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.

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.

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.

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.

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.

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.

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: 455 Q St NW
Legal Subdivision: Old City #2
Advertised Subdivision per Listing: Old City #2
Bedrooms: 3 Baths: 2 1/2
Original List Price: $749,000
List Price at Contract: $749,000
List Date: 2/28/13
Days on Market: 3
Settled Sales Price: $755,000
Seller Subsidy: $0
Settlement Date: 3/29/13
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.

Upon first glance, I was a bit surprised by the price for a house without a basement in this location, but after researching a bit, see that this is a Nantucket Holdings renovation from 2012. Even outside of this crazy short supply/high demand market place, Nantucket Holdings properties often sell for a premium. Nantucket Holdings sold the property in March of last year for $690,000. You can see the original virtual tourhere.

Continues after the jump.

I have no idea why the recent owner sold within such a short period of time, however, it is further testament to the intensity of the conditions of the current real estate market to see a literal appreciation of nearly 10%. It is also worth noting that the O Street Market development is well underway this year, in contrast to last. Even when development is highly anticipated, often the prices of real estate surrounding a project don’t seem to see the effects until it really starts to take shape. We also saw this around Columbia Heights a few year years ago.

The listing agent was Mark Schacknies of DCRE. The purchaser was represented by Ira Hersh of Long and Foster Real Estate, Inc.

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: 1871 3rd St NW
Legal Subdivision: LeDroit Park
Advertised Subdivision per Listing: LeDroit Park
Bedrooms: 4 Baths: 4 (Actually two units…3BR/3BA in the upper unit & 1BR/1BA in the basement unit)
Original List Price: $849,650 (Previously listed in 2012 for $879,900)
List Price at Contract: $850,000
List Date: 1/11/13 Originally listed 03/29/2012
Days on Market: 187
Settled Sales Price: $850,000
Seller Subsidy: $26,661
Settlement Date: 3/18/13
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.

There was some confusion evident from the original Good Deal or Not (GDoN) comments. Although this two unit property is built in the style of a carriage house, it is not located in an alley. The land that this new construction property sits on was subdivided from the lot belonging to 1873 3rd St NW, which is one of the original LeDroit Park detached homes designed by James McGill.

As mentioned in the comments, the property was assembled quickly using modular construction. Whereas “assembled quickly” does not sound all that sturdy when it relates to a structure that someone might live in, I’ve known several architects over the years who thought modular construction could produce very effective buildings.

Continues after the jump.

As mentioned above in the overview, the seller of this property was persistent. Originally listed last Spring for $879,900, the seller held out on price at $850,000 until inventory had dwindled to less than two months supply (below six months of supply is considered to be moving in the direction of a market favoring sellers). The purchaser has the benefit of a potentially income-producing unit and they were able to get $26,661 toward closing costs, which is almost unheard of under current market conditions.

Regarding the long history of days on market, I think current buyers would be wise to consider properties that may have been on the market for a while. In this crazy super fast paced market, I am finding that my own buyers are thinking “there must be something wrong” with a property if it doesn’t sell the first weekend.

The listing agent for 1871 3rd St NW was Gerard DiRuggiero with Urban Land Company. Matt McHugh with Lindsay Reishman Real Estate represented the buyer.

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: 1923 Bennett Place NE
Legal Subdivision: Trinidad
Advertised Subdivision per Listing: Trinidad
Bedrooms: 2 Baths: 2.5
Original List Price: $299,000
List Price at Contract: $299,000
List Date: 2/14/13
Days on Market: 4
Settled Sales Price: $375,000
Seller Subsidy: $0
Settlement Date: 3/1/13
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.

The listing agent, Tom Lewis, was kind enough to chime in on the original Good Deal or Not (GDoN) comments. I am hoping he comes back to tell us how many offers they ended up with. Given the list to sale price ratio, which is a whopping 25% increase, let’s assume there was some competition.

In previous GDoN-Revisited posts, we’ve looked at sales in Trinidad west of Bladensburg Road. This property is located east of Bladensburg Road and north of Benning Road, in a triangular parcel that is geographically somewhat sectioned off from the rest of the neighborhood. Similar to most neighborhoods in DC, prices rose in this area from the early to mid 2000’s. In 2005, this home sold for net $355,000. In 2011, it sold as a foreclosure at net $208,081. Currently, there are no actively listed houses in this immediate area. There are four under contract, though, ranging from list prices of $174,917 to $452,000.

