GDoN Revisited by Hipchickindc – 1860 Upshur St NW

by Prince Of Petworth November 19, 2010 at 11:00 am 20 Comments

Voted one of the best real estate agents in DC by the Washington City Paper Readers’ Choice Poll in 2009, hipchickindc aka the not-so-hip Suzanne Des Marais is an Associate Broker with Urban Pace. She lives (and sells a lot of houses) in Bloomingdale, but works all over DC, with everyone from first time buyers to highly regarded developers. 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: 1860 Upshur St NW
Legal Subdivision: Crestwood
Advertised Subdivision per Listing: Crestwood
Original List Price: $895,000.
List Price at Contract: $799,000.
List Date: 04/26/2010
Days on Market: 149
Settled Sales Price: $795,000.
Settlement Date: 11/08/2010
Seller Subsidy: $250.
Bank Owned?: No Short Sale? No
Type Of Financing: Conventional

Original GDoN is: here.

The Listing can be seen: here. Here is the virtual tour.

I’ve been working on a listing in Crestwood since early Spring (currently under contract), and I have to say that I am surprised that more buyers on the hunt for a detached single family house do not include Crestwood in their searches. Sandwiched between Rock Creek Park and 16th Street NW, Crestwood is an enclave of handsome and often unique properties surrounded by parkland, yet with easy access to downtown. Recent sales in Crestwood have included the house built by Giant Foods powerhouse Izzy Cohen, as well as the home that the prolific Crestwood developer, Paul Stone, built for himself in 1938. Those listings can be seen here.

Continues after the jump.

Prices for detached single family homes in Crestwood sold since the beginning of 2010 have ranged from $420,000. (for a fixer upper) to $1,300,000. for the Paul Stone house. The subject of this Good Deal or Not Revisited (GDoN-R) sold for just a tad over the median price of $783,300. A commenter on the original Good Deal or Not (GDoN) post suggested that this particular home had been “bought and sold three times in the last 4 years”. There were no previous listings in the multiple listing system and the tax record does not show any recent transfers.

  • gup

    Wow! wish we could afford this house and private schools for future kids…

  • 14th St Heights

    That is a very good deal for that house. heck, the kitchen alone makes it worth it. Love Crestwood and wish I could afford it, but I have to settle for walking my dog there instead.

  • Just curious

    What is the purpose of a $250 subsidy?

  • IHOP

    Wow…I think that is a good deal!

  • A subsidy that small was probably some kind of repair credit.

  • dreas

    “I have to say that I am surprised that more buyers on the hunt for a detached single family house do not include Crestwood in their searches.”

    Seriously, it’s the schools. My guess is that the majority of people in the market for a 3 bed, 3 bath detached house either have kid(s) or plan to have them. If I’m going to spend $800k on a house, I’m probably going to buy a fixer on the other side of the park. Not that I’ll fix it any time soon, but I can’t see paying that kind of money for a house AND having to worry about charter/DCPS lottery results or paying for private.

    This house is zoned for Powell Elementary, which puts you to MacFarland Middle and Roosevelt HS. Nope, sorry. Not happening for my kid. If I really wanted to stay east of the park and still pay $800k for a house, I’d try to move in-boundary for Bancroft or Shepherd, which at least get you into Deal Middle and Wilson HS.

    • A

      This makes a lot of sense to me. If you’re not going to have good public schools, you could go over to Brookland and spent 1/2 as much and then maybe be able to afford private.

    • Andrew

      The lines aren’t exactly the same for everyone along 16th St. Crestwood is zoned for Powell or West at the elementary grades, but for Deal and Wilson for middle and high school. There are special school Metrobus routes that pick up kids along 16th St. to take them to Wilson and Deal.

      FWIW, it’s even crazier in parts of 16th St. Heights that are zoned for West, Deal, and Roosevelt. West now goes through 8th grade, so students don’t have to trek across town. However, there’s still the option of going to Deal, and if you go there, you’re automatically accepted at Wilson, even if you aren’t in its boundary.

