06/21/13 11:00am

2141-P-Street-Northwest

Hipchickindc is a licensed real estate broker. She is the founder of 10 Square Team and is affiliated with Keller Williams Capital Properties. 10 Square Team is a popville.com advertiser. Unless specifically noted, neither she nor the company that she is affiliated with represented any of the parties or were directly involved in the transaction reported below. Unless otherwise noted, the source of information is Metropolitan Regional Information Systems (MRIS), which is the local multiple listing system. Information is deemed reliable but not guaranteed.

Featured Property: 2141 P St NW #205
Legal Subdivision: Central
Advertised Subdivision per Listing: Dupont Circle
Bedrooms: 1 Baths: 1 Parking: On-site prk/Rent
Square Footage per tax record: 663
Type of Ownership: Condo, Sale
Condo Fee: $323/month
List Price at Contract: $429,900.
List Date: 04/16/2013
Days on Market: 6
Settled Sales Price: $431,900.
Settled Price per Square Foot: $651. (not including balcony)
Seller Subsidy: $0
Settlement Date: 06/4/2013
Bank Owned?: No Short Sale? No

Original GDoN post is: here.

The listing can be seen: here. To see pics, open the link above and click on the camera icon to scroll through pics.

Located a few blocks from the Dupont Metro, the Dupont West condominiums were built in 1980. This most recent sale in the building of a one bedroom, one full bath unit, was the second highest price paid for a unit of this size. The highest sale in the building for a 1/1 of similar square footage was at $459,000. ($687/square foot) in 2005, for a unit on the fourth floor. (more…)

06/14/13 11:00am

318-Bryant-Street-Northeast-sold

Hipchickindc is a licensed real estate broker. She is the founder of 10 Square Team and is affiliated with Keller Williams Capital Properties. 10 Square Team is a popville.com advertiser. Unless specifically noted, neither she nor the company that she is affiliated with represented any of the parties or were directly involved in the transaction reported below. Unless otherwise noted, the source of information is Metropolitan Regional Information Systems (MRIS), which is the local multiple listing system. Information is deemed reliable but not guaranteed.

Featured Property: 318 Bryant St NE
Legal Subdivision: Brookland
Advertised Subdivision per Listing: Brookland
Bedrooms: 2 Baths: 2 1/2 Basement: Yes, finished Parking: Street
Square Footage per tax record: 1321
Type of Ownership: Fee Simple
List Price at Contract: $449,900.
List Date: 04/23/2013
Days on Market: 9
Settled Sales Price: $425,000.
Seller Subsidy: $0
Settlement Date: 06/3/2013
Bank Owned?: No Short Sale? No
Original GDoN post is: here.
The listing can be seen: here. To see pics, open the link above and click on the camera icon to scroll through pics.

This post is for you, buyers or potential buyers who have become jaded because every listing in DC seems to get bid up over list price. Note that it did go fast…under contract in about a week, but the buyer was able to negotiate.

For those who poo poo’ed the location in the original Good Deal or Not (GDoN) post comments, this is located at the far west end of Brookland (also referred to as Edgewood), which is within a few blocks of Bloomingdale’s emerging restaurant district. I have long said that when one area starts getting pricey, it’s time to look at the edges of that neighborhood.

Currently there are four active listings for houses in Edgewood, including two on this block priced at $365,000. and $449,000. respectively. Six houses are currently under contract, and since the beginning of the year there have been fourteen houses sold ranging from $260,000. to $599,900.

The listing agent was Jon Ferris of DCRE. Robert Alexander of Stages Premier represented the buyer.

1444-W-Street-Northwest

Hipchickindc is a licensed real estate broker. She is the founder of 10 Square Team and is affiliated with Keller Williams Capital Properties. 10 Square Team is a popville.com advertiser. Unless specifically noted, neither she nor the company that she is affiliated with represented any of the parties or were directly involved in the transaction reported below. Unless otherwise noted, the source of information is Metropolitan Regional Information Systems (MRIS), which is the local multiple listing system. Information is deemed reliable but not guaranteed.