Although the tight inventory and high demand are driving prices up throughout the city, current prices actually seem to be on track for where they would have been if there had been steady incremental appreciation. Personally, I expect to see the current momentum continue for a while, but not indefinitely. I had my first Sequestration-related listing appointment with someone who expects to have less income in the near future and is thinking about retiring early, and then a conversation later the same day with someone else who is bracing for a decrease in income.

Thomas Lewis with Redfin Corporation represented the seller. Ashton Vessali with Weichert, Realtors represented the buyer.

Within the past three months, properties priced within the $200,000-$399,000 range represented the highest number of settlements compared to other price points within the District of Columbia. That said, there is still enough interest in listings priced in the seven figures that PoPville makes it a regular feature for “Good Deal or Not” (GDoN) posts. Three of these listings settled recently, and I’ve gone ahead and compiled a group “Good Deal or Not-Revisited” (GDoN-R).

Photo courtesy of Beasley Real Estate

Featured Property: 2107 Wyoming Ave NW
Legal Subdivision: Kalorama
Advertised Subdivision per Listing: Kalorama
Bedrooms: 8 Baths: 6 full & 2 half Basement: Yes, fully finished
Original List Price: $4,000,000.
List Price at Contract: $3,825,000.
Days on Market: 503
Settled Sales Price: $3,825,000.
Seller Subsidy: $0.
Percentage of List/Sale Price (Net): 95.63%
Settlement Date: 03/06/13
Type Of Financing: Conventional
Original GDoN post is: here.
You can see the listing: here. You can see the virtual tour here.

Jim Bell with Beasley Real Estate represented the seller and Tessa Morris with TTR Sothey’s represented the buyer.

Sales History:

Settled 09/2002 for $1,950,000.
Settled 05/2006 for $3,825,000.
Settled 06/2009 for $3,950,000.
Settled 03/2013 for $3,825,000.

Properties in DC priced in the $2.5-$4 million range and settled over the past year sold an average of about 8.5% below the original list price. In contrast, the average of negotiation for all properties sold in DC over the past year was 3.5% below the original list price.

Continues with two more house porn posts after the jump.

Featured Property: 3140 Dumbarton St NW
Legal Subdivision: Georgetown
Advertised Subdivision per Listing: Georgetown
Bedrooms: 3 Baths: 3.5 Basement: Yes, fully finished
Original List Price: $1,399,000
List Price at Contract: $1,349,000.
Days on Market: 87
Settled Sales Price: $1,250,000.
Seller Subsidy: $0.
Percentage of List/Sale (Net) Price: 89.35%
Settlement Date: 02/28/2013
Type Of Financing: Conventional
Original GDoN post is: here.
You can see the listing: here. You can see pics by clicking on the camera or film strip icon after opening the listing link.

Sherry Turner with Coldwell Banker Residential Brokerage represented the seller. The buyer was un-represented according to the listing report.

Sales History:

Settled 08/2001 for $460,000. (and 7% below the list price of $495,000)
Settled 05/2012 for $1,300,000.
Settled 02/2013 for $1,250,000.

Featured Property: 1716 Q St NW
Legal Subdivision: Old City #2
Advertised Subdivision per Listing: Dupont
Original List Price: $2,495,000.
List Price at Contract: $2,295,000.
Days on Market: 13
Settled Sales Price: $2,100,000.
Seller Subsidy: $0.
Percentage of List/Sale (Net)Price: 84.17%
Settlement Date: 02/19/2013
Bank Owned?: No Short Sale? No
Type Of Financing: Conventional
Original GDoN post is: here.
You can see the listing: here. You can see pics by clicking on the camera or filmstrip icon after you open the listing link.

Scott Purcell with Long and Foster represented the seller. Beth Sheehy with TTR Sothebys represented the buyer.

Sales History:

Settled 09/1996 for $700,000.
Settled 05/2001 for $1,200,000.
Settled 04/2004 for $1,675,000.
Settled 03/2009 for $2,100,000.
Settled 02/2011 for $1,875,000.
Settled 02/2013 for $2,100,000.