  • Steve

    Yes, the reality is that Crestwood is a mix of what’s bad with the suburbs and what’s bad with the city – there’s really no upside at all. Where’s the nearest Metro station or grocery store or neighborhood stores? Ok, the one thing it has going for it is easy access to Rock Creek Park, but the architecture in Crestwood is such a mixed bag that the thought of paying more than $600k to live there just doesn’t make sense to most people.
    Sorry, it’s one of those neighborhoods I actually drive through a lot (Blagden access to RCP) but I always scratch my head and wonder why people live there.

    • NotScott

      I use the Blagden access as part of my running route, but I generally have the opposite reaction: what a lovely little enclave. I can definitely see why people live there.

      I think the metro access is not great, but it’s not any worse than any of Petworth north of Sherman Cir. (I suppose those might be Ft. Totten users).

      I think the point about the schools is the salient one.

      I’d also note: there are currently three forclosures within a couple of blocks of that house on Upshur. I think Crestwood prices will be dropping – I think the price reductions here speak to that.

    • Anonymous

      if you really wonder, ask someone.
      if you actually just think they’re crazy, so what? to each their own, and you don’t have to understand it.

  • Anonymous

    Wow – Good Deal indeed. That’s a nice block that I drive through on the way to Rock Creek Park.

    It’s the elementary school for Crestwood which is lacking. Once you get past elementary school – I believe they are zoned for and have a good middle (Deal Middle School) and High School (Wilson) which are actually located west of the park.

    We looked and had Crestwood and had on our shortlist but ultimately bought closer to my wife’s job.

    • dreas

      See above – I looked up the schools for this house, in particular, and it’s zoned for Powell, which feeds into MacFarland and Roosevelt.

  • MK

    Do you have to go to the school you’re zoned for now? I know there’s a line up 16th Street (or there used to be) that said if you lived to the west you went to Deal/Wilson and to the east MacFarland/Roosevelt but just about every kid I knew in Crestwood went to Deal/Wilson anyway regardless of where they lived. As for those wondering why anyone would live there, try huge detached homes with spacious yards, lots of green, peace and quiet and proximity to 16th street which could get you anywhere in 15 to 20 minutes.

  • Anonymous

    dreas – not so. I thought the same though when we first set out looking at Crestwood.

    Right From the DCPS Website: (For this GDoN property)

    Elementary School:
    Powell Elementary School (Lincoln Hill Cluster) 1350

    Middle School:
    MacFarland Middle School (Lincoln Hill Cluster)
    Deal Middle School

    Senior High School:
    Wilson High School

    • Anonymous

      Yes, It is definitely zoned for Deal and Wilson, despite being zoned for Powell. That has always been the case.

  • Anonymous

    There are good reasons why most people buying in Crestwood pay anywhere from $750k to $1.5 million to live there (excluding Sen Rockefeller, who must have paid much more).

    It has the best access to Carter Barron, Rock Creek Park and its trails, great big trees, a wonderful mix of architecture, big back yards, and diverse residents. Plus it is easier to get downtown than from the far northwest or Brookland.

    It’s true that most Crestwood residents don’t use the closest DCPS elementary school – most attend public schools across the park, charters or private schools. That’s the one drawback to the neighborhood.

  • DC Girl

    I love the Crestwood neighborhood because it is so close to Carter Barron. But I couldn’t imagine paying that much and still have crappy schools to choose from.

  • Anonymous

    I agree Carter Barron is a great facility to have so close to Crestwood. Crestwood also does have convenient access to The National Zoo and Rock Creek bike trails.

    So what do you get for schools in Crestwood? – You get the same good schools as West of The Park for Middle School and High School. (Deal & Wilson are both considered “Good Schools”)

    You also now have great Charter School options with E.L. Haynes (serving pre-k to 12) which was instrumental in helping win Obama’s ‘Race to the Top’ Program Funds. Washington Latin Charter School is also a wonderful option.

    None of these solid performing school choices sound “too crappy” to me.

  • DCPS parent

    There are a lot of great things going on at Powell now under new Principal Janeece Docal. They are implementing an innovative new Tools of the Mind early childhood curriculum, have had large gains in reading test scores, have partnerships with the Washington Nationals and Capitols and won a recent robot design contest. They had a waiting list of early childhood there last year and probably will again next year. I’d urge you to go take a look before writing off the school.


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