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GDoN “NEW CONVERSION in Eckington!” edition

by Prince Of Petworth June 9, 2016 at 12:25 pm 21 Comments

This unit is located at 204 Randolph Place, Northeast. The listing says:

“NEW CONVERSION in Eckington! This lovely 3 bd/3ba, 2 en-suite unit is bright and abounds custom finishes throughout!!! Gleaming HW floors, LED recessed lights, solid-coe s/s apps, slow-close cabinets, custom built-in wine rack/refuse bins. LED back-lit soap niche in master bath w/ dual shower heads, vanity & heated floors. Closet built-ins, deck & patio. PARKING INCLUDED!!”

You can see more photos here.

This 3 bed/3 bath is going for $615,000 ($215 monthly fee.)

  • CatieCat

    I saw this place in February, so its been on the marking for a bit. I thought the renovation was done really well, definitely my style. Lots of higher end touches too (not just a NEST thermometer lol, like heated bathroom floors i believe). The kitchen island looks GREAT in person, everything feels roomy and spacious. But if this is the lower unit, 2 of the bedrooms are basement level. My instinct was that the price was just too high for that particular location. Eckington can be super cute and neighborhood-y, but there have been tons of shootings of late (as seen on POP) and it still feels a little…seedy? All that said, if I had the money, ide put an offer in. I do think the neighborhood is going to improve.

    • CatieCat

      *been on the market for a bit.

    • Nathan

      Looks like this is the lower unit. The upper unit sold in April for $700k.

  • Tsar of Truxton

    What are those wood floors? I really like them!

  • Gardener

    Some developer pumped a lot of money into this, but IMO that’s an unfortunate pop up that totally disrespects the character and aesthetics of the neighboring houses. It’s not going to age well, but it will certainly drive up prices on the street.

    • TCircler


      As popups go, it actually looks pretty nice. It only ruins the aesthetics if one assumes this is not the future for all of those houses. Recent regs have made that more likely, but the reality is in 25 years, most of these houses will have been popped up. I don’t see how it is going to drive up prices there. Houses in Eckington already sell in the $600/700K range. Which is why I’d say no to this and buy an actual full rowhome. Why pay condo fees if you don’t have to and have an upstairs neighbor?

      • Bryan


        Does this mean it ruins the aesthetics for the next 5-10 years? But then will be OK after that? Because for your point to make sense, most of the surrounding units would also need to head this way.

        • TCircler

          That’s precisely my point. Look around. It happens all the time in Eckington and residential neighborhoods with low density but fairly central locations. I’d be shocked there’s a block left in Eckington or elsewhere

          That all said, you’re complaining about something inherently subjective. I get it. I see pop ups that look busted and frankly shoddily done. But this one actually seems to preserve some of the character of the house. It’s funny. I live on a block where none of the houses really look alike. And I like that. Each has its own character. What’s wrong with that? I’d rather see more housing for people who want to live downtown.

      • Anon

        The siding covering the mansard roof will never appear aesthetically pleasing. Aside from the poor material choice, I’m baffled as to why someone decided it would be a good idea to add those overwrought details between the windows.

        • Gardener

          +1 @ Anon.

        • textdoc


  • anon

    My first thought was wow, 615k is cheap for a 3bd/3ba! So it makes sense that it’s partially in the basement. I LOVE that island!

  • Bryan

    Interior looks nice. Outside is OK. It looks like the person who created the columns was blind though. Because that looks really silly to have the three columns be so uneven like that.

    • Nathan

      Looking at Google Maps, looks like those columns have been that way for all the houses on block since they were built ~100 years ago.

      • anon

        Yes, that is absolutely the column style of row houses in many neighborhoods in DC.

        • soozles

          yep, mine are like that in 16th St. Heights.

    • neighbor

      What are you talking about? Most of the row houses with porches in DC have columns like that. Virtually none have evenly spaced columns.

  • neighbor

    I live behind this house and watched it carefully during construction and the contractor on this job and his sub and employees were excellent. We cringed when we saw it was going to be a pop up, but overall feel like it could have been much worse. The inside turned out very nicely, unlike a lot of flips on the market in Eckington. It is the lower unit, so it’s not nearly as nice as the upper one, which is why it has been on the market for quite a while. But if the price were to drop a little more I think it would be worth it. The bedrooms are in the basement, but they have a nice patio that held up during the buckets of rain that we got and gets ok light.

    As for Eckington being seedy, this is on the front half of the neighborhood which can have a very different feel from half closer to Rhode Island Ave. This will be just two blocks from the big JBG development and the 4 blocks from the new park.

  • also anon

    Redfin says this went under contract today.

  • icompletemee

    There were 6 condos just done literally across the street. The 3 top units (2 bed, 2.5bath, 1900 square feet) sold for $750. The bottom three units are all under contract with a list price of $650. With everything happen a couple blocks of way I would say good enough deal.

  • anon

    The price seems about right for the neighborhood and the quality of the flip, but could I just say to all the developers out there:
    1) Those bowl sinks are totally impractical for people who actually live somewhere, and have no place whatsoever in a master bathroom where people need/want lots of usable counter space to fight over. No one wants to have to go hunting behind the sink for their contact lens case. And honestly, even in a powder room, this is a trend that is probably on its way out and will very quickly date your reno. Stick to classics — it will pay off by giving you a larger possible pool of buyers, I promise.
    2) The practicality of using tile on the basement level is undeniable. But wood grain tile starts to look cheap when you see an entire floor of it. Explore other practical surfaces that are don’t damage under water like wood does but also won’t scream “Hey, I was renovated by a real estate developer in 2014-2016 when he turned this row house into a 2-4 unit condo building!” You can do some very cool things with concrete these days. There are beautiful tile options that are not a faux wood grain. Look into it.
    3) Instead of spending money on converting alcoves or extras into hallway offices or whatever, keep them simple and clean and then highlight their potential in your listing (“alcove off downstairs hall could be a reading nook, home office, extra storage or whatever you need”). The people who buy this place are now stuck with an alcove office no matter what their needs. Just because you have leftover marble from another project does NOT mean you need to wedge it into an alcove and call it a desk.

    Basically, a little restraint is in need here. Most of us are resigned to the fact that these condo conversions are all going to look basically the same. But spend a little bit of time thinking past the open house and consider that people will actually live in these units. If you’re all going to make the same 40 design choices, make them good, practical ones.


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