GDoN “directly across from community playground & performances” edition (reader request)

4107 8th St NW

This house is located at 4107 8th Street, NW. The MRIS listing says:

“Rare opportunity to purchase in Petworth’s best location–directly across from community playground & performances. Perfectly-appointed 3BD/2BA rowhome boasts wood floors & spacious rooms. Fully-finished basement + full BA, roomy front porch, & large backyard are perfect for entertaining or relaxing. Sep laundry & parking pad. Three blks to Metro & Safeway, half blk to dining & farmer’s market.”

gdon

You can see more photos here.

This 3 bed/2 bath is going for $649,900.

50 Comment

  • Seems low, even accounting for the fact there’s no central air. I bet the settled sales price starts with a 7.

  • I agree with JS…the price seems lower than it should be. The house is really cute and I love their refinished radiators. The kitchen could use some work but most everything else looks pretty nice. No central air but its what 4 or 5 blocks to the metro? That is pretty nice.

  • If I could afford it, I’d buy it. Looks well-maintained with lots of character and has both a yard and parking.

  • I agree with the posters, I see no way this goes for less than $700k. I also like how it seems to not be a complete flip, and they left some character.

    • The character is due to kitchens, baths, and fixtures that are about 25 years out of date. That plus the lack of central air puts this at about a $75 – $100K discount to a fully renovated home. Not sure why people think this is underpriced. Seems about right given that it’s a very light reno.

      • Every renovated house in Petworth looks the same. I don’t see outdated fixtures in the added bathroom, and a clawfoot tub is definitely a character add. The kitchen needs an update, but what other fixtures could you be talking about? This house will definitely end up in the low 7s.

      • Agreed. Don’t like the “flipper renos” but think that lack of updates and central air are a minus regardless of character.

  • Definitely seems underpriced. GD for sure if it goes for asking!

  • What’s the deal with the exterior door in the bedroom?

    • The bedroom has a door to the backyard. We have two bedrooms like that, one of which leads to an upstairs patio.

      • There’s a shot of the back of the house and I only see one door. Is the only access to the backyard through that bedroom?

        • I think so? That would be awkward, yes. I should clarify that we do have separate access to the back of our house as well as the bedroom door. At first I assumed it was to a patio, but that can’t be. I do very much like the house, but this seems to be a funky quirk.

        • There also appears to be a cellar door. Not sure if that functions as a workaround.

        • I think both that bedroom and the kitchen open onto a deck (either the same one or not, I can’t tell.) The exterior door you see in the photo of the rear of the house doesn’t match the one in the bedroom, so that can’t be a direct door onto the back yard.

          • This house has no decks, so that can’t be right. I think that the bedroom is above the kitchen, and both open onto the “sunroom” extension (the part that is covered by vinyl siding in the photo of the back of the house).

      • I was also curious about the exterior door in the bedroom, and from the exterior shot it seems like it might be a door onto what might have once been a sleeping porch, but seems to now only have two small octagonal windows. There aren’t any pictures of that area and so it might be a closet, although with real windows there, it could possibly have been a nice sun room or study.

    • Seems like there’s some kind of weird porch (upstairs and down) tacked onto the back of the house that is not included in the photos. The kitchen must open onto it, as must the upstairs bedroom with the door. Those porthole windows aren’t shown from the inside.

    • A lot of these houses have closed in Juliet porches off of the second bedroom. Seems like it would make a great sunroom…overall, this house seems charming.

  • No upper cabinets in the kitchen? What’s with that?

    • No closet doors in the one bedroom either.

      • HaileUnlikely

        Likely because the bedroom is quite small. The closet likely originally had a sliding door (which sucks) or a bi-fold door which opened outward and would have either bumped right up against the bed or blocked the path to the bed from that side if left open. I find removing closet doors to work quite well from a functional standpoint. That said, I’d put it back on before taking listing photos if I were selling…

    • I was wondering the same thing about the lack of upper cabinets. I guess the plus side of having no upper cabinets is that at least you don’t have to remove existing cabinetry — just put new ones in?
      .
      I’ve noticed that British kitchens seem to have few or no upper cabinets in comparison to American kitchens — maybe the sellers and/or the owners who did the kitchen renovation are from another country.

    • Maybe they’re just minimalist. Not everybody wants a ton of dishes, bowls, pots, and pans in their kitchen. For many people, cabinets get filled with tons of unneeded or unused stuff simply because they’re there. It also doesn’t look like a big kitchen and upper cabinets would make it feel much smaller.

