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Good Deal or Not? Weekly Wed. House Porn “Chef’s kitchen replete w/custom cabinetry” edition

by Prince Of Petworth December 18, 2013 at 1:00 pm 26 Comments

1205 C Street Northeast

This house is located at 1205 C Street, Northeast:

house_porn_popville

The listing says:

“Someone special will get this early holiday gift…Beautifully renovated Victorian row home in the Capitol Hill Historic District. Steps from Lincoln Park. 5 bedrooms,3.5 baths over 3 levels totaling 3,000+ finished sq ft. Chef’s kitchen replete w/custom cabinetry, ss appliances, 9ft marble top island. In-law suite with 2nd kitchen. 2 private decks and parking too! New Year’s Eve in your new home?”

You can see more photos here.

This 5 bed/3.5 bath is going for $1,199,000.

  • Anonymous

    Nice understated flip job. I like this one.

  • Anonymous

    Totally boring. I would expect a lot more from a Capitol Hill home. Absolutely no character has been left and those “custom” cabinets look cheaper than the semi-custom ones I got from Home Depot.

  • Anonymous

    This house sold for 700k this summer. I would be curious to see its condition then, as this seems like a very mediocre reno for the extra $500k difference. I’m guessing there’s MUCH better value out there for 1.2 million.

    • Hill resident

      I think the price is right given the size and location. A 2-3 bedroom house probably costs around $900k these days, so a few more bedrooms and parking would surely edge the price up to over a million. I agree that the renovation’s nothing special though.

  • InDC

    I am definitely underwhelmed by this one. I guess true house porn costs much more north of $1 mil these days. That said, I was impressed by the layout of the first floor. I like the flow from the dining room to the kitchen and who the island goes the length of the house. I also like it when dining areas are large enough for a small sitting area. It is really a great asset when entertaining.

    At any rate, for the money, I’d personally rather buy a pre-renovated row house and make my own mark on it. for $1.2 mil, you could really design an awesome place.

    • Anonymous

      says someone who clearly has never been through a full-house renovation. it’s a total nightmare, much more stressful and disruptive than you’re probably imagining.

      • Anonymous

        And it’s not like you’d have $1.2 mil to play with if you bought this place pre-renovation. Not that you’d be able to buy it pre-renovation anyway, because the developers always win those properties.

      • Anonymous

        True story. I’m renovating only half my house currently and it’s been a much longer and much more expensive process than what I was told up front. Of course, if you can afford to rent a place to live in at the same time, then you’re fine. If not, you’re in for months of living like you’re on an episode of Hoarders.

        • Anonymous

          great comment. we are midway through the renovation of the top 3 floors of our rowhouse, living in the basement for the duration. Squeezing all of our possessions into 700 square feet, along with our 2 cats, definitely makes for interesting living. The stairwell to the basement is literally completely full, floor to ceiling, with boxes of our stuff, and this is after throwing out or selling several tons of other stuff. It will be quite a change to move back upstairs.

      • InDC

        Wow. I make a comment about how I’d prefer to spend my imaginary $1.2 million, and you are trying to kill my dreams! I won’t have it, esp this close to the holidays.

        I do appreciate your concern though. Let’s just say, I am familiar with home renovations. They are a giant pain and certainly not for everyone.

  • Anonymous

    PoP:
    Please raise porn minimum to at least $1.5 million

  • textdoc

    The renovation seems inoffensive enough — no crazy backsplashes or weird orientation of stuff — but I’m curious as to how the bedrooms are distributed. Are there three upstairs and two in the basement?
    .
    If I’m not mistaken, there are two electric meters on the outside of the house, so I’m guessing the basement is separately metered. The separate metering helps to make it more viable as a rental… but if a tenant has to enter through the alley, that’s going to make it more of a challenge for a buyer looking to rent it out.
    .
    If the basement has two of the bedrooms, that too might make it trickier to rent out. My guess is that a cohabiting couple or a pair of roommates who are already pooling their funds might prefer to use their combined funds for an aboveground space.

