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GDoN “impeccable location” edition

by Prince Of Petworth — December 31, 2015 at 12:40 pm 25 Comments

logan

Ed. Note: This is the former Mr Wash and Jerry Chan’s Carryout space.

This unit is located at 1311 13th Street, Northwest. The listing says:

“Logan13 offers contemporary design, luxurious modern finishes, and an impeccable location in the heart of Logan Circle. Moments to downtown or countless new restaurants and bars. Short distance to Mt.Vernon Metro.Multiple 1 BR floor plans available on multiple levels.This is new construction with delivery estimated for early fall 2016. Wide plank flooring throughout, GAS cooktop, LUXURY!”

inside

You can see more renderings/photos here.

This 1 bed/1 bath is going for $399,900 ($312 monthly fee.)

  • ErickSithe

    I find this building to be very boring.
    Will their be retail on the ground floor?

    • oh2dc

      I hope there is a grammar store.

      • Shaw

        I actually laughed out loud at that. Thanks, @oh2dc – now everyone in my office is staring at me!

  • Timebomb

    Seems like a really good deal? 400k to own in that neighborhood? Obvs the square footage is really small, but still! I almost doubt they’ll sell for that low. Maybe a bidding war is the goal?

  • CoHi

    I know condos in The General Scott (1 Scott Circle, 3 blocks away) are in the ~550sf range and sell for around $250K, so I’m not sure $300K for 450sf is any kind of a “good deal.” Granted, these are new and the General Scott is not, and there are rental restrictions there so it’s not a strictly apples-to-apples comparison, but $300K for under 500sf seems nuts to me.

    • CoHi

      Correction: $400K seems authentically nuts for a tiny 1br.

    • oh2dc

      Yeah, I think people see 1bd/1bath and think $400K seems fair in this area, but the median sale price/sq ft is $631 in this zip code. $400K/467 sq ft is over $850/sq ft (if my math is right). There are a lot of condo building in this area, so I think that comparison is appropriate. The unit is brand new and a great location, but that seems high to me.

      • reality estate

        Median price/SF includes a whole lot of rowhouses and larger condos, and there’s a robust inverse relationship between unit sizes and price/SF. I recently had occasion to pull all of the 1BR condo sales in that general area (Shaw, Logan, U street) over the past 10 months or so that were in new(ish) or heavily renovated buildings. Grand total of 8, out of 50 sales meeting the criteria, went for less than $400k, and those went in the $380-$390k range. These units are small, but they’ll get their pricing.

        • oh2dc

          How many were less than 500 sq ft?

    • Anonoline

      I think I’d give up some square footage to have those windows and balcony and that huge walk-in shower. Size isn’t everything.

  • I Dont Get It

    Is this the on the site of the former car wash?

    • anon

      Someone didn’t read the post carefully…

      • I Dont Get It

        I only read the headlines and the comments. This is how the interwebs works.

  • LJ

    Tiny SF, but plus w/the balcony, and it’s a nice location.

  • DC225

    That living room photo above is totally misleading. This unit has a miniscule living space with no place for a dining table, and your couch will be inches away from the stove. No way would I ever buy a place like this.

    • Jason

      You’re paying for the convince of being able to watch tv, cook your dinner and put your dishes in the sink, all without ever leaving your sofa… all for the low, low price of $399,000.

      • Anonoline

        And not having to buy a dining table.

  • nilly

    The adjcunt BP gas station was rendered out of those pics.

    • washington20009

      Exactly. Impeccable location, so long as you want to be next to a gas station, and blocks away from any restaurants and bars.

    • Chris

      Agree. What’s impeccable about this location? It’s next to a BP. Also, it’s somewhat sketchy but you’re paying as if it’s already fully gentrified. It’s also surprisingly far from a metro stop for being somewhat centrally located. Paying top dollar for an unbelievably (almost unlivable) small space to live in the worst part of a decent area. Pass.

      • 4teenthstreet

        BP is really the only negative. It’s just off Logan Circle, one block from 14th Street and sandwiched between two of the hottest dining areas in DC (14th and 9th). Plus close to Blagden Alley and downtown. And a 10 min walk to multiple metro lines. Seems very well located if you ask me.

  • Manamana

    Seems totally fine based on the renderings. But don’t bank on $312/mo as the condo fee. Developers often set the budget optimistically low, and when the condo assoc. takes over, it escalates quickly.

  • I googled the location… a 2 bedroom 2 bath is going for over $800k. YIKES! http://www.movoto.com/washington-dc/1311-13th-st-nw-501-washington-dc-20005-310_dc9512918/

    • H Streeter

      Shit and a $500 condo fee. Also, they have a grill on the roof, which is technically illegal. I wouldn’t trust these sketches to show dimensions.

      • Anonymous

        Grill on the roof = not illegal. Grill on balconies = illegal.

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