GDoN “leaming Hardwood Flooring” edition

by Prince Of Petworth October 31, 2016 at 12:10 pm 28 Comments


This house is located at 1810 Irving Street, Northwest. The listing says:

“OWNER OCCUPANTS ONLY! Charming Remodeled Rowhome in Mount Pleasant. DON’T MISS OUT!!! Incredible Location Off of Rock Creek Parkway. Gleaming Hardwood Flooring on Main and Upper Levels. New Paint and New Appliances. Walkout Basement Leading to Backyard with Huge Carport!”


You can see more photos here.

This 3 bed/1 full/2 half baths is going for $675,000.

  • JS

    Really low price (for Mt. Pleasant), probably due to the builder grade reno. Will probably sell for six figures over list absent any significant structural or systems issues.

    • anon

      Doubt that. Really cute house in a great location. BUT pretty small (for a house; large for a condo), backyard situation unclear from the listing – is that a parking pad out back higher than the house? – not terribly attractive in back. Will definitely sell, though, and quickly.

      • HaileUnlikely

        A house like this would sell for more than $675K in Takoma absent any major structural issues. (Nothing against Takoma, I live in Takoma and I love Takoma.) It would likely sell for waaay more than this here. Interesting that they specify “owner occupants only.” Maybe the owner just isn’t a greedy b*stard and wants to give a regular family a chance.

      • I have a friend who lives in a virtually identical house a few doors down. On the inside they’re pretty standard rowhouses and not so small, although they do tend to have small closets and limited storage space. Most of the houses on this side of Irving have deep (for an urban lot) back yards; the disadvantage is that it’s on a hill, making the yard difficult to use. This particular house has a smaller yard because of the way the alley bends behind it.

      • JS

        I just checked Redfin and I see it’s been on the market for 32 days – I’m pretty surprised this hasn’t sold at list. Given that info, I suspect there’s a costly defect not visible from the listing photos, and I’m retracting my earlier prediction.

      • HaileUnlikely

        I have no firsthand knowledge of the following but have heard that many of the houses along the hillside in MtP have significant structural issues related to erosion and basically need a lot of reinforcement to keep them from sliding down the hill and into the park.

        • I live on the same side of Irving a couple of blocks down, and we have had no problem (and I have heard of no such issues all along this street). That said, these older houses do often have problems that need to be addressed.

    • textdoc

      Is the problem with the renovation really that it’s “builder grade”? It looks to me like it’s just a renovation from sometime in the 1990s.

  • Ashy Oldlady

    I love these houses but I’m not so sure that living on the highway that is Irving Street would be my first choice.

    • I’ve lived in Irving for 15 years, about two blocks up the street from this house. It’s really not so bad.

  • condoer

    Why does it say owner occupants only? Is it part of a HOA with rental restrictions? Seems odd for what appears to be a SFH.

    • Anon Spock

      Maybe a hoa, but I’m guessing they just prioritize owner occupiers over developers and investors.

    • There is no HOA in this neighborhood (that I’m aware of). My recollection is that several of these houses were recently renovated and sold as part of some kind of low-income deal (I may be remembering wrong) that may have precluded converting to apartments or condos and selling as rental property.

      • HaileUnlikely

        I think you might be onto something. I just checked the Property Information & Verification System, and it lists the owner as the DC Housing Authority.

        • JS

          That would explain a lot, actually.

  • BTW don’t plan on using that fireplace. Several of the houses along this side of Irving (including mine, built the same year as this one) have “ornamental” fireplaces with no chimney.

    • admo res

      the fireplace is ornamental with no chimney, I noticed that when I walked through :)

  • admo res

    I checked out this house and ended up not putting an offer in. From the agent and the neighbors, I’ve gathered some really good info that may be helpful for anyone potentially looking at it. The house is owned by DC, and prior was low income housing to two older women who lived there. They vacated in 2011 and the house has been sitting since. I guess houses owned by DC aren’t always sold off right away. DC waits until they need the money for funding/programs and then they offload their “fine properties”. Per DC rules, it had to sit for 30 days before any offers were accepted.

    Apparently DC did bring in a contractor to make repairs at some point, which were shoddy at best. When i looked at it and we walked out the back English basement door, the exterior base of the addition on the back addition appeared to be drywall. seriously. it looked like it had been slapped up and would completely have to be overhauled. A neighbor also let me know that when it was vacant there had been a flood in the winter when the pipes burst (probably due to poor insulation from the drywall exterior base and who knows what else) and the place flooded pretty bad. When i went to check it out I noticed new HVAC and hot water heater and thought it was strange – but makes sense if the basement and backyard flooded. Eventually DC Fire came out to fix the problem (days later..) after neighbors reported it.

    The layout upstairs was a little strange, but overall, the house is technically move in ready by all cosmetic standards. I don’t know if the disclosures were made available yet, but I imagine DC will have to report all that this house has been through. Who knows if they will. I would definitely suggest anyone putting an offer on this place get a seriously good home inspection and make sure it’s worth it – if not you may be shelling out 50K or more to fix insulation/plumbing/structural problems.

    • ehdc

      Ah ha! That’s good information, thanks. My comment below was too early

    • Thanks for the additional info. If you can get past living on a busy street (and it’s really not that bad), this is still a very desirable neighborhood and a very good location, easy walking distance to bus, Metro, shops, restaurants, etc. Most properties that go on the market in Mt. Pleasant sell in a matter of days. It might be worth the money required to update and renovate, but I would guesstimate that to be upwards of $100,000 (and make sure you have a very good home inspector!).

  • ehdc

    What is the story with this place? I was really interested when I saw it listed last month, but puzzled over the low price and owner occupant restriction. Realtor thought maybe bank owned but the comment about the DC Housing Authority involvement is quite interesting! I wonder if this is bad for neighborhood property values to have a place sit under priced on the market for so long? Or if it’s eventual sale price (if it can go up) would even it out?
    FYI I believe the issues with erosion are more on the north side of MtP along the park.

    • HaileUnlikely

      I find it disappointing that the *Realtor* (whether the seller’s realtor or your own) did not understand the restriction and thought it might be bank-owned. It took me all of 15 seconds to find out that it was owned by DCHA, and I am not a realtor that stands to earn well over $10K* on the sale of this property. (*exact amount depends on lots of things, but that’s a safe lower bound)

    • soozles

      Don’t think anyone has to worry about neighborhood property values in Mt. Pleasant.

  • stacksp

    For everyone indicating that this under priced, how much should this be listed for? Outside of the (g)leaming hardwood floors, everything else is rather dated from the popcorn ceiling to the kitchen cabinets and appliances.

    • HaileUnlikely

      Hard to say but some renovated 800-ish-square-foot box-shaped houses up on Newton have gone in the mid $700’s recently, and as somebody who doesn’t particularly value high-end fancy sh*t, I’d pay more for this than for one of those (again, provided no serious structural issues, and needless to say this is play money – the asking price is about double what I could ever afford).

    • I so wish I had bought stock in those ugly but ubiquitous cabinets back in the day!

      • bruno

        Ticker symbol UUC. :^)

  • JSanders

    Love how everyone is a real estate expert! How many homes have you all bought and sold? All the important information is available to real estate agents who have licenses and access to MRIS. You’re doing yourself a disservice by trying to guess what is going on with this home. Try calling a Realtor to get the information or better yet, contact the freaking Listing Agent!!!


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