  • I dunno about “wildly underpriced.” A larger, completely renovated home on the same block of 7th, with a 2-bedroom English basement, went for ~$730K in November. Even just adjusting the square footage puts this at ~$685K, and that’s without adjusting for the income ADU, a fireplace, a *far* nicer kitchen, or A/C.

    • That 7th St house vs. this one will be an interesting test case for how much buyers value “character” over “new stuff.” That house on 7th, while recently renovated, is not winning any design awards. I’d much rather have the woodwork and radiators of this place, but I know not everyone shares that opinion.

      • Point is, you could easily pay to change finishes, fixtures, etc., just on the income from the basement unit. And then you still have several hundred extra square feet to move around in, and a kitchen where you can actually store a couple of plates and a crumb isn’t a tripping hazard. It’s nuts to think that this will go “over 7” with a comp like that.

        • Well, there’s also the house across the street from your example that closed at 405/sq. foot. Value this house using that metric and it’s over 800k. There’s no way in hell it will sell for that much, but 7 isn’t nearly the stretch you think it is.
          .

          • …which also had a basement rental, and nicer finishes where updates had already been made (including the basement rental, which, frankly, has a nicer and larger kitchen than this home). Basement rentals are hugely valuable. I just don’t see this coming close to an “ugly (but full!) renovation” with many more features, in particular one that can offset a decent chunk of the mortgage.

          • HaileUnlikely

            Be careful calculating and comparing price per square foot. Many listings fudge the hell out of the square footage. This one definitely does. These houses ain’t 2000+ sqft; closer to 1400. They fairly obviously counted the basement in the square footage, which is not allowed even for a finished basement.

        • It says the basement is finished. That doesn’t mean its a legal rental unit.

          • sorry misread the above… agree that lack of a basement rental unit in this listing would constitute a discount from the 7th St comp.

          • I don’t think it legally could be. Plus, there’s nowhere else for the washer-dryer.

  • A row house with rooms! Love it.

    • +1. I really like that they kept the original walls and didn’t turn the first floor into an “open plan” bowling alley.

  • binntp

    There’s some serious transom opportunities in this house! I’m already designing a few in my head…

  • The people living there now really love them some accent wallpaper. I like the one in the green/gray room. The other’s aren’t really my taste, but that’s an easy thing to replace.

    Overall really nice. I thought the price was because the basement was gonna be missing or unfinished, but it seems like they got one.

  • It’s charming and as others have noted has not had its walls knocked down, but the kitchen is very small, dated, and has virtually zero cabinet space. That plus no central air or main floor bathroom makes the price somewhat but really not all that low.

  • I feel like the whole no AC is a killer. That’s gotta be expensive to put into one of these old houses when you aren’t already tearing up walls… but I have no clue the cost, just guessing.

    • 15 – 20 k and not all that invasive. They drop everything through ceilings and closets.

      • Maybe. In some old houses, there’s no room between the ceilings and floors for ductwork. I’ve looked at houses like this, and your only option may be room units.

        • There is a company that makes systems for older homes that want to add central air but don’t have duct space – they use 2 – 2.5″ tubes (see Unico for details). It’s much less invasive than traditional systems, but I’m guessing you pay a premium for it.

    • We did it in our house for ~$13k. And yes they dropped it through the ceilings and closets. It took about 4 days, it was dusty, but that was the worst part.

  • There’s no proper exit from the basement to the backyard, it seems. Also, those octagonal rear windows are ugly and awful — interior rowhomes are starved for light, and those were a terrible and unsightly idea.

  • I wonder what the deal is with the kitchen-level exterior door — it’s discolored at the bottom in a way that makes me wonder if there had been a fire. (Though maybe it’s just dirty from freshly set-down red mulch?)

  • Is this really that underpriced? We bought in Petworth (albeit a few blocks further NE) last year for $80k less, have 1.5 more baths, a basement kitchen, a nicer main kitchen, central air and a better upper level bedroom layout. Guess I’m glad we got in when we did!

    • 569k for all that in Petworth? Yeah, I’d say you got a hell of a deal then. I do think this house is under priced, but not by much. But then again I’ve seen some crazy prices in DC.

      • I think that is where these homes should be priced at personally. I have no basis for this assertion outside of the fact that approaching 700k just seems too much for what you get imo but I guess that is where we are now.

        • I know, go across the park for $100k more (yes, I know $100k) but seriously much much safer, better schools, etc… maybe I’m just getting old

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