Real Estate

GDoN Revisited by Hipchickindc – 1300 F Street, NE

By Prince Of Petworth

Hipchickindc is a licensed real estate broker. She is the founder of 10 Square Team and is affiliated with Keller Williams Capital Properties. 10 Square Team is a princeofpetworth.com advertiser. 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 Property: 1300 F St NE
Legal Subdivision: Old City #1
Advertised Subdivision per Listing: Capitol Hill
Original List Price: $779,000.
List Price at Contract: $779,000.
List Date: 05/03/2012
Days on Market: 7
Settled Sales Price: $779,000.
Seller Subsidy: $1,500.
Original List to Net Sales Price Ratio: 99.81%
Settlement Date: 06/22/2012
Bank Owned?: No Short Sale? No
Type Of Financing: Conventional
Original GDoN post is: here.
The listing can be seen: here. The photos can be seen by clicking on the listing link, then scrolling through the pictures starting with the main photo. Here is the virtual tour from the 2007 listing.

In April, we looked at another sale on this block at 1376 F St NE, which sold for Net $595,000.

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GDoN Revisited by Hipchickindc – 976 Florida Ave, NW

By Prince Of Petworth

Hipchickindc is a licensed real estate broker. She is the founder of 10 Square Team and is affiliated with Keller Williams Capital Properties. 10 Square Team is a princeofpetworth.com advertiser. 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 Property: 976 Florida Ave NW
Legal Subdivision: Old City #2
Advertised Subdivision per Listing: U Street
Original List Price: $515,000.
List Price at Contract: $515,000.
List Date: 05/03/2012
Days on Market: 4
Settled Sales Price: $515,000.
Seller Subsidy: $0.
Original List to Net Sales Price Ratio: 100%
Settlement Date: 06/13/2012
Bank Owned?: No Short Sale? No
Type Of Financing: Conventional
Original GDoN post is: here.
The listing can be seen: here. The virtual tour can be seen here.

The even side of the 900 block of Florida Avenue NW is comprised of mostly two story rowhomes without basements, which are quite tiny and usually no more than two bedrooms and one full bath. Those who drive or bike in DC will know this as the block that you face when Sherman Ave NW turns left into Florida Avenue NW. I mention this only because Florida changes names and directions at odd and sometimes unexpected places.

Ten years ago it was still possible to purchase one of these properties in need of renovation for under $50,000. Livable properties on this block in 2002 were selling under $200,000. From 2003, the prices for these small homes increased into the $300,000’s, increased for a bit during the peak market years in the mid-2000’s, then came back down into the $300’s again in 2009 and 2010.

Until this most recent sale, the subject property had been the highest sale on the block for a two bedroom one bath property at $449,000. in 2006. This current price, which surpassed the half million dollar mark, is now the highest sale for a home this size on the block. The next highest price ever paid for a home this size on the block was Number 968, which sold for $401,500. in 2005.

Georgetown still wins the prize for high prices for teeny homes in 2012. A similarly sized two bedroom one bath attached rowhome at 1033 30th St NW settled on the 20th of June for $750,000.

GDoN Revisited by Hipchickindc – 2010 1st Street, NW

By Prince Of Petworth

Hipchickindc is a licensed real estate broker. She is the founder of 10 Square Team and is affiliated with Keller Williams Capital Properties. 10 Square Team is a princeofpetworth.com advertiser. 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 Property: 2010 1st St NW
Legal Subdivision: LeDroit Park
Advertised Subdivision per Listing: Bloomingdale
Original List Price: $759,900.
List Price at Contract: $759,900.
List Date: 04/12/2012
Days on Market: 5
Settled Sales Price: $800,000.
Settlement Date: 05/30/2012
Seller Subsidy: $1,500.
Bank Owned?: No Short Sale? No
Type Of Financing: Conventional
Original GDoN post is: here.
The listing can be seen: here. The virtual tour is here.

In full disclosure, this was my listing and it happens to be on the same street just a few blocks south of the other listing that I represented and profiled back in late December 2011.

I had sold this property to the recent sellers back when there actually were foreclosures to sell in DC in 2009. At that time they lived across the country but had come to DC several times for intensive house hunting trips. They had a very specific type of home that they were searching for (ideally Victorian style, with some historic details remaining, and in need of restoration/renovation).

They were on the west coast when this home came on the market in 2009, so I took lots of photos and they ended up making an offer without actually getting into the house. Given that it was a foreclosure, there were several other offers in and there were a bunch of hoops to be jumped through. I recall driving out to Sandy Spring, Maryland to the listing agent’s office to hand deliver the contract. Then we waited. From listing to acceptance of the contract took several weeks, which allowed the then-buyers plenty of time to fly in and check out the house in person. Here’s the listing link to the “Before” picture.

What I love about this listing is that it was restored and renovated by owner occupants rather than investors. They addressed details that are often obliterated by developers due to cost. For example, they had the historic tiles in the fireplace mantels and the vestibule custom matched by an artisan. The skylight was restored as they are rarely seen anymore, with colored glass bordering the clear central piece. Anybody with a turning staircase will appreciate this one…the interior stair railing to the second floor was designed to be simply dismantled to make it much easier to move furniture upstairs. Other unusual details not likely seen in an investor renovation include the European stove, attic storage, tankless hot water heater, the elevated deck with parking for two cars underneath, and (one of my favorite things about this house) extensively restored heart of pine floors throughout both the main and the second floor.

We ended up with two contracts in hand by midnight of the Thursday the property was listed. Per the owners’ request, there was no open house. By the time we reviewed contracts on Monday, there were four offers, hence the strong escalation above the listed price.

GDoN Revisited by Hipchickindc – 1617 C St, SE

By Prince Of Petworth

Hipchickindc is a licensed real estate broker. She is the founder of 10 Square Team and is affiliated with Keller Williams Capital Properties. 10 Square Team is a princeofpetworth.com advertiser. 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 Property: 1617 C St SE
Legal Subdivision: Old City #1
Advertised Subdivision per Listing: Capitol Hill
Original List Price: $550,000.
List Price at Contract: $550,000.
List Date: 02/04/2012
Days on Market: 62
Settled Sales Price: $535,000.
Settlement Date: 04/30/2012
Seller Subsidy: $10,000.
Bank Owned?: No Short Sale? No
Type Of Financing: Conventional
Original GDoN post is: here.
The listing can be seen: here. To see pics, open the listing link and scroll through the arrows on the main photo.

I attend several national real estate meetings each year and am involved in the National Association of Realtor®s Mid Year Legislative meetings that are here in town this week. I find it very interesting to hear from real estate agents about market conditions around the country. Some areas are experiencing a similar shortage of inventory that we are, and are also seeing multiple offers and increasing prices. Other parts of the country remain dominated by short sales and foreclosures, and are realistically concerned with potential shadow inventory (foreclosures held back by banks that when released could potentially flood places that are already overwhelmed).

To provide some perspective on the DC market, the April 2012 numbers were released by Real Estate Business Intelligence, a subsidiary of Metropolitan Regional Information Systems. Looking at the District of Columbia specifically and as a whole, compared to April 2011 the total dollar volume sold increased by 6.5% and median prices went up 12.53%. Average days on market decreased nearly 20%. Active listings decreased by over 32%! As I’ve said before, historically low mortgage rates are driving demand and active listings are in short supply. In other words, these are prime conditions for prices to continue to increase.

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Jackie Lee’s For Sale at 116 Kennedy St, NW

By Prince Of Petworth

Back in Oct. 2011 Jackie Lee’s applied for a liquor license. A reader sends word it is now for sale:

“JACKIE LEE’S LOUNGE”APPROX 4100SF(2000SF Renovated)INTERIOR SPACE 2LEVELS 4 DINING/ENTERTAINMENT W/2 DANCE FLOORS 2 BARS 1ST FL KITCHEN/GRILL PROPERTY ZONED C2A COMMERCIAL USE SALES PRICE INCL ALL LICENSES BUILDING W/FURNISHINGS,EQUIP’T,SUPPLIES CONVEYED IN AS-IS CONDITION CLOSE TO SHOPS RESTAURANTS ROCK CREEK PK ETC GA AVE/KENNEDY ST REDEV Close Prox.to Ft Totten/Takoma Metro”

It’s yours for $1,300,000.

GDoN Revisited by Hipchickindc – 2125 14th St NW #706

By Prince Of Petworth



Hipchickindc is a licensed real estate broker. She is the founder of 10 Square Team and is affiliated with Keller Williams Capital Properties. 10 Square Team is a princeofpetworth.com advertiser. 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 Property: 2125 14th St NW #706
Legal Subdivision: Old City #2
Advertised Subdivision per Listing: U Street
Original List Price: $460,000.
List Price at Contract: $449,000.
List Date: 01/13/2012
Days on Market: 50
Settled Sales Price: $435,000.
Settled Price per Square Foot: $543.00 (based on 801 sq feet per tax record)
Settlement Date: 04/06/2012
Seller Subsidy: $0.
Bank Owned?: No Short Sale? No
Type Of Financing: Conventional
Original GDoN post is: here.
The listing can be seen: here. To see pics, open the listing link and scroll through the arrows on the main photo.

In addition to this unit, one of the Warehouse units (now under contract) was also recently the subject of a Good Deal or Not post. For whatever reason, both posts drew a whole lot of comments. Given that mortgage interest rates are literally lower than they have ever been and active inventory is flying off the shelves, it’s not surprising that there has been a tremendous amount of sales activity in this condominium.

This condo unit is located in the rather large community of Union Row, which was developed by builder P.N. Hoffman in 2007. The current subject is located in the new construction high rise elevator building, referred to as “The Flats”. This building also includes ground floor retail spaces. Additionally, there are units and a courtyard directly behind the new construction high rise that are in a former warehouse. Given the limited number of warehouse and manufacturing properties in the District, the warehouse condos are some of the few actual loft spaces in the area. The units in the new construction building carry this theme of being a “loft style” with exposed duct work, high ceilings, and lots of concrete.

Large properties like this were all the rage during the development boom of the mid-2000s. Realtors sometimes refer to them as “high amenity” buildings as they include such features as a staffed front desk, elevators, and a fitness room. The most expensive unit sold to date appears to be a 2046 square foot Warehouse unit, which settled at $1,050,000. The smallest units in The Flats are around 500 square feet.

As with all recent large development projects in the District, Union Row was subject to inclusionary zoning, which means that a percentage of the units were sold subject to income restrictions. Subsequently, a hand full of units show in the tax record as having transferred below $200,000.

Worst Real Estate Listing Ever?

By Prince Of Petworth

A reader writes:

“Ok a little hyperbolic, but check out the listing for this place at 906 Euclid St, NW. I don’t think the pictures are helping the case for anyone wanting to buy it.”

You can all the photos here. It’s yours for $239,900.

GDoN Revisited by Hipchickindc – 1909 Randolph St NE

By Prince Of Petworth

Hipchickindc is a licensed real estate broker. She is the founder of 10 Square Team and is affiliated with Keller Williams Capital Properties. 10 Square Team is a princeofpetworth.com advertiser. 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 Property: 1909 Randolph St NE
Legal Subdivision: Michigan Park
Advertised Subdivision per Listing: Brookland
Original List Price: $450,000.
List Price at Contract: $429,000.
List Date: 09/08/2011
Days on Market: 45
Settled Sales Price: $429,000.
Settlement Date: 04/27/2012
Seller Subsidy: $0.
Bank Owned?: No Short Sale? No
Type Of Financing: FHA
Original GDoN post is: here.
The listing can be seen: here. To see pics, open the listing link and scroll through the arrows on the main photo.

Many Good Deal or Not (GDoN) properties that are reviewed for this feature happen to be in neighborhoods that have seen a recent surge in pricing. Lack of inventory and sub-4% mortgage interest rates are driving many buyers to the brink of frustration. Hence, it is somewhat refreshing to be able to present a property that was on the market for over a month before going to contract, possibly because it was identified as a potential short sale (the current market price was less than what the seller owed).

This area saw quite the activity during the housing bubble years such that in 2005 the subject property sold for $630,000. net. The recent listing states that there was a professional short sale negotiator involved (a good thing). Short sales often require much patience by all parties involved. There appears to have been an early contract that fell through, however, the process for the contract that ultimately went to closing started in late February, reflecting a two month time period between contract and closing, which is not exceptionally long for a short sale.

Although identified by the agent as “Brookland”, this property located in the NE quadrant of DC is a tad further east in Michigan Park. Both Brookland and Michigan Park are off of Rhode Island Avenue. Although many city buyers might generally dismiss Brookland and Michigan Park as “too far away from everything”, Rhode Island Avenue is a quick route both in and out of DC. A few minutes into Maryland finds you close to Community Forklift, the Arts Districts of Mount Rainier and Hyattsville, Franklins (an easy place to park and have a sit down dinner), and downtown College Park. For those who like their space, it’s not impossible to find a detached home with a real yard and a garage for an otherwise townhouse price.

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