GDoN? “modern with character” edition

This unit is located at 837 4th Street, Northeast. The listing says:

“STUNNING CONVERSION in booming H Street Corridor, 2BR/2BA “modern with character” renovation offers a 2 lvl unit, open flr plan, SS appliances, styled cabinets w/quartz & marble materials, premium HW floors, High ceilings, crown/ chair moldings, wd burning fpl & marble baths. Back & Roof decks. Living near it all -restaurants/retail, Giant, soon Whole Foods, Atlas PA, 2 Metros, 94 Walker Score”

You can see more photos here.

This 2 bed/2 bath is going for $675,000 ($336 monthly fee.)

14 Comment

  • looks real nice, IMO.

  • I don’t know H St area too well, but price seems a bit high. It’s very nice, but in Shaw 2 bed/2 bath go for less and that monthly fee is not that low.

  • This is a good example of why staging would be useful when selling properties. The kitchen could use some more counter space for that price. The balconies are clutch though.

  • It’s terrible. The placement of the stairwell means that nothing can be situated in front of the fireplace, the bedrooms are small and oddly shaped, the living room is tiny, there is about 4 sq feet of counter space, and the cabinet space is insufficient for – well, for anything. All this for nearly $700/sq foot, PLUS $326 a month in condo fees? Pass. Roof deck is nice, though.

    • Gripe all you want about the condo (I too would spend my money elsewhere), but $300/mo is more than reasonable for a recent row house condo.

      • It’s not obnoxiously high, but it’s not a low condo fee a row house apartment that’s under 1,000 sq ft.
        I’d expect something like $175-275. That plus a pretty stretched asking price – not a good deal.

        • I think that expectation is unrealistically low. My condo fee for a ~580-square-foot one-bedroom condo in a building that has an elevator but no other amenities is $181.

      • If that’s what you took from my comment, I don’t know what to tell you. I know as well as anyone most what kind of condo fee is required for the conversion like this, and I agree this fee is reasonable (and may need to be increased in order to build up any reserves). But the layout is ill-conceived, it makes terrible use of a small space, and asks luxury-esque condo prices for a developer-grade flip. The condo fee, while reasonable, puts the total cost of this into the absurd.

        • It looks like this particular flipper overpaid on the front end. $600K for the entire building a year ago. Post-reno I’d price the entire building around $875K or so. There’s really not enough margin for a flip in this one. There are very few people who have bought in the past year or two who are going to make money on a flip.

  • I’m usually not as critical as most ppl here, but anyplace that has a stock home center steel door with a half-moon fanlight is an immediate turn-off to me. There was probably a transom there originally and its gone. I’m not a historicist but a decent entryway looks good and makes an impression. Those details matter more than slapping up moldings all over the walls.

  • justinbc

    Visually nice, functionally not so much.

  • The layout isn’t that great. The kitchen should at least have a small island for counterspace. The deck appears to be shared which would be a big negative–loss of privacy, plus potential for noise at unwanted times. The spaces look small for the claimed square footage. Overall, it seems overpriced a poorly thought out.

  • I agree. Unless U street or Kalorama has suddenly surged in price, one could do better in either neighborhood.

  • Wow…tough crowd. I thought the finishes (inside – I agree the front door sucks) were better than the average flip. I like the kitchen better for leaving the buyer the option to put in a fixed island, or cabinets on the far wall, or a table to eat at – I hate when fixed islands make that decision for you. I would quibble with the placement of the sink right up against the fridge – that row should be better spaced. The fireplace is where it was, most likely. The bedrooms are determined by the size of the house, minus room for the two bathrooms and some closets. The decks look private to me – and you get them both – this is a three story house – so only one unit below – and it doesn’t appear that there is any way for them to access your decks. Not commenting on price – market will determine what it goes for.

Comments are closed.