Featured Property: 1444 W St NW #108
Legal Subdivision: Old City #2
Advertised Subdivision per Listing: Old City #2
Bedrooms: 3 Baths: 1 Basement: No Parking: Off Street
Square Footage per listing: 800
Type of Ownership: Cooperative
List Price at Contract: $194,849.
List Date: 05/14/2013
Days on Market: 8
Settled Sales Price: $194,849.
Seller Subsidy: $0
Settlement Date: 05/31/2013
Bank Owned?: No Short Sale? No
Original GDoN post is: here.
The listing can be seen: here . To see pics, open the link above and click on the camera icon to scroll through pics.

This transaction represents the sale of a unit in a cooperatively owned building which has affordable housing restrictions. For those who are not versed in co-ops, basically it feels a lot like owning a condo unit, except that the entire building is owned collectively by all of the owners (often with one big underlying mortgage on the whole building) and allows the co-op member proprietary use of a residential unit, whereas a condo unit owner owns and finances just the unit he/she occupies.

Cooperatives are actually quite common in DC. One of DC’s landmarks, The Watergate, includes residential buildings that are cooperatively owned. Since the beginning of 2013, there have been 243 co-op transfers. These sales ranged from a $48,000. transaction to the $2,330,000. transfer of a 4000 square foot 4 bedroom, 3.5 bath unit at 2339 Massachusetts Avenue NW.

Continues after the jump. (more…)

05/31/13 11:00am

1614-Newton-Street-Northwest-e1365432730692

Hipchickindc is a licensed real estate broker. She is the founder of 10 Square Team and is affiliated with Keller Williams Capital Properties. 10 Square Team is a popville.com advertiser. Unless specifically noted, neither she nor the company that she is affiliated with represented any of the parties or were directly involved in the transaction reported below. Unless otherwise noted, the source of information is Metropolitan Regional Information Systems (MRIS), which is the local multiple listing system. Information is deemed reliable but not guaranteed.

Featured Property: 1614 Newton St NW
Legal Subdivision: Mount Pleasant
Advertised Subdivision per Listing: Mount Pleasant
Bedrooms: 3 Baths: 2 Basement: Yes Parking: Off Street
Original List Price: $615,000.
List Price at Contract: $615,000.
List Date: 04/04/2013
Days on Market: 11
Settled Sales Price: $650,000.
Seller Subsidy: $0
Settlement Date: 05/10/2013
Bank Owned?: No Short Sale? No
Original GDoN post is: here.
The listing can be seen: here. To see pics, open the link above and click on the camera icon to scroll through pics.

This property was listed and went under contract in the month of April, which is pretty much the height of the Spring real estate market. Given that the price escalated above list and the language in the listing reads (all caps direct quote): “OFFERS DUE BY 1PM ON FRIDAY”, let’s assume more than one person wanted to buy this house.

For would be buyers who are sick and tired of tripping over competing buyers at open houses, it might be good news that in April 2013 the Washington, DC real estate market overall saw a 17.39%* increase in listings compared to April 2012. In the zip code 20010, which includes the subject property, there was a massive 37.4% increase in active listings compared to last April. That should mean some relief, right?

In April 2012 there were 27 new listings in zip 20010, and April 2013 jumped up to 37. In reality, that’s not a whole lot more listings. The number to look at in relation are whether the number of pending sales changed. In DC overall, comparing year over year April numbers for 2012 and 2013, the numbers of new pendings increased by 13.19% (remember inventory went up 17.39%). In zip 20010, the number of pendings remained exactly the same, suggesting that some of the new inventory was not absorbed as quickly. So, frustrated buyers…hang in there! Your new house may be out there yet.

The listing agent was Linda Low of Long and Foster. Rod Rochowiak of Stages Premier represented the buyer.

*Stats courtesy of Real Estate Business Intelligence, a subsidiary of MRIS.

05/17/13 11:00am

1842-California-Street-Northwest

Hipchickindc is a licensed real estate broker. She is the founder of 10 Square Team and is affiliated with Keller Williams Capital Properties. 10 Square Team is a popville.com advertiser. Unless specifically noted, neither she nor the company that she is affiliated with represented any of the parties or were directly involved in the transaction reported below. Unless otherwise noted, the source of information is Metropolitan Regional Information Systems (MRIS), which is the local multiple listing system. Information is deemed reliable but not guaranteed.

