GDoN “Top Floor Sunny” edition

GDoN

This unit is located at 2440 16th Street, Northwest. The listing says:

“Prime Location Mount Pleasant Across from Meridian Park Top Floor Sunny & Updated Condo Kitchen w/ Granite Counter Tops Wine Rack Nice Cabinets & Ceramic Tile Floor Hardwood Floors throughout Unit has W/D Hookup & Washer/Dryer Room on every floor Walk to Harris Teeter Enjoy Adams Morgan & U Street Neighborhood Amenities ZipCars are plenty Bus Transportation on 16th Street Convenient City Living!”

inside

You can see more photos here.

This 1 bed/1 bath is going for $340,000 ($414 monthly fee.)

11 Comment

  • Does it have the same sort of heater/air conditioner units that you see in hotels? Those are usually very noisy. I’m not sure I could live with that.

  • I’m curious where the washer/dryer hookup mentioned in the listing is located, and I’m puzzled as why the unit doesn’t actually have its own W/D if it’s got the hookup for it. (Maybe the hookup is in a completely inconvenient location??)
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    The place looks a bit cramped in some of the photos, which means it will look/feel more cramped in real life.
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    The pricing seems slightly ambitious to me.

  • Back in the early 1980’s I wanted to buy a unit in that building. However, they only had one bedroom units available (which was fine with me) but they wouldn’t sell me a parking space. They said the parking spaces were reserved for the two bedroom units. So I continued to rent in the Dorchester House, a few doors from the Park Tower. Also, I wouldn’t call that Mount Pleasant, I would call that Adams Morgan.

  • SilverSpringGal

    No HVAC and no W/D in-unit are dealbreakers for me.

    But I’m curious, if anyone has experience with an older versus newer building. I’ve heard that cost of maintenance is more expensive and assessments more frequent in an older unit.

    • W/D was a dealbreaker for me, and I thought HVAC was as well. However, I ended up buying a place with the wall units. I actually like them a lot, they’re easy to control and provide a fan option (w/o heat or cooling) which I like (maybe hvac does this, too).

      I think it depends a lot on the building and how well it’s been maintained. A lot of newer buildings advertise super low condo fees that are not sustainable past the first couple of years. However, I do see a lot of the really old big buildings with very high fees – it’s often a coop, but might be that they kept the fees too low for too long and now they have to make up for it.

  • I lived in that building (2nd floor) about a decade ago. The units definitely had their own HVAC and washer/dryer. It was fine, not louder than any other central heat/air. It was a pretty nice place to live.

  • Concierge and elevators are not cheap, exercise room also adds cost, probably the reasons the fee is a smidge higher than similar units. Make no mistake, the $150/month teaser fees in new construction/flips are not sustainable, and you’ll be lucky if the developer didn’t cut a whole bunch of corners that end up costing you a ton. I expect to see fees of high-$200’s – mid-300’s on 1-bedroom condos, maybe higher depending on what is included (in this building, utilities appear to be separate, per Redfin) and building amenities.
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    The bedroom is a little small, but appears to have good closet space. Despite having hookups in each unit, over half the people in my building don’t have a W/D. Cost, just the time to get them put in, whether a full-size or compact machine can fit in the space, etc. can drive the decision. Nice to have options.
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    Seems like a decent deal. About a year ago a slightly smaller unit on a lower floor went for about the same.

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