93°Partly Cloudy

GDoN Revisited by Hipchickindc – 1419 Decatur St, NW

by Prince Of Petworth January 8, 2016 at 12:10 pm 17 Comments


Hipchickindc (aka Suzanne Des Marais) is a licensed real estate broker. She is an associate broker with Bediz Group, LLC at Keller Williams Capital Properties . Unless specifically noted, neither she nor the company that she is affiliated with represented any of the parties or were directly involved in the transaction reported below. Unless otherwise noted, the source of information is Metropolitan Regional Information Systems (MRIS), which is the local multiple listing system and/or Real Estate Business Intelligence (RBI), a subsidiary of MRIS. Information is deemed reliable but not guaranteed.

Featured Property: 1419 Decatur St NW
Legal Subdivision: 16th St Heights
Advertised Subdivision per Listing: 16th Street Heights
Bedrooms: 4 Baths: 2.5 Parking: Driveway/Off Street Ownership: Fee simple
Original List Price: $795,000.
List Price at Contract: $795,000.
List Date: 11/16/2015
Days on Market: 17
Settled Sales Price: $785,000.
Seller Subsidy: $29,000.
Settlement Date: 1/04/2016
Transaction type: Standard

Original GDoN post is: here.

The original listing can be seen here: here.

In the second half of 2015, the NW DC neighborhood of 16th Street Heights saw 27 sales of detached single family homes. For that time period, average price for what typically are large properties with yards has been just shy of $760,000. As of the third quarter of 2015 (Q4 numbers will be released shortly), the average price for detached homes in all of DC was just over $800,000.

For buyers who prefer to not share walls with their neighbors, there are currently a total of 98 active listings of detached homes across the city priced under $800,000, starting from $150,000. Although it might seem easier to find a detached home for those with more to spend, current available inventory for detached homes priced over $800,000. in DC presents fewer than 20 options around the city between $800,000. and $1,000,000.

With the number of days on market for detached homes in DC averaging at 16 in the third quarter of 2015, the market is expected to remain competitive for this type of inventory as we enter into the Spring market.

The listing agent for this sale was Tam Nguyen with Washington Newstar Realty & Investment. David Cox with Keller Williams Capital Properties (per above disclosure, the same brokerage company that the writer is affiliated with) represented the buyer in this transaction.

  • HaileUnlikely

    Much better deal than the $1.5M “winner by Oracle builders” two blocks away, which was featured a couple days before Christmas. That one hasn’t sold yet. Go figure.

    • nico heights

      I agree it is a much better deal, but these two houses are not comparable. This one needs at least $200K+ to get it finished, plus it is a smaller house on a smaller lot.

      There are a ton of great large detached houses in this neighborhood and I think there will be more and more houses coming in over $1M in the near future.

      • HaileUnlikely

        That $1.5M house ain’t selling for anything like $1.5M anytime soon, though. Pre-flip, it was listed for $699K and sat for a while before the flipper bought it for $665K. I actually saw it pre-flip. I don’t have the foggiest idea how much the flippers *spent* on it, but in no universe did they add more than $300K in *value* to it. I think asking $1M for that one would still be pressing their luck and unlikely to sell in any big hurry; $1.5M just ain’t happening.

  • anonymous

    Whatever happened to that 1.3 or 1.4 mil rowhouse on 14th street that was mentioned on here several months back. Did they every sell that thing?

    • anonymous

      The one with the staircase that everyone raved about.

    • JS

      They dropped the price a few times and it’s now under contract at $1.1 million.

      • textdoc

        Pedantic, but… we don’t necessarily know that it went under contract for $1.1M, just that the asking price was $1.1M at the time it went under contract. The actual offer could turn out to be less. (Or more.)

        • JS

          *Sigh* It’s under contract at a Redfin-listed price of 1.129 million with the close price still to be determined.

      • HaileUnlikely

        Yes, after 6+ months on the market (shown as less because it was withdrawn and re-listed; it was originally listed last July)

  • 16th St. Heights Resident

    Settled into 16th St. Heights with my significant other this summer after a nearly year-long search in all corners of the city. We were nervous to move out to the ‘boondocks’ from our previous downtown location, but we fell in love. We have a huge backyard and close proximity to bars, restaurants, and shopping in Petworth and to trails and nature in Rock Creek. I’d recommend it to those in the market or considering taking the plunge.

    • bunbun

      Hi Neighbor! It’s a great place to raise a family too.

  • Anonymous

    A $40K effective price drop must mean that the inspection turned up something very bad.
    I agree that it will probably take $150-200K to get this in good shape. My guess is that this is flipped and listed for $1.2.

    • JS

      I’d wager the seller took a below-list offer and paid closing costs.

  • HaileUnlikely

    Also, “at least $200K+ to get it finished?” I do not comprehend.

    • HaileUnlikely

      sorry, this was intended to be a reply to Nico Heights, above.

    • Formerly ParkViewRes

      I am also VERY confused by that comment. Did we see the same photos? It’s as finished as finished gets haha! Well, I guess you could finish the basement, but that won’t cost 200k.

    • MRD

      Maybe not $200k but I would want to finish the basement, update the bathrooms, paint interior and exterior and replace that concrete pad out back with a real yard. All that could easily go over $100K


Subscribe to our mailing list