Featured Property: 1842 California St NW #8B
Legal Subdivision: Kalorama
Advertised Subdivision per Listing: Kalorama
Bedrooms: 1 Baths: 1
Condo fee: $171/month
Living Area Square Footage per Tax Record: 398
Original List Price for most recent listing: $299,000.
List Price at Contract: $299,000.
List Date: 3/2/2013
Days on Market: 46
Settled Sales Price: $290,000.
Seller Subsidy: $0
Settled Price per Square Foot: $729.
Settlement Date: 05/13/2013
Bank Owned?: No Short Sale? No
Original GDoN post is: here.
The listing can be seen: here. To see pics, open the link above and click on the camera icon to scroll through pics.

There are records of property listings for this condo building that go back as far as 1995 (the current multiple listing service has only been in existence since the mid-1990’s). Back in the day, nearly two decades ago, units in this building were pricing around $150. per square foot, which would put a unit this size at close to $60,000. Interest rates at that time were averaging around 7.85% for a 30year fixed, so a monthly PITI (principal, interest taxes, and insurance) payment (with 20% down) would have been around $276. (or, adjusted for inflation, about $421.00 in 2013 dollars)

At the current pricing, with 20% down and an interest rate more than 4 percentage points lower (Zillow’s mortgage calculator is currently quoting 3.48%), the monthly PITI would run approximately $1269. The listing reports that this unit has a monthly condo fee of $171.

At the pivotal height of the real estate bubble in 2005, this particular unit sold for $295,000. Interest rates at that time were averaging around 5.75%. At that rate, with 20% down, the monthly PITI would look more like $1632.

These numbers are approximate and are from online mortgage calculators. Taxes have been adjusted for the current DC property tax rate. Interest rates are subject to fluctuation and relate to the borrower’s overall credit picture. Different loan products (such as a lower down payment) may require additional costs, such as mortgage insurance. A good place to start if you’re thinking about buying is to have a conversation with a mortgage professional about options.

The listing agents were Edward Poutier and Stewart Coleman of Coldwell Banker Residential Brokerage. Fleur Howgill of TTR Sotheby’s International Realty represented the buyer.

05/10/13 11:00am

37-17th-Street-Southeast

Hipchickindc is a licensed real estate broker. She is the founder of 10 Square Team and is affiliated with Keller Williams Capital Properties. 10 Square Team is a popville.com advertiser. Unless specifically noted, neither she nor the company that she is affiliated with represented any of the parties or were directly involved in the transaction reported below. Unless otherwise noted, the source of information is Metropolitan Regional Information Systems (MRIS), which is the local multiple listing system. Information is deemed reliable but not guaranteed.

Featured Property: 37 17th St SE
Legal Subdivision: Old City #1
Advertised Subdivision per Listing: Capitol Hill
Bedrooms: 3 Baths: 2.5
Living Area Square Footage per Tax Record: 1633
Lot Size per Tax Record: 848
Original List Price for most recent listing: $634,900
List Price at Contract: $634,900.
List Date: 3/13/2013
Days on Market: 5
Settled Sales Price: $650,000
Seller Subsidy: $500
Settlement Date: 04/30/2013
Bank Owned?: No Short Sale? No
Original GDoN post is: here.
The listing can be seen: here. To see pics, open the link above and click on the camera icon to scroll through pics.

In 2001, 37 17th St SE looked like this when it sold for net $100,000 . By the time the property was on the market again in 2007, it acquired an additional level that was advertised as a “Penthouse Playroom”. The price jumped to $555,000. By 2013, it got souped up even more with the addition of a Bocce court.

Given that “transit oriented” is the new buzz word in real estate, having the Stadium Armory Metro within a quarter mile is a huge plus. Since the beginning of the year, there have been thirteen other fee simple sales within a quarter mile of this particular Metro, ranging in price from $384,900. for a two bedroom one and a half bath rowhome without a basement, to $675,000. for an end unit four bedroom three and a half bath home with a basement located across the street from the Metro.

