Real Estate

Good Deal or Not? Converted Row House Edition

By Prince Of Petworth

These condos are located at 1350 Randolph Street, NW:


View Larger Map

The flier says:

“BRAND NEW – new boutique condo. 2 bed + 2 bath. Private porch. Architecturally stunning, blocks from Columbia Heights metro. Reclaimed wood floor. W & D, stainless steel appliances, Euro kitchen & Ann Sacks tiled bath. GARAGE PARKING AVAILABLE. Pets OK. PRICE LOWERED 30K!”

You can find more info and photos here.

Here’s a good example of a classic row house that was converted into three 2 bedroom condos. Firstly what do you think of the unit itself? Personally I think it looks pretty good. Unit #2 is going for $329,900. Does that sound reasonable for a 2 bed/2 bath in this location?

You can see Unit #1 here ($299,900) and Unit #3 here ($359,900).

GDoN Revisited by Hipchickindc

By Prince Of Petworth

In real life, hipchickindc is licensed as a real estate broker in the District of Columbia, and as a real estate salesperson in Maryland. 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. Information is deemed reliable but not guaranteed.

Featured Properties: 4714 15th St NW

Original List Price: $629,000.

List Price at Contract: $629,000.

List Date: 10/20/2009

Days on Market: 25

Settled Sales Price: $629,000.

Settlement Date: 12/29/2009

Seller Subsidy: $15,375.

Bank Owned?: No

Type Of Financing: Hmmm. Type of First Trust Loan says “Other”.

Original GDoN Post is: here.

Recent Listings are: here.

While a few posters came to the house’s defense, the general consensus of PoP commenters on the original Good Deal or Not (GDoN) post was thumbs down on the recent renovation. More than one person suggested that the property would sit on the market and sell for substantially less than list price. Having toured the property during its pre-renovation state, my only objections to the post-rehab photos are that a) I’m not a fan of photos with mops and cleaning supplies showing up in photos to be used for marketing and b) I have an aversion to modern gas fireplaces situated in corners. Someone apparently found the work to be acceptable enough to ratify a contract less than a month after it hit the market and paid a net to list price (sales price less subsidy=net divided by list price) of over 95%.

As was mentioned in the GDoN comments, 15th Street is a pleasant tucked away residential street within easy proximity to the major thoroughfares of both 14th and 16th Streets. Those who place great value upon Metro access may not like the location, however, being close to Rock Creek Park is a huge perk for others. The house was recently sold as a foreclosure in June 2009. Continues after the jump. (more…)

Good Deal or Not? “no city noise” Edition (Reader Request)

By Prince Of Petworth

This condo is located at 2001 12th Street, NW:


View Larger Map

The flier says:

“Bright & spacious 2BR/2BA unit facing courtyard, no city noise! Maple hardwood flrs throughout, gas fireplace in living area, upgraded gourmet kitchen w/ granite counters & GE Profile SS appliances, 2 master suites w/ upgraded baths. Fitness ctr, party rm, roofdeck w/ great views, pet friendly, FHA Approved, includes pkg! Perfect location, less than a block to U ST metro, shops!”

You can find more info and photos here.

I do think this is a phenomenal location. Do you think $459,000 sounds reasonable for this 2 bedroom/2 bathroom? A 1 bedroom/1.5 bath just went under contract a floor below ( Unit 208) for $405,000.

Good Deal or Not? Weekly Wed. House Porn Edition

By Prince Of Petworth

This home is located at 4951 Rockwood Parkway, NW:


View Larger Map

The flier says:

“Premier Miller-built property on the market for the first time. A unique residence, ideal for a private individual or embassy, featuring 6BRs, 7BAs, 5 fireplaces, elevator, 2 gated entries, 108′ flagstone terrace, 5-zone HVAC, grand room, music room & receiving room, four floors of living area and incredible entertainment flow, all in the most desirable location in Spring Valley.”

You can find more info here and a virtual tour here.

