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Good Deal or Not? Weekly Wed. House Porn “Designed to resemble urban stables of the 1800’s” edition (reader request)

by Prince Of Petworth December 4, 2013 at 1:00 pm 49 Comments

1325 Naylor Court Nw

This house is located at 1325 Naylor Court NW:

popville_house_porn

The listing says:

“Naylor Court Stables: ONE HOME REMAINS, END UNIT w side windows and wrap around roof deck, just steps from the nucleus of DC nightlife on 14th St & City Mrkt at O. Designed to resemble urban stables of the 1800’s; with its own detached Carriage House for parking! 2600 sq.ft. on 4 lvls, 3 BR’s, 4.5 bath, 1 car parking, huge finished rec-rm, attic-level den, roof terrace plus a gated motor court!!”

You can see more photos here.

This 3 bed/4.5 bath is going for $1,695,000.

  • JF

    well, the interior design is absolutely gorgeous (although I know it won’t be many people’s cup of tea). but i have to say, the virtual tour almost seems more like a spread for Elle Decor. I can’t really tell what the house is like. the rooms look small though.

  • dcreal

    It looks as though someone got a hold of EYA floor plans/designs/options. It looks just like their newly built townhomes. (Still nice though)
    .
    I hate those kind of staircases. How do people get furniture un/down without messing up their walls and or furniture?

  • Anonymous

    Leaving aside for the moment the hideous interior design, I’m confused who would pay $1.7M for an apartment with such small rooms fairly low ceilings, no truly separate dining room, etc. I wouldn’t turn it down if it were offered to me, but for that price, the comps are larger and more impressive, IMHO.

    • Anonymous

      First off, read the listing again. This is not an apartment but a 4 level townhouse. The ceilings are 9′-0″ (as noted in the photos) and a separate dining room doesn’t make a house more or less valuable. Secondly, the interior design is very sophisticated and perhaps a tad too “nice” for someone who clearly prefers pedestrian design. I’m guessing that’s why you’re confused?

      • Anonymous

        I’m confused because of all of that black and white herringbone everywhere that makes it hard to focus.

      • dat

        having a separate dining room most certainly does increase the value…

      • Anonymous

        love the ad hominem, you should do more of that, it reflects well on your person. nothing was said about whether the lack of dining room made it more or less valuable, just that for the price, one would expect a friggin’ dining room and not a kitchen table with four chairs. sincerely, pedestrian pete.

      • Anonymous

        By “sophisticated”, you mean “migraine inducing”? Luckily, most of the overdone patterns are on window and floor treatments, and will be carted off by the stager. My job used to take me through the homes of some of the most celebrated artists and designers of the world (it was a pretty awesome job), and it’s funny how I never saw this level of contrast. They’ll put it in their designs, but not in their homes. Just like no one but the model ever wears most of the haut couture you see on a runway, no one– not even the designer– would ever live in those spreads you see in design magazines. But you knew that, right? Of course you did. *wink*

        And 9″ only qualifies as high ceilings when you’re talking about a basement. It’s above the legal minimum, sure, but your average wardman has more vertical space.

        • tonyr

          9″ ceilings – reminds me of the Stonehenge scene in Spinal Tap

          • textdoc

            LOL!

      • Anonymous

        Sounds like the asshole above is somehow connected to this property.

      • annonny

        Frankly all this “sophistication” looks more like a cluttered design house done of the theme of “black and white.” A Kennedy bedroom at the 50 year anniversary of the President’s assassination is pretentious and tacky. Most of the artwork looks cheap and somewhat mass market. And let’s not even start on the ridiculous zebra stripe ceiling in the bedroom; try getting a decent ceiling fixture to use the covered junction box instead of having it be the bullseye of the room. I’m guessing this place was set up as a sales model and that a big reason it hasn’t sold is because of the vulgar interiors.

      • Anonymous

        I love how everyone on this site despises “builder flip” or “home depot” interiors and bashes the quirky designer-type interiors. Where is the happy medium?

        • Anonymous

          Good question, but this certainly isn’t it, is it?