The listing agent was Cara Pearlman of Frankly Real Estate, Inc. Kevin Shirley of Long and Foster Real Estate Inc. represented the buyer.

05/03/13 11:00am

4330-Blagden-Avenue

Hipchickindc is a licensed real estate broker. She is the founder of 10 Square Team and is affiliated with Keller Williams Capital Properties. 10 Square Team is a popville.com advertiser. Unless specifically noted, neither she nor the company that she is affiliated with represented any of the parties or were directly involved in the transaction reported below. Unless otherwise noted, the source of information is Metropolitan Regional Information Systems (MRIS), which is the local multiple listing system. Information is deemed reliable but not guaranteed.

Featured Property: 4330 Blagden Ave NW
Legal Subdivision: Crestwood
Advertised Subdivision per Listing: Crestwood
Bedrooms: 5 Baths: 3
Living Area Square Footage per Tax Record: 2516
Lot Size per Tax Record: 7712
Original List Price for most recent listing: $960,000.
List Price at Contract: $895,990.
List Date: 1/4/2013
Days on Market: 247
Settled Sales Price: $896,000
Seller Subsidy: $10,750.
Settlement Date: 04/08/2013
Bank Owned?: No Short Sale? No
Original GDoN post is: here.
The listing can be seen:here .

Crestwood has the benefit of being tucked right over Rock Creek Park, yet is also just off 16th Street NW for a relatively quick trip downtown. Those who prefer Metro may not find it desirable, but buses run regularly up and down 16th. Some of us like to be smack dab in the middle of the urban environment, and plenty of folks enjoy the kind of retreat that a neighborhood like this provides.

In a real estate market where buyers are likely to miss out on the property of their dreams if they blink, this home was on the market for a considerable amount of time. There were actually several versions of the listing. The days on market above reflects the data in the most recent listing. In cases like this, we typically look to the price in relation to location as the culprit.

Back in 2004, which was during the climbing slope prior to the real estate bubble, the house sold in good condition (but not tricked out) for $659,000. In October 2011, the property went for net $480,150. as a short sale. In April 2012, the property was listed at $1,225,000. It failed to sell at that time despite some pretty schmancy staging. To see the difference between staged décor and professional photos vs. an unfurnished house, click the link above for the listing and click on the camera icon.

The listing agent was Brian Thomas of KL Associates, Inc. Marjorie Dick Stuart of W.C. & A.N. Miller Realtors (A Long and Foster Company) represented the buyer.

04/26/13 11:00am

1421-3rd-Street-Northwest-e1361364142386

Hipchickindc is a licensed real estate broker. She is the founder of 10 Square Team and is affiliated with Keller Williams Capital Properties. 10 Square Team is a popville.com advertiser. Unless specifically noted, neither she nor the company that she is affiliated with represented any of the parties or were directly involved in the transaction reported below. Unless otherwise noted, the source of information is Metropolitan Regional Information Systems (MRIS), which is the local multiple listing system. Information is deemed reliable but not guaranteed.

Featured Property: 1421 3rd St NW
Legal Subdivision: Old City #2
Advertised Subdivision per Listing: Old City #2
Bedrooms: 3 Baths: 2.5
Living Area Square Footage per Tax Record:1320
Lot Size per Tax Record: 900
Original List Price: $449,000.
List Price at Contract: $449,000.
List Date: 2/15/2013
Days on Market: 7
Settled Sales Price: $505,000
Seller Subsidy: $10,000.
Settlement Date: 04/05/2013
Bank Owned?: No Short Sale? No
Original GDoN post is: here.
The listing can be seen: here. The virtual tour can be seen here.

Last week Good Deal or Not Revisited (GDoN-R) looked at living large in Trinidad. This week we review a recent sale of a petite house in Truxton Circle.

As noted in the original GDoN comments, this property has a tumultuous sales history over the past decade. The earliest record of a sale in public records was twenty years ago when the home sold for $30,000. Here is what the property looked like in 2005 when it sold for $185,000. In 2007, the multiple listing service shows an attempt to market the property at $620,000. It eventually sold for $589,000. (per public records), and was foreclosed upon shortly thereafter in 2008. It sold again as a foreclosure at $225,750. in 2008. Public records report another sale in 2009 at $484,093.