This a reader request, they write:

“I was just going through some real estate listings and stumbled upon a $7 million dollar listing in Spring Valley – you have got to look at the pictures of the interior of this place. Granted, its a wonderful house, but the level of gaudiness and gold leafing and crystal chandeliers is absolutely ridiculous. I was honestly cringing looking at each of the pictures. Out of this world and over the top. Just thought the readers would get a kick out of this place and its ridiculousness. Don’t know how anyone could ever see past the decor and buy it for 7 mil.”

Yup, it’s yours for $7 million. And I have to agree with the reader, these are some of the most insane photos I’ve ever seen.

What’s your favorite room?

Good Deal or Not? “the value is here in the size and location” Edition

By Prince Of Petworth

This condo is located at 907 Euclid Street, NW:


View Larger Map

The flier says:

“WOW!Finally 1 bed units just off U St. for under $300K that has all the space your buyers are looking for. Stone, SS & all that jazz- the value is here in the size and location. A few blocks from the 11th St. party zone & all the new developments in Columbia Heights. Smart location for the saavy purchaser. other units avail. FHA coming.”

You can see more info and photos here.

I’m not sure this location is “just off U St.” but I don’t think the location is too bad. Do you think $279,450 sounds reasonable for this 1 bedroom/1 bath?

Good Deal or Not? “beautiful box window” Edition

By Prince Of Petworth

This house is located at 906 Q Street, NW:


View Larger Map

The flier says:

“Charming, BRIGHT, semi-detached, 2 br 2 ba rowhouse in the HEART of it all-Logan/14th St/U St/Downtown! METRO, WHOLE FOODS 3-6 blocks away. Unique open floorplan on 3 levels. Lg renovated kitchen+breakfast rm w/ Viking range/hood, granite & cabinets galore. Open living/dining area on main level w/ hardwoods. Lrge master br upstairs features beautiful box window. High ceilings, cent A/C, NEW bath.”

You can find more info and photos here.

I think the renovation looks pretty sweet. Though I was surprised to see that it has only 2 bedrooms. Which do you think is better – 2 large bedrooms or 3 small bedrooms? For this house does $549,900 sound reasonable?

Good Deal or Not? Under $200K Edition

By Prince Of Petworth

This condo is located at 1880 Columbia Road, NW:


View Larger Map

The flier says:

“Bright efficiency with new kitchen at The Georgian. Beautiful hardwood floors, roof deck, extra storage. Condo fee includes all utilities. Walk to Dupont red line metro. Cats only allowed.”

You can find more info and photos here.

I’m guessing the unit itself is pretty small but it’s pretty sweet to have a roof deck. Do you think $199,500 sounds reasonable for an efficiency at this location?

GDoN Revisited by Hipchickindc

By Prince Of Petworth

In real life, hipchickindc is licensed as a real estate broker in the District of Columbia, and as a real estate salesperson in Maryland. 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. Information is deemed reliable but not guaranteed.

Featured Properties: 1835 North Capitol St NE

Original List Price: $450,000.

List Price at Contract: $430,000.

List Date: 11/14/2009

Days on Market: 57

Settled Sales Price: $399,000.

Settlement Date: 2/12/2010

Seller Subsidy: $4000.

Bank Owned?: No

Type Of Financing: Conventional

Original GDoN Post is: here.

Recent Listing is: here.

Commenters to the original Good Deal or Not (GDoN) post were quite vocal in their objections to the busy, busy street that is North Capitol. I live a block off of North Cap on the Bloomingdale side, so I know first hand how active it is during commuting hours. Historically, prices for comparable sales located on North Capitol reflect this concession. Similar homes on east-west streets, even very close to North Capitol typically sell quite a bit higher. North Capitol also serves as a physical boundary between Bloomingdale and the NE side of Eckington. Again, very similar houses within a short distance of each other can show a significant price differential with homes on the NE side selling for less than their NW counterparts.

With all that said, I actually think that the net sales price of $395,000. was a good deal. Given that I live in and do much of my business in Bloomingdale, I often have buyer clients who specifically want to purchase a bay front brick Victorian rowhome. As prices have steadily risen in the neighborhood over the past several years, it can be a challenge for first time homebuyers to find this type of property in their price range. Over the years, I have had numerous buyers willing to live on a busy street or to make some other compromise in order to buy the kind of home that they really want at a price that they can afford. Continues after the jump. (more…)

View More Stories