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GDoN “Historic charm preserved” edition

by Prince Of Petworth — March 17, 2017 at 12:00 pm 34 Comments

3155 Mount Pleasant St NW

This unit is located at 3155 Mount Pleasant Street, NW. The MRIS listing says:

“Right on Mt. Pleasant~s main street, you can enjoy all the neighborhood has to offer, including an art movie house, a yoga studio & local restaurants. Or dine at home in your spacious & light-filled condo, with high ceilings, wood floors & deck. Historic charm preserved in beautiful bay window & exposed brick. W/D. Less than 1 mile to Col Heights, Cleveland Park, metro. Pets allowed.”

gdon

You can see more photos here.

This 1 bed/1 bath is going for $424,555 ($291 monthly fee.)

  • textdoc

    Granted, this is large for a one-bedroom (750 square feet) and I don’t really know the comps, and I guess this isn’t that far from the Columbia Heights Metro (Mt. Pleasant between Kilbourne and Kenyon, according to the map)… but $424K sounds like a LOT to me for a one-bedroom that doesn’t have central A/C (wall and window units) and that’s on a busy street.

    • Ben

      Assuming 302 is the same layout, it sold for $435k in June of last year

      • Liz

        Yes, but 302 was completely updated and overhauled to maximize space. Even managed to squeeze in a 2nd bedroom/den. Much better unit.
        https://www.redfin.com/DC/Washington/3155-Mount-Pleasant-St-NW-20010/unit-302/home/105551535

      • textdoc

        Interesting; that surprises me.
        .
        From Redfin, it looks like that unit has central air, which I guess explains why this unit (#202) has an asking price of $10K less than that sales price. 302 also apparently has an attic.
        .
        https://www.redfin.com/DC/Washington/3155-Mount-Pleasant-St-NW-20010/unit-302/home/105551535

      • MHillPark

        Oh, the 302 layout is so smart! I like how they swapped the kitchen for the den/kid’s room and moved the kitchen out to the living area. I think having your kitchen all the way in the back and living/dining in the front has to be pretty inconvenient for daily flow. Nice work, 302. This unit is way overpriced.

      • textdoc

        Until now, I didn’t even look at the photos for 302 — just the description — but I see now why it commanded a higher price. Interesting.
        .
        That master bedroom in 302 is SMALL, though — it looks like there’s just enough room on either side of the bed for someone to get in/out, and that’s it. It looks like they also lost the main bedroom closet and some smaller ones when they created the den. And although the kitchen in 302 is better located in relation to the dining space, everything is now lined up against the wall rather than having any kind of triangle configuration for stove/sink/fridge.
        .
        Still, interesting to see the same space configured very differently.

  • Anonymous

    This seems like a lot of money for a glorified studio, especially considering that its got a stall shower and not a tub or tub/shower combination and has window A/C units. While having a deck is nice, the noise from the garbage trucks is going to be brutal in the morning. And the homeless lady screaming outside the library entrance every day, while probably not a permanent feature, is not ideal in the near-term.

  • Anonymous

    The condo is 15% hallway

    • MHillPark

      It is, for sure. I have to put in a plug for good hallways, though. My condo has a long hallway, and weirdly, that makes me feel like it’s more of a home than a temporary place of lodging. I think it’s because most big modern apartment complexes (heck, houses too) are designed to maximize living space and dispense with hallways entirely, so an open “great room” with one or two bedrooms directly off of it feels sterile to me. The hallway also allows separation between living quarters and sleeping quarters, which I like. Give hallways a chance!

  • Totally cute unit but agree with others that it is overpriced given the window A/Cs, noise, etc. I think the mid-300s is more appropriate. Also, I’d be wary of having a balcony that enters directly into my bedroom, especially if it looks as scalable as the fire escapes in the front of the building.

    • anon

      Really, if you are worried about someone breaking in from a balcony (not commenting on the possibility with this place, though, just this comment) does it matter whether the balcony is attached to your bedroom or another room? You’re still a sitting duck if someone breaks in while you are sleeping, wherever the balcony is located. (Unless you sleep with deadlocks on your bedroom door.)

      • textdoc

        You might still be a sitting duck… but odds are there would be a door between you and the intruder. And the door might be closed, possibly even locked (even if only with a regular lock and not a deadbolt), and you could hurriedly call 911 from your phone before the intruder got to you.
        .
        It might not make much of a difference… but I can understand where binntp is coming from on this one.

        • maxwell smart

          I guess since I live alone, the idea of closing and lock a bedroom door at night seems really weird. Also, my bedroom doors don’t lock, so I guess I’m SOL if someone breaks in.

    • Mems

      The balcony access occurred to me, too. I looked at a unit in this building (106) in 2012 and absolutely loved it, but the lower level and placement of the balcony meant there was about 18 inches between the publicly accessible walkway into the library and the balcony with glass doors into the bedroom — you could literally step over the walkway railing onto the balcony (which I thought of as my personal shortcut to the library, but quickly realized it works the other way, too). The unit sold to someone else shortly after I looked at it, but I probably would’ve eventually said no due to that.