        • Anonymous

          “everyone”? probably different people.

        • Anonther

          Maybe I just don’t appreciate “sophistication” or know the work of big designers, but most of the big bold patterns screamed “IKEA” to me.

        • I think the WWHP from last week was pretty unanimously hailed as lovely.

  • justsayin

    I’m with Anonymous @1:20 – I will not call it hideous but it is waaaaaaaaaaaaaaay too much black/white/gray and a little crazy on the line design – I was getting dizzy for a while.

    Depressing to think that people have that kind of cash to pay for this – and where the hell are the 4 levels? if you look at the first pic you only see two – basement? and is there a pop-op that cannot be seen? 9′ ceilings? no thank you – even if I had the cash under my bed!

  • katemc

    I honestly wondered (and somewhat still do) if it was photoshopped decorating.

  • Very unusual property. I’m about half and half on the design (irrelevant to the “value”, but since it’s been brought up so prominently), but I love the exterior.

  • textdoc

    Usually part of the point of staging is to have decor that’s neutral enough that people can easily imagine their own possessions there. But the staged decor here is distracting.

    • textdoc

      And while some of the distracting decor isn’t going to “convey” with the property anyway (rugs, headboards, etc.), the buyer will be stuck with some of it, like the wallpaper pattern in the bathroom and the striped ceiling in one of the other rooms. Yes, that kind of stuff can be redone/removed, but that’s the kind of thing you’d expect to have to do in a place that had been previously lived in, not a brand-new place that was staged.

      • Anonymous

        people in the market to spend $1.6M to live in an alley in shaw aren’t looking for Martha Stewart. The fact that 2 of these, staged the same, already sold tells you all you need to know about the accuracy of your judgment on taste.

        • textdoc

          Someone else has commented on this thread that there are no sales records for the two that supposedly sold.
          .
          I didn’t say that the property wouldn’t sell, only that the decor was distracting. Properties with distracting decor can still sell, but ones with non-distracting decor are generally easier to sell — i.e., selling earlier, with more offers, and at a higher price.
          .
          See:
          .
          When Personal Style Impedes a Sale
          August 16, 2010
          http://www.nytimes.com/2010/08/17/nyregion/17appraisal.html

  • NoSleepTIllBrookland

    Ok so you don’t like some of the patterns, got it. But the COUCH!!!!! me want. You don’t like that… I don’t need to be your friend

  • Anonymous

    I love this home!!!!

  • LoganRes

    Two of the three are sold already. The naysayers that always say that prices are waaaaaaaaaaaaay too high are always missing the market.

    • Anonymous

      Most of the “naysayers” here are simply commenting on the choice of staging furniture. The one person who actually commented about the price seemed misinformed about the size of this place. Cool story though?

  • styglan1dc

    Ok, so this is for 1325 Naylor Court. 1323 is under contract for $1.675mm so lets all observe and see what it goes for. I too am amazed at the prices they are getting but good for them if they do.

  • Anonymous

    went to the open house. this place is amazing, not even remotely “ikea” inside.

    the fourth floor is a kind of living room area with a wet bar and a huge roof deck.

    the naysayers, as usual, are jealous folks who don’t know the market.

    • textdoc

      As Anonymous 5:19 commented: “Most of the ‘naysayers’ here are simply commenting on the choice of staging furniture.”
      Dismissing all naysayers are “jealous folks who don’t know the market” makes you sound like you’re the agent for this place, or a friend whom the agent has recruited into posting.

      • Anonymous

        you seriously think a real estate agent selling a $1.6M house gives a damn what PoPVille commenters think of his staging? LOL. And by the way why would you need to recruit someone to post anonymously for you?

        • textdoc

          A real estate agent selling a $1.6M house _shouldn’t_ give a damn what PoPville commenters think of his staging — we’re not the target market — but we’ve seen it before on PoPville. See:
          https://www.popville.com/2013/05/good-deal-or-not-weekly-wed-house-porn-unobstructed-potomac-river-view-edition/

          • wdc

            That was one of my favorites. I think outsiders don’t realize what a community PoPville is. Sure, plenty of anonymouses, but we know a fake when we see one!