If you think this sale was expensive per square foot, recall nearby 455 Q St NW, a recent GDoN-R, which sold for $755,000. Tax records identify the living area square footage at 1330. The lot size was larger at 1425.

The listing agent was David Thomas of RE/MAX Allegiance. Ty Voyles of Keller Williams Capital Properties (per the disclosure above, this is the same brokerage company that the writer is affiliated with) represented the purchaser.

04/19/13 11:00am

1228-FLORIDA-Ave-trinidad_dc

Hipchickindc is a licensed real estate broker. She is the founder of 10 Square Team and is affiliated with Keller Williams Capital Properties. 10 Square Team is a popville.com advertiser. Unless specifically noted, neither she nor the company that she is affiliated with represented any of the parties or were directly involved in the transaction reported below. Unless otherwise noted, the source of information is Metropolitan Regional Information Systems (MRIS), which is the local multiple listing system. Information is deemed reliable but not guaranteed.

Featured Property: 1228 Florida Ave NE
Legal Subdivision: Trinidad
Advertised Subdivision per Listing: Trinidad
Bedrooms: 6 Baths: 4.5
Original List Price: $926,500
List Price at Contract: $898,400.
List Date: 1/31/2013
Days on Market: 18
Settled Sales Price: $926,000
Seller Subsidy: $27,780.
Settlement Date: 04/04/2013
Bank Owned?: No Short Sale? No
Original GDoN post is: here.
The listing can be seen: here. To see pics, click on the camera icon after opening the link.

When a Good Deal or Not (GDoN) post garners 110 comments, there’s got to be some controversy. In this case, it’s a nearly $900,000. net sale for a particularly large fully renovated house in the NE DC neighborhood of Trinidad, on busy Florida Ave, no less.

To date, the next highest sale in the Trinidad neighborhood was a January sale down the street at 1222 Florida Ave NE for $590,000. The property is within less than half a mile to neighborhoods that are regularly seeing high end prices (notably south of H St NE and closer to Lincoln Park, although prices are also rising at the lower part of Eckington to the west).

In May 2012, some apparently savvy investors paid $286,000. in cash for the property.

The listing agent was Matt Tekmen of Fairfax Realty, Inc. Dyanne Branand of Coldwell Banker Residential Brokerage represented the purchaser.

04/12/13 11:00am

1326_girard_st_nw_urinal_real_estate

Hipchickindc is a licensed real estate broker. She is the founder of 10 Square Team and is affiliated with Keller Williams Capital Properties. 10 Square Team is a popville.com advertiser. Unless specifically noted, neither she nor the company that she is affiliated with represented any of the parties or were directly involved in the transaction reported below. Unless otherwise noted, the source of information is Metropolitan Regional Information Systems (MRIS), which is the local multiple listing system. Information is deemed reliable but not guaranteed.

Featured Property: 1326 Girard St NW #3
Legal Subdivision: Columbia Heights
Advertised Subdivision per Listing: Columbia Heights
Bedrooms: 3 Baths: 2
Square Footage: Per listing 1750 square feet
Original List Price: $749,900
List Price at Contract: $749,900
List Date: 2/4/2013
Days on Market: 8
Settled Sales Price: $811,000
Settled Price per Square Foot: $463.
Seller Subsidy: $0
Settlement Date: 4/2/2013
Bank Owned?: No Short Sale? No
Original GDoN post is: here.
The listing can be seen: here . To see pics, click on the camera icon after opening the link.

After reading the Good Deal or Not (GDoN) comments, I had to go back and search for the urinal in the pics. (I found it.) No, not a fan.

Ed. Note: I am a fan. :)

The first unit sold in this boutique condo in 2007 went for $810,000. The subject unit sold for $718,000 in early 2008. You can see the sales history (and photos of other units) for the building< a href="http://mrislistings.mris.com/Matrix/Public/Portal.aspx?k=3321088X3cSP&p=DE-196008866-703" target="_blank"> here.

The listing agent was Andrew Riguzzi with DC Real Estate. The purchaser was represented by Kelly Virbickas with Coldwell Banker Residential Brokerage.