GDoN-R has been written exclusively for PoPville since 2009 by Suzanne Des Marais. Suzanne is a practicing Realtor with the Bediz Group, LLC at Keller Williams Capital Properties . 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 and/or Smartcharts by Showingtime. Information is deemed reliable but not guaranteed.

Featured Property: 400 U Street, NW
Legal Subdivision: LeDroit Park
Advertised Subdivision per Listing: LeDroit Park
Bedrooms: 5 Baths: 4 Parking: Street Ownership: Fee Simple
Original List Price: $1,290,000. List Price at Contract: $1,290,000.
List Date: 4/26/2017 Days on Market: 2
Settled Sales Price: $1,425,000.
Seller Subsidy: $0.
Settlement Date: 5/23/2017
Transaction type: Standard

Original GDoN post can be seen: here.

The original listing can be seen here: here.

Sold in 2 days. No parking. For more than 10% above the list price.

West of Shaw and East of Bloomingdale, LeDroit Park is an enclave of historic homes tucked above Rhode Island Ave NW. The area has recently enjoyed a surge in seven figure sales, as renovations in the area push to hit new standards of design and finish.

Very recently, Good Deal or Not Revisited (GDoN-R) posted about this nearby sale on Elm Street, which settled for $1,510,000. That home also lacked off street parking. (more…)

the-royal
501 Florida Ave, NW

From a press release:

“Royal, Michelin Bib Gourmand-honored bar and eatery in LeDroit Park, is thrilled to announce the appointment of its new Executive Chef Cable Smith. Smith is a kitchen veteran of acclaimed dining destinations such as Foreign & Domestic in Austin, TX, Richard Blais’ HD1 in Atlanta, and most recently, “Best New Restaurant” RAMMY Finalist Requin. The engineer-turned-Chef with almost a decade of culinary experience came to Royal last month and in addition to working with the family-owned eatery on a new menu for the late spring/early summer season, has recently added a small late-night menu, some dessert options, and happy hour food specials for the first time ever.

See the full menu here.

Perfect for the warm weather season, Chilled Corn Soup ($9) is topped with cilantro oil, shrimp ceviche and spiced popcorn, served with pandebono, a Colombian cheesy bread. Kale Caesar ($11) is anything but ubiquitous at The Royal, as Chef Smith chars fresh, sweet corn for the base of his house charred corn Caesar dressing. He tosses the nutrient-rich greens with grilled corn, avocado, cotija cheese, and arepa croutons for crunch.

Pork Belly ($13) is fried and served in a bowl topped with Salvadorian street corn, picante dulce (a sweet and spicy orange sauce), ember-roasted leeks and pickled onions, meant to be mixed together to integrate all of the flavors. Shrimp & grits get a Latin makeover in the Grilled Shrimp ($16), featuring head-on shrimp, charred tomato nage and pickled chayote, atop smoked cheddar grits. (more…)

400 U St NW

This house is located at 400 U Street, NW. The MRIS listing says:

“1st WEEKEND-OPEN SAT 4/29,1-3PM + SUN 4/30,1-4PM! Rare + unique showpiece in Historic LeDroit Park! Set on an expansive corner lot + overflowing w/ custom upgrades + expert craftsmanship. Fantastic XL lot w/patio! Remodeled top to bottom – 5BR/4BA w/ LL accessory unit. Jr 1BR/1BA unit w/ sep entrance. Premium quality home on the most architecturally distinct block in LeDroit Park! Walk Score: 92!”

gdon

You can see more photos here.

This 5 bed/4 bath is going for $1,290,000.

historic

“Dear PoPville,

There is a really great bit of infill happening next to the former Frazier’s funeral home at Rhode Island Ave and Florida Ave, NW. There was an empty lot on 4th st between old funeral home and two old row houses.

The developer has done a solid and filled in the lot with a new construction row home that is built to look like it is part of the original row on 4th st. It’s been great to watch this one go up. The masonry work and proportions have been done without any short cuts. If you didn’t know it, you’d think this new house is part of the original row of homes on 4th st. It’s looking like it will be a two unit building. Should be interesting to see how much it all goes for.

