GDoN? “beauty just off Lincoln Park” edition

Exterior (Front) -

This house is located at 19 15th Street, Southeast. The listing says:

“OPEN HOUSE 7/5 1-4PM. You’ll love this 5BR/3.5BA beauty just off Lincoln Park! Open & airy! Upstairs is 2 lvls and features 3 generous BRs, HWFs, Kitchen with SS appliances and honed limestone counters, LR w Gas FP, 2 car OSP, large deck + yard space, and 2nd floor terrace! 2 BR in-law suite in LL w separate entry & W/D. 2 nearby Metros. Ask about KVS $500 buyer credit.”

Living Room -

You can see more photos here.

This 5 bed/3.5 bath is going for $949,000.

27 Comment

  • You can paint it but it’s still FORMSTONE

  • Urgh, Formstone….and why do the hardwood floors run diagonal to the walls?

  • justinbc

    Not a fan. The house doesn’t seem cohesive, and although it’s just 2 blocks from Lincoln Park it’s also just 2 blocks from Eastern.

    • What is wrong with Eastern? Not trying to be picky anything, just moved to the general area and generally curious.

      • Nothing. We live in one of the houses right across the street from Eastern, and there’s only upside, in that we have easy access to the basketball courts and tennis courts. I think in the past folks may have not been happy about the kids hanging around outside (doesn’t seem fair to call it loitering when you are at school), but our experience is that this isnt really a problem. at least not since they reopened after the huge renovation.

        • Agree. We also live across the street from Eastern, and it’s no better/worse a block than any of the others in the neighborhood.

  • It looks like there is NO upper cabinet space in the kitchen except for what’s over the fridge.

  • Using “beauty” to describe a formstone-sided house is a good sign that you need psychiatric help.

  • Maybe it is just me, but if I was going to pay that much for a row house, I’d want it to be one of the more tastefully renovated ones = usually done by owners, not developers – where the moldings and some of the walls, and the old floors, and the old fireplace, etc, are left there. The house has some character then. I hate the way these new flipper-developer renovations look in these old houses. Not that I wouldn’t renovate, even take our some walls to open up space a bit, and add more glass in doors to the rear exterior, but these are always really, really ugly.

    • I think this house might actually be owner-renovated — according to the tax records, the current owner has lived there since 2010.
      Either that or it was flipped (or owner-renovated) before the current owner bought it. The tile in one of the bathrooms looks very much like the tile in one of mine, which were redone circa 2006.

      • HaileUnlikely

        Yes indeed, though I think it was the owner before the current one who did most of the renovations. Previous owner bought in 2005 & sold in 2010; most of the permits on the place were pulled right after the 2005 owner bought.

        • hence my “USUALLY done by owners” comment – there are always some with the poor taste of flippers. Or the same economic incentive to renovate as cheaply as possible, the character of the house be damned.

  • The lack of cabinet space in the kitchen would drive me crazy. How do you store dishes? Where do you keep food/pantry items?
    The diagonal floor would drive me crazy too.

    • “How do you store dishes? Where do you keep food/pantry items?”
      I have a kitchen with inadequate cabinet space and hard-to-reach cabinets. To store dishes and food/pantry items, I had to buy two pantry cabinets and place them in my dining room.
      It’s annoying, but the alternative is getting the kitchen completely redone, and I want to wait a few more years before embarking on a project that big.

      • Yeah, I have some additional shelving for kitchen stuff too. When you’re paying close to $1M for a newly renovated place, I want cabinets! ๐Ÿ˜‰

    • My flipped house has wood flooring installed diagonally – the developer candidly explained that it visually masks a really slanted uneven floor. I kind of like it – it reminds me of a wooden canoe.

    • Emmaleigh504

      “How do you store dishes?”
      You get a nice china cabinet for your pretty dishes and set it up in another room.

      • Even if your dishes are pretty, your pantry items likely aren’t. I store my dishes and pantry items in two pantry cabinets in my dining room… but it’s annoying that the upper-cabinet storage in my kitchen is 1) insufficient, 2) hard to reach (mounted too high) and 3) glass-doored.

  • At that price, they could have removed the formstone. I’d rather have a wall than a column in the kitchen (a bit more truly structural)and actually that would have enabled more cabinet space.

  • I’d like it to go for this much given I live in a bigger (and arguably nicer) house less than a block away and paid $200k less in 2012, but I’m pretty skeptical even though 2 other (smaller) houses on this block sold rapidly for over asking. I think the only way to justify this price is by factoring in rental of the lower level “in law suite”, which likely is illegal the way it’s configured.

    • Why is the in law suite illegal?

      • It’s not illegal in and of itself, but it’s likely that it doesn’t meet the criteria for a legal rental. (Which is why it’s being called an “in-law suite” and not “separate rental unit with C of O.”) To be eligible for a Certificate of Occupancy and thus be a “legal rental,” it would have to have a certain minimum ceiling height, be completely separated from the rest of the house (i.e., no connecting stairs), etc.

    • Pretty sure the basement is legal. The 2008 DCRA permit records show a zoning review for a two unit flat. Online records don’t show a C of O or BBL for the basement unit, so whether it’s currently legal to rent as a second unit is unclear.
      That’s very different from, for example, some of the cases highlighted by the WAMU story where kitchens were installed in basements in R-3 zones without review. That’s where DCRA might later require it to be removed.

  • Saw it this weekend and still think it’s overpriced–and the agent present was from NW and clueless about the area. The basement probably can get a CofO but it’s musty and not as nice as upstairs. that said, probably an ok renter’s apartment (1 person, not 2 unless desperate). Rest was ok–nothing too special. Updated but smallish kitchen with an odd lack of cabinets. Back area needs some work. this is a good one to see how crazy the market is as I think this should for for a $100k less and that’s factoring in using the lower level as a rental.

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