Good Deal or Not? “root cellar below kit” edition

by Prince Of Petworth May 2, 2011 at 1:00 pm 28 Comments

This home is located at 1103 S St, NW:

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The flier says:

“Refinished historic red pine floors thruout this spacious home. 2 bdrms + small den. Recently renovated kit w/ SS appliances & granite counters. 10.5′ ceilings on 1st flr, 9′ ceilings on 2nd flr, skylight, ceiling fans in bdrms & root cellar below kit w rear ext entrance. Japanese Cherry Tree in front yard, fenced garden-style backyard w wood deck/slate patio. 2 blocks to U St Metro, easy parking!”

You can find more info here and photos here.

This 2 bed/1.5 is going for $814,900. Sound realistic?

  • Chris

    That’s a lot to pay for a home that is lying on its side.

    • Prince Of Petworth

      Hahaha, oops, fixed that!

  • Anonymous

    Interior looks beautiful and I love the back. This location is great too – incredibly close to the metro and there are so many great businesses opening up nearby. I would say that $800k seems about right given the area.

  • anonymous

    I dunno, 815 for a 2 bedroom??!!!

    • Anonymous

      In this neighborhood that’s quite reasonable.

      • Claude Henry Smoot

        I agree, I don’t think this will go for any less then $780k. It may seem outrageous, but I think that’s about right for the neighborhood.

  • balls to you!

    $200K over audit. You can expect your taxes to go up pretty quickly…. and your neighbors, so expect them to hate you.

  • Eckingtonite

    It has an internal Tater Hole, so I love it.

  • Anonymous

    So disappointed there were no pictures of the root cellar. I can’t plunk down $800k for a root cellar sight-unseen.

  • Kev29

    $649 per sq ft? You’re havin’ a laugh

  • joker

    Well…if this house goes for $650 sq/ft being a tiny two bedroom, then the 4 bed, 3.5 bath I own two blocks away is worth approximately 1.3 bajillion dollars.

    Fingers crossed…

  • DC Rez

    Low to mid 700’s… that’s my best guess.

  • gk

    yeah, no way. not a good deal. $815k is way too high for 2 bedrooms and street parking.

    • MuzinDC

      But isn’t the cherry tree worth about $75,000?

  • Rob

    My bet is that it eventually sells for somewhere in the 600s. Just look at the comparable sales in the area.

    • Anonymous


      • Anonymous

        I think he’s joking…

  • TJ

    Expensive yes but think of all the money you can save by storing your vegetables all winter in the root cellar.

  • Anonymous

    We had our realtor keep this location on her radar when we were looking. The entire two years we were house hunting she only came up with one house in this neighborhood that was in our price range, a couple of blocks east at 14th and S. It was somewhere around $750k, as I recall, and just as tiny, but didn’t have the root cellar and was a longer walk to the metro. The place didn’t suit our needs (it was questionable whether the 2nd bedroom could actually fit a bed) but we all agreed it was a good deal for the location. It went under contract within the week.

  • Jen

    Heck no, not a good deal. That’s at least 150,000 too much for something that’s only 2 bedrooms, and doesn’t even have a full second bath. This is the most overpriced place i’ve seen in these posts in a while

  • snob

    This house isn’t on one of the prettiest streets in the ‘hood, but it absolutely will sell for way more than the $664,900 that Jen is estimating. No matter how small it is, no rowhome in that area that’s presents as well as this one is gong for anything less than the mid $700s.

    • Rob

      I call BS. Show me one place east of 14th St with 2 bedrooms and less than 1500 square feet that has sold for more than $700K in the last year.

  • dtr

    Sold on 08/25/2010
    1739 11th St NW Washington, DC 20001
    Source: Public Records
    Beds: 3
    Baths: 2.0
    Finished Sqft: 1,424
    Unfinished Sqft: –
    Total Sqft: 1,424
    Floors: 2
    Lot Size: 950


    That den could have been a bedroom at one point, most likely as a result of a renovation they removed a wall. So my guess is this was a 3 bedroom as is indicated in the public record for 1103 S ST. The above comp is less then 300 feet from this house and has a smaller lot, but a additional full-bath which is probably a shower.

    Does that satisfy your BS meter since these houses are very comparable? Let’s not even talk about 2 bedroom condo’s around the corner that are going for 800k+ which are definitely smaller then 1500 sq/ft

    • A

      That does look like a good comp, the S St house should probably go in the high 600’s.

    • A

      I do think you’re a little off about the condos nearby. Here’s a 1600 sq ft one listed for $760k, 2Br+den, 2BA


  • dtr

    Sold on 10/22/2010
    1918 12TH St NORTHWEST #1 WASHINGTON, DC 20009
    Beds: 2
    Baths: 2
    Sq. Ft.: 1,545
    $/Sq. Ft.: $550
    Lot Size: –


    This is one 1 block up — granted it is one of the nicer condo’s in the general area but it is around the same size as this place. There are probably others in the area that go for less too. Honestly I just get the condo market — I don’t think they should go anywhere close to what a SFH or SFH+rental would… but they seem to go for a premium.

    • A

      Yeah, I don’t get why that one would have gone for $100k more than the one on R st- they look very similar. Maybe the market is getting better since 2010.

  • Local Joe

    Properties like this have a wide range – particularly in this neighborhood. Depending on their condition, I think they can sell from anywhere between 675K and 825K. It’s tough to find a nice row house at a low price in this neighborhood. There simply aren’t many good options on the market and much of what does come up is mediocre. I went by the open house. It’s a unique property with a very nice kitchen, a great backyard and two good size bedrooms. It wouldn’t surprise me if they get around 800 for it.


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