Checkout google street view from 4th st or S st to see this without the new construction.

There used to be a row house on this lot and it’s address was 1801 4th Street, NW. Here’s a link to a letter from DCRA to the developer regarding their plans to rebuild on the lot.”

2nd and w st nw

This unit is located at 2nd and W Street, NW. The Craigslist ad says:

“$1990 Large Furnished Light-Filled Studio in Ledroit Park/Bloomingdale

rental

Large, beautiful and freshly painted studio apartment with open layout and tons of natural, southern exposure sunlight for rent in DC’s popular Bloomingdale/Ledroit Park neighborhood.

Freshly painted unit includes: (more…)

208-Elm-St-NW-revisited

Good Deal or Not Revisited (GDoN-R) is a weekly post that reviews the settled sales data of a recent individual real estate transaction in the District of Columbia. Each post is intended as a case study and a snapshot of the real estate market at a particular moment in time. GDoN-R generally posts on Friday in the late morning.

GDoN-R has been written exclusively for PoPville since 2009 by Suzanne Des Marais. Suzanne is a practicing Realtor with the Bediz Group, LLC at Keller Williams Capital Properties . 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 and/or Smartcharts by Showingtime. Information is deemed reliable but not guaranteed.

Featured Property: 208 Elm St, NW
Legal Subdivision: Ledroit Park
Advertised Subdivision per Listing: Ledroit Park
Bedrooms: 5 Baths: 4.5 Parking: Street Ownership: Fee Simple
Original List Price: $1,675,000. List Price at Contract: $1,599,900.
List Date: 2/17/2017 Days on Market: 25
Settled Sales Price: $1,510,000.
Seller Subsidy: $0.
Settlement Date: 4/10/2017
Transaction type: Standard

Original GDoN post can be seen: here.

The original listing can be seen here: here.

gdonr

For those who were speculating in the comments of the original GDoN post, this gut renovated detached home with no parking finished out at just over one and a half million dollars.

One year ago, LeDroit Park had a 5200 square foot detached home with two carriage houses (and parking for six cars) sell for net $2,335,000. The next highest sale ever for a residential property in the neighborhood was at $1,675,000. in July 2016…again a very large detached property, large lot, all brick, four fireplaces, parking. (more…)

“Dear PoPville,

I wanted to tell you about a design/build project occurring at Common Good City Farm in the LeDroit Park neighborhood. This is a collaboration with The Catholic University of America,
Washington Architectural Foundation, and Common Good City Farm. DCPS high school students are working in a studio with CUA architecture students to develop a “high-design” storage structure. There’s a distinct need in the city to store the produce grown at our urban farms, and this is our pilot year to have students design and build a structure for that use. It’s a great program, and Councilmember David Grosso is a strong supporter. Please find attached some information on the project.”

If you’d like to support the project you can do so here:

“Thank you for your interest in the URBAN BUILD COLLECTIVE, a partnership between The Catholic University of America, Washington Architectural Foundation, and Common Good City Farm, are pioneers solving a common problem in the District. Ranked No. 1 for having the most community gardens in 2015, many Washington, D.C. organizations are forced to throw away a lot of their produce every year due to lack of having proper storage on site. Our design, PRESERVE+, is a sustainably designed, pre-fabricated modular storage facility serving three distinct functionalities: COLD STORAGE, DRY STORAGE, AND TOOL STORAGE. PRESERVE+ will be constructed by students at the Common Good City Farm in The Park at LeDroit in NW DC. (more…)

409 U St NW

This house is located at 409 U Street, NW. The MRIS listing says:

“1st WEEKEND – OPEN SAT 4/1 + SUN 4/2, 1-4pm! LeDroit Park showpiece c.1876 adorned w/ original character + historic design, plus the conveniences of modernity. Semi-detached 3BR/2.5BA w/ eye-catching reclaimed hardwoods, heated bathroom floors, an idyllic blue flagstone patio + a detached 2-car garage. No detail missed in this beautifully preserved home. Walk score: 91. Mins to Shaw Metro.”

gdon

You can see more photos here.

This 3 bed/2.5 bath is going for $1,199,000.