      It looks like this unit faces a different angle, and it’s hard to see details from the pictures, but it looks like the building is just generally spaced SUPER close to neighboring buildings. I don’t generally get super paranoid about city living, but given the huge unbarred windows and the ease of access with the tighter-than-usual building spacing, I don’t think it’s absurd to list this as a concern.

  • lizcolleena

    Looks well-kept, but what an odd layout. Do you have to enter through an alley? Seems like whenever this building was remodeled they didn’t do the proper work to revamp the floorplan to turn it into proper condos. The lack of central AC is also going to be tough. Living pretty close to here I hope it goes for that much so that I can sell my 2 bdrm condo for even more, but I think it’s probably overpriced by $75k-$100k.

    • textdoc

      I was assuming that the entrance is via the front door and that there’s some kind of central staircase for the condo units… but I haven’t been into Purple Patch, so I don’t know how the commercial/residential space in this building is separated.

      • lizcolleena

        So the floorplan shows the only exterior door right next to the balcony, which sounds like it abuts the library which is behind the building. There are no actual photos of the exterior door, but photo 7 shows a photo on an angled wall that seems like it should lead to the building’s common area – a door off the living room is pretty standard in DC.

        • textdoc

          I see what you’re saying now — I was assuming that the unit’s exterior door led to a stairway that was in the center back of the building, but yeah, it does make one wonder.
          .
          I think having a hallway that leads to a living room (rather than an exterior door that leads directly into the living room) isn’t necessarily strange… but what’s unusual is that there are _other_ rooms off the hallway before you get to the living room. Every last one, in fact — first the kitchen, then the bathroom, then the bedroom, then finally the living room.
          .
          Unit 302 has the same thing going on, but its internal arrangement makes more sense.

    • textdoc

      And what is a “proper condo” floorplan?

      • lizcolleena

        I meant they didn’t move the kitchen to be adjacent to the living room which feels more “proper” to me. Weird to have the common areas so separated, esp since the kitchen isn’t really large enough for a dining table.

        • lizcolleena

          I realize there is a table and two stools in the kitchen, but they look like tiny staging furniture that is generally designed to make the surroundings look appealing. They don’t seem very functional.

        • textdoc

          Ahh, I see that now.
          .
          Somehow I didn’t realize when I first viewed the photos that the bedroom is between the kitchen and the living/dining room, which is pretty odd. And that the layout from the front of the building to the back is living room, bedroom, bathroom, kitchen.

    • soozles

      yes, you enter through the front door.

  • Rich

    The biggest problem is the location, which you know will be noisy well into the evening. The layout is odd and perhaps an artifact of utilities and this having been subdivided from a larger unit a long time ago I’m less of a fan of #302–tiny rooms and no more creative with storage than this one.

    The tub thing is something people always talk about but few ever use. If the through the window unit is the only heat source, I’d be a bit concerned–those tend to be pretty inadequate.I didn’t see any radiators.

    • bruno

      Noise will be worse if proposed Amigos Park sails through. Caveat emptor. It’s kitty-corner across the street.

      • Anonymous

        This park will essentially move the guys who usually hang out on the sidewalk back a few feet. I doubt that the existence of the park will induce demand, plus the police can kick you out of a park that is supposed to be closed at dark.

        • bruno

          The now closed thread Textdoc notes below fails to note there are also parks in front of the nearby Mt Pleasant Library, one in front of Sacred Heart Church, a huge recreation center, and Rock Creek Park on two sides…. parks out the wazoo. We don’t need another. This is on top of the parks noted in the thread, namely the two drear squares at either end of Mt. Pleasant Street….

      • textdoc
  • James

    Now that Radius Pizza is gone, not worth it. That place was delicious!

  • Hill Denizen

    This is such a strange layout. Why have the bedroom smack in the middle of the apartment? Was this at some point a very large studio?

    • Rich

      With the exception of some of the Best Address buildings (the Ontario, the Wyoming, etc.), the vast majority of pre-WWII buildings close to major bus or street car lines in DC had their apartments subdivided at some point, usually right around WWII when there was a housing shortage in DC. My first building in DC was like this and had some odd floor plans. A building like the one featured here might have had the original proprietors living above the store and renting out the rest of the units at a time when family-sized apartments were not a novelty–indeed it might have been different branches or generations of the same family or perhaps more than one family if the ground floor shop spaces were always separate.. It’s pretty likely that that the utilities were sited primarily to serve ground floor businesses and probably made use of a common boiler in the basement, so even if most of the units were not subdivided, the utilities focused on being able to serve the main floor tenants which may have been bars or restaurants. The through the wall heater in the kitchen might be located where a radiator outlet used to be.

  • PJ at MtP

    Window ACs help cut out street noise.

    • James W.

      You’ve got a good future in real estate sales. Or snake oil.

  • andrew bruch

    I wonder if the intercom works yet. When I lived in this building, albeit some 10 years ago, the intercom didn’t work and people had to call you on a cell phone so you could walk down the stairs and open the locked door. And of course, there’s the sound of the pollo loco fan starting up like clockwork every day at around midmorning. Like a very large, poorly tuned semi-tractor trailer starting up and idling with a loose belt for the next freaking 14 hours. Ahh, how I miss it. Nice amenities though.

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