          • Whoaaa. I never went back to that one after my initial post. That got crazy! Interestingly, it sold for $2M flat, so I guess $2.4M was not in fact a good deal, despite their incessant claims that we were ignorant for not realizing it was.

      • It seems like there are a lot of them here on this particular posting. An abnormally high number, compared to other listings.

  • Anonymous

    $1.6 million for a house on an alley where hookers are still turning tricks and you can find dirty used condoms on the ground the next morning. Good luck with that.

    • Exactly

      For 1.6 I could live in a nice house in Woodley, Cleveland Park, Chevy Chase or Bethesda and not worried about getting shot, stabbed in the middle of the day, or have to deal with drunk hobos taking a crap in my side bushes or finding used condoms on my back porch.

      Boom town only proves there are tons of people with more money than brains.

    • stcohi

      I wouldn’t say that. Naylor Court is in my opinion a great little neighborhood within Shaw — really! I used to live there and sadly could no longer afford the area, but I’d love to move back if I could…now $1.6M is a bit rough.

      • Anonymous

        I love the alleys in this area, but there’s no way in ever living f#ck I would spend $1.6m – if I had it – on a house there. $1.6m can get you a dream home in the Palisades practically on the Potomac River. That buys you pretty much the best of everything in DC – schools, safety, amenities, etc.

        This area is surrounded by low income and section 8 housing, homeless guys all over the place, and yes hookers picking up Johns in the alleys at night and junkies doing drugs. I’ve seen a number of dirty condoms on the ground over the last year. I don’t begrudge the realtor in this thread shilling his wares, but this is just dumb dumb money.

        • Anonymous

          “$1.6m can get you a dream home in the Palisades” good news if you want to live in suburban DC. Different strokes for different folks. This is a great neighborhood that has a close-knit community, it’s metro accessible, and walkable to downtown and any amenity you could want. The surrounding areas still have room for improvement but continue to become cleaner and safer each year. (not a newbie so save the comments on the crime, etc.)

          • Anonymous

            Come on, buddy. Don’t kid yourself with that crap. $1.6m will get you THE nicest house in Mount Pleasant, amazing penthouse condos in any neighborhood you want, or a gorgeous townhouse of similar square footage in Dupont, Georgetown, Adams Morgan, or U Street.
            .
            $1.6m to live IN AN ALLEY is just dumb dumb stupid dumb money. The developer is laughing all the way to the bank.

        • When we went to dinner at Rogue 24, just around the corner from here, we saw someone getting it on IN the car, on our walk home right by this place. He was in the driver’s seat with her hopping up and down on his lap. One of the funniest things I’ve ever seen in all my years in DC.

          • annonny

            HAHAHA. Love it!

  • I would be really curious to see the GDoN revisited on this property, given the large number of contentious comments here.

    • Interesting twist

      There’s actually no sales records for the two houses that supposedly “sold.” My guess is that the developer kept those two properties for himself and is looking to recoup the vast majority of his construction costs with the sale of this one house. The developer bought the land in 2010 for $425K.
      .
      So yeah, no one has actually “paid” over $1 million for any of these houses. This price is a fantasy.

  • Lisa

    It’s common knowledge in the neighborhood and on this blog in a prior post that Xavier Cervera, the owner of the future the American restaurant that’s going in Blagden Alley, has purchased one and it has been customized for him. On the interior- it shows too powerfully and distracting in photos, but going through the open house it was spectacularly beautiful.

  • Anonymous

    Why is it stupid to live in an alley? These are nice alleys with interesting homes created from old stables. Like anon 8:38 said, dif strokes for dif folks. People want to live in this neighborhood and will pay for a new, large home with parking, etc.

    • Anonymous

      It’s stupid to live in an alley in this neighborhood. Give me a alley carriage house in Georgetown for $1.6m and I can perhaps see the value if it’s a similar size and quality of renovation. But not here.

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