    • Anonymous

      “If the basement has two of the bedrooms, that too might make it trickier to rent out. My guess is that a cohabiting couple or a pair of roommates who are already pooling their funds might prefer to use their combined funds for an above ground space.”
      .
      I don’t think it will be tough to rent the basement. Most basement apartments in Capitol Hill are un-renovated dumps. This one is really nice and in a good location. They have no problem renting it for $2000-2200 to a pair of roommates or a couple.

  • soozles

    Devoid of character, although I do like the kitchen island. May have to get me one of those someday. One pet peeve I have about flips is when they place the air conditioning unit ON the patio. So it’s a warm summer night, you’re sitting out with your pals, and the AC kicks on and off and you can’t hear each other. Or your neighbor is trying to enjoy the outside. Put it on the roof! Oh, that would cost a little extra.

    • Anonymous

      try a lot extra! hiring a structural engineer, architect (if needed to make modifications to roof), renting a crane, etc. we just installed a new super quiet system as a direct replacement on our patio and it purrs like a cat. Our old one sounded like a jet taking off!

      • soozles

        Good to know. Whoever renovated my house took the middle ground, as it were, and put the unit on the back porch roof, so it sits outside a bedroom window. I don’t love it there, and actually, now that I think about it, I had to replace the unit because it got blown out in an electrical surge, and the AC people carried the new one up the stairs.

  • kac427

    I don’t like that the island and its cabinets are a different color than the kitchen cabinets (just a personal preference). Also the bathroom cabinets look cheap, the doors are either hung crookedly or the knobs weren’t aligned very well, and there’s a gap between the doors….not very good craftsmanship. And I’m curious about what they Photoshopped out of the first bedroom photo on the floor, where the boards are all wavy.

    • Anonymous

      I agree. This different color cabinet fad irks me too and the bathroom finishes look super cheap. As for the wavy floorboards, it could a shoddy attempt at taking a panorama photo. That happens a lot when I try to do it and the floor or walls end up looking all wavy like that.

  • Anonymous

    but…if you buy this house, you get to live around the corner from ME!! priceless!!…seriously, though, it’s about the going rate for that size house in this particular area. it’s in the Maury ES school district, too, which is a winner!

  • Anonymous

    3 bedrooms upstairs, 2 in the basement. I went to this open house purely out of curiosity. Maybe I have terrible taste, but the reno was pretty stunning in person. I don’t think the pictures do it justice. And the house is HUGE. Considering that there is parking, potential for a 2 bedroom rental, it’s down the street from Maury ES as well as walking distance to both H St. NE and Eastern Market, this seems priced right.

  • Eponymous

    Other than the excessive amount of exposed brick, I like the renovation. People are complaining that it’s bland, but most of this isn’t going to go out of style in 5-10 years – unlike a lot of other flips. And it’s easy enough to dress a house like this up with curtains, rugs, and artwork – things that are much easier and cheaper to change out than cabinets and marble counter-tops. Still, I wouldn’t pay this much for this house because it’s kind of in a retail dead zone. I mean, I guess it’s SORT of walkable if you REALLY like walking… but that area’s still not safe enough that I’d want to walk almost a mile home from the Metro at night.

    • “that area’s still not safe enough that I’d want to walk almost a mile home from the Metro at night.”
      ————

      You are terribly wrong on this point.

      • Anonymous

        thanks for pointing out that feelings of safety aren’t subjective.

  • margaret

    Why is it so hard for these flippers to leave a modicum of character in these houses? This is b-o-r-i-n-g.

    But, then again, I’m the type of person who gets excited about an apartment that hasn’t been changed drastically from the 1920s — original built-ins, wall sconces, non-refinished wood trim, original bathroom fixtures. I’d pay 1.2 million for a house like that…not this life-less “Victorian.”

    • Anonymous

      usually because these houses were unmaintained for decades before being renovated.

      we tried mightily to retain the character in our bloomingdale row house but ended up replacing everything except the newel post / stair rails and molding around the windows because everything else was so messed up from water damage and neglect

      • Anonymous

        This.

        Developers are as happy as you are to refurbish original stuff in decent shape, but there are so many beautiful row houses in DC that were left to rot in the bad old days (70s, 80s, 90s). Gut reno is the only option.

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