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Good Deal or Not? “on quaint street” edition

by Prince Of Petworth April 16, 2013 at 1:00 pm 35 Comments

1228 Duncan Place Northeast

This house is located at 1228 Duncan Place, NE:

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The listing says:

“Historical row home on quaint street in Capitol Hill just blocks from Lincoln Park, H St & Eastern Market! Original hardwood pine floors, staircase, moldings, 1910 claw foot tub, & exposed brick. Features a gourmet LaCanche stove, eco friendly water heater, w/d upstairs, & working fireplaces. Large Master with dressing room & custom cabinets. Huge windows facing patio & upstairs private balcony.”

You can see a virtual tour here.

This 2 bed/1.5 bath is going for $699,900.

  • AMDCer

    The house isn’t done in my taste, but that’s some beautiful photography in the listing! I’d guess they’d get asking+, price seems pretty standard for Capitol Hill.

    • Anonymous

      You’re kidding about the photography, right? I can’t even get a sense for what the house looks like with the cartoonish HDR.

    • Sir Douchy

      Gotta agree – the HDR photography just doesn’t work for house tours (or for many things). It just leaves one wondering what the house actually looks like. As far as the house goes, the liberal use of dark wood cabinetry is very taste specific. Some potential buyers will like it and a lot will not.

      • AMDCer

        Well, true, the proportions are off, but I was comparing it to the photography in recent listings on PoPville (taken at night, fuzzy, of blank walls and corners).

  • Anonymous

    I think it’s a bit steep for 2br/1.5ba that far out. It looks like it’s well maintained and up to date, but definitely according to a certain taste.

    • Anonymous

      You’d be hard pressed to find a house for $700k that’s closer in. I’d say the price is right.

  • Anonymous

    that stove is KILLER!!! and totally jealous of that closet

    • Anonymous

      Ugh, I like wood but this is a bit too much. The closet looks like a cabinetry store.

  • Anony

    Nice as a condo alternative. I don’t really like the style but I can appreciate the effort. And, it appears to be well done.

    Seems a little pricey for the neighborhood though.

  • NE Resident

    Folks who keep saying “it’s pricey for the neighborhood” obviously don’t know the neighborhood. I live in NE, a few blocks from this place and you are not going to find anything in the area for under 500 and not much for less than 6. The Hill / H Street is booming and that is not going to stop anytime soon.

    • Anon

      A friend bought a house a block away last year for well under 500. Actually looks like a very similar floorplan downstairs. Except my friend’s house has 3 bedrooms.

      • Anonymous

        Ah, the mythical “friend” with the outrageous claims…

      • Anonymous

        yeah, LAST YEAR. prices are up up up in that area, as they are everywhere. you can’t even go by what someone may have gotten two or three months ago.

  • It looks high end and well done, but you’re totally stuck with this family’s sense of design. Which is a bit too much for me. That wood paneled fridge is atrocious and all the cabinetry makes the house feel a bit claustrophobic.

    The space is very well organized but I hate all the wood fixtures. Those original wood floors on the main level are AWESOME.

  • Anonymous

    never thought I’d say this, but this place needs a woman’s touch

    • Anonymous

      We were considering a house that was great except for all the dark wood trim. My realtor, who has a good eye for these things, said “This sounds crazy but I would paint it all white.” It would have been a lot of work, but I can see how it would have transformed the house.

  • Dirty

    If you like wood this is your place

  • Annonny

    I have friends who live on the same block and can say it’s a great location.

    Like others, the style of this place is not for me – way too ornate and patterned. However, I think it’s a good price for a house that’s nicely kept and offers quite a lot in space, comfort, and location. Price seems in line with what the market is doing right now.

  • My wife and I looked at a a 3 BR. (really 2 and an office) 2 bath on Duncan just last summer. Granted it needed some work but I’m talking 50K of work to make it nice and this house was 480K. The pictures of this one do make it look like it is potentially nice but come on 700K for a 2 br. 1.5 bath? There’s no Metro there and you need to walk to H st. to even find a bus. That’s a decent area but if I’m paying that price I better damn well be right in Capitol Hill by one of the parks not by Lovejoy playground.

    • Anonymous

      I remember seeing a small house on Duncan that must have been around $700k. When we first started house hunting, in 2009, we saw a house a couple blocks east of here in the high 500’s that we later regretted not acting on. We didn’t see anything priced that low in the following two years that we were looking on the Hill, aside from a couple shells. So I’m really very surprised you saw a house on this block that didn’t need much work for only $480k. I imagine a developer must have snatched that puppy up right away!

    • There’s a bus on Maryland Avenue, like a block away.

  • I just posted then looked on Redfin and am in utter shock. Looks like we were able to find a place at the last second. There is nothing on the market in all of DC now. Is it the time of year? We started looking last year in May and finally got one in October but man there seems like there is nothing left under 650K. I take back everything I said in the prior post. Things have changed dramatically.

    • Anonymous

      Yes, inventory is extremely low right now. The Hill is Home blog just did a post on how hard it is to buy a house in Capitol Hill.

      • I wouldn’t necessarily say the inventory is low, but rather the inventory of anything 2BR under 650K and south of G Street NE is really low, if not almost nonexistent.

  • Anonymous

    I’m not one to usually get my pants in a twist about kitchens (I could take or leave granite countertops and most of the other stuff those couples on House Hunters are always ooh-ing and aah-ing over)…but holy god, those cabinets are ugly. Let’s dial the decor back a notch. Yeesh.

  • Rich

    I’m guessing that the price is for all the woodwork and built-ins, which actually don’t add to the long-term appeal of the place.dark wood seems to be “back”, but it tends to make places seem dark.

    • Anonymous

      “I’m guessing that the price is for all the woodwork and built-ins” — no, that’s just the going price for this location. Check out the comps.

  • Anonymous

    Wow, nice man cave. So who are all you people who are willing to fork over 700K for a 2 BR? Not seeing any parking out back.

    • Anonymous

      It’s called the street. You’re pretty much guaranteed a spot right in front of the house on this block.

      As for the price… that’s just what it costs to live in a nice part of DC. My partner and I “forked over” more than that for our house near Eastern Market, and we couldn’t be happier with the purchase.

      • Just because street parking isn’t competitive now doesn’t mean it’ll still be that way in another 5-10 years.

        IMO, someone who has a car (and anticipates using it on more than just an occasional basis) would do well to look for a place with off-street parking.

        • Anonymous

          I agree. But if they need off-street parking they should expect to pay more for it. You’re not going to get a garage for $700k.

          • North of H Street they certainly will, it seemed like every house we looked at in that area either had a parking pad or garage door (few actual enclosures). South of H Street though in the actual Capitol Hill part I found it really uncommon to see places with guaranteed parking. Seems like more people put an emphasis on having some yard space instead.

          • They dropped the price on this listing to 675K, then again to 629K, and it’s now showing as under contract. Curious to see what the final price will wind up being, since they’ll be just down the street from me.

  • Wow, this listing makes me feel really happy about the house we just bought that’s just down the street. We’re putting a good bit of work into it to personalize it (like anyone else would do with this place given the overwhelming woodwork), but we paid exactly what they’re asking and ours came with 800 more square feet and a huge corner lot, as well as extra space to dig out a parking pad if we ever chose.

    With regards to the pictures, the coloration is a bit much, but I agree with the poster above in terms of comparison to some of the absolutely awful photos that show up on listings nowadays. The photos for our listing were so poorly done that it probably saved us about 50K in bidding wars because people just didn’t show up for it.

  • Duane Johnson

    Found a video tour of the property on the cap hill facebook page. Nicely done.


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