and if they did, I bet they’d be trumpeting it in their real estate listings.

          • HaileUnlikely

            In conclusion, I think this is one of those places, sort of like my own house, that is a rare opportunity despite not really being a particularly good deal. That’s a lot of money to live in a very basement-like basement, with lots of visual cues that you indeed are in a basement, and potentially hear the upstairs neighbor thumping around all the time, yet it would take a minor miracle to do much better for the money. I feel sorry for people who are just entering the market now for the first time who aren’t independently wealthy and haven’t built up equity from another home. $425K doesn’t get you much any more…

    • We are redoing a bedroom in the basement of our rowhouse. Having lived in basement rooms, I asked our contractor about soundproofing the ceiling and he’s going to be installing a cement based insulation product that markets itself as sound-proofing insulation. I’d hope a full condo-split would do something similar.

      • HaileUnlikely

        Once finished, I’d be very interested in the performance of your new insulation. I don’t know enough about building design to pinpoint what the following is attributable to, but I’ve experienced some places that are pretty good at muffling voices, music, etc., but that still transmit footsteps as if they were right there.

        • I’ve lived in a couple converted rowhouses under people, and for the most part it’s not bad. Usually the upper person has to get a rug that covers much of the floor, and unless they put their speakers on the floor, and say, blast house music (just an example) I didn’t really hear much.

          • HaileUnlikely

            In my case rugs didn’t help. It wasn’t the clack clack clack of shoes, it was the thud thud thud of the feet of an oaf who never learned how to walk like a civilized person, sort of like dropping a dumbbell onto the floor with every step – rugs don’t help so much with that.

  • I lived there during the big floods a few years ago… it has a backflow valve 😉

  • It’s a given that I am Bloomingdale biased, but with the open front (and considering it is an interior row home) I’d think the natural light wouldn’t be all that different than the unit above it.. Light would be coming in from the front and back only. Low Condo Fee is strong. I’d look at what other condo’s in the building went for and then make the judgement on how important lower level is.

  • Sigh.

  • houseintherear

    I really love that block of T. My 2br/2ba + yard 1 block away appraised last year for in the mid 500s, so this seems about right.

  • Our neighbor’s 2-floor condo on 2nd street two blocks from this just went under contract during the first open house 48 hours after listing for almost $700k. Bloomingdale is getting real expensive. That said this block is one of the nicest in the area and incredibly close to the Bloomingdale restaurant district.

  • I’m of the mind that unless your are a cave-dwelling troll, or someone who wants a backyard so much that you will live in darkness to have it (don’t know if this place comes with a yard, but some basement units do), buying a basement place is NEVER a good deal. Sure, rent one if it is cheaper, and you must, for some time, but BUY one? Nope, never – I like light (and security) way too much.

  • Place looks good, great area too. That said, my advice if a friend were looking at this – If you must live in a row and can only afford part of one, get the top floor. Otherwise, take your $425 and get a unit in SW or Navy Yard. You won’t hear the people above you and you will have amenities such as a gym and pool.

  • The top unit in this building sold for $550k in 2014.

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