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GDoN “New windows and boiler!” edition

by Prince Of Petworth July 12, 2016 at 12:25 pm 17 Comments

4401 16th Street Northeast

This house is located at 4401 16th Street, Northeast. The listing says:

“Beautiful corner lot Colonial located in Michigan Park. Main lvl has HW floors throughout DR & LR. KT has gas range, BIM, dishwasher, & disposal. Upper lvl has 3 BR’s & 1 BA. Fin BSMT w/ rear w/o, rec room, recessed lighting, utility/laundry/storage room, & BA w/ shower & ceramic tile. Brick exterior also w/ stone patio, side porch, large fenced yard, & on street parking. New windows and boiler!”


You can see more photos here.

This 3 bed/2 bath is going for $500,000.

  • Troy

    Gorgeous house, a tiny bit curious as to why the washer and dryer were placed where they are but nonetheless a goodlooking house. Also wonder what the neighbor(s)hood is/are like..

    • also anon

      We live in this neighborhood. It’s very quiet with large yards. Very little crime but also not much night life (if that’s your thing). More of a suburban feel than downtown DC. I love it but it might not be for everyone. There is a lot of development going on so it could change within the next 5 years.

  • Cleveland Park runner

    It needs quite a bit of work, particularly in the kitchen and bathrooms (take a good look at the walls and cabinets). And can you really call it a finished basement when the ceiling hasn’t been closed off? It sold for $433k in October 2013, and it looks like the only work they put into it was the windows and boiler. Not sure the $67k increase in 2.5 years is justified. Doesn’t strike me as a great deal.

    • HaileUnlikely

      It strikes me not as a screaming good deal but perhaps an acceptable deal that comes probably somewhere near the tail end of the era of being able to buy anything anywhere this side of the Anacostia for anywhere near this price that isn’t clearly uninhabitable.

      • anon

        Pretty accurate. We can’t keep comparing past prices and ROIs to the dystopic present/future. We could adjust policies to curb the price escalation, but we aren’t really doing that.

      • Formerly ParkViewRes

        Agreed. It’s a SFH for 500k and you can live in it for awhile before redoing the kitchen and bathroom. I personally like houses in this condition because I can make it what I want. I am not that familiar with the neighborhood, but I don’t think it’s a bad deal.

      • textdoc

        +1; seems like a decent deal. It’s perfectly livable as-is (although the buyer will probably want/need to put in window units if it doesn’t have A/C — it’s not clear whether it does). The buyer can then tackle various cosmetic things over time.

    • textdoc

      It looks like most of the basement ceiling has been closed off. I agree it’s puzzling that some portions of it haven’t been.

  • Andie302

    I sent the link to this place to a client this morning!

  • HaileUnlikely

    I wonder why the sellers are moving. After accounting for the costs of the recent improvements (boiler, windows) and closing costs on both ends, this appears to be priced to basically break even. (There are obviously lots of reasons why people move, and I’m not taking the above to imply anything about the house, but I’m genuinely curious.)

    • Rich

      Renovation requires time and cashflow. They may have discovered they lack the former (not unusual esp. among people who’ve never been very involved in home care) and they may have exhausted their cash reserve with the boiler and windows and don’t have the cashflow for whatever needs to come next. I assume the boiler was the most critical need and the windows were leaking heat and perhaps also letting in water, etc.

      When I lived here in the 90s, realtors steered me toward houses, but once I did the math, I knew I didn’t have the money to have others do renovations and because of travel, etc. probably didn’t have the time necessary to ramp up my home improvement skills—and I probably have more of them than most people I know in this area. People who redo their houses essentially have a marital relationship with them for a long time.

    • J

      Priced low for a bidding war?

      • HaileUnlikely

        Don’t think so, price is in line with neighborhood comps.

  • anon

    A ton of potential in/adjacent to a very hot neighborhood. Seems like a good deal to me.

  • Anonymous

    There seem to be some vents on the ceiling in some pictures, but no mention of central air conditioning. Wonder what the story is on that.
    On the basement ceiling. I had to have mine replaced after some water damage. I can’t remember what it cost, but it wasn’t that expensive.

  • also anon

    This place keeps being sold every 2-3 years (2005, 2007, 2013, 2016). It’s such an odd sale and price history! That alone would make me skeptical.

    • Who cares

      Hmmmmmm, my vote is that it’s haunted


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