Real Estate

GDoN Revisited by Hipchickindc – 447 Tennessee Ave NE

By Prince Of Petworth

Voted one of the best real estate agents in DC by the Washington City Paper Readers’ Choice Poll in 2009, hipchickindc aka the not-so-hip Suzanne Des Marais is an Associate Broker with Urban Pace. She lives (and sells a lot of houses) in Bloomingdale, but works all over DC, with everyone from first time buyers to highly regarded developers. 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: 447 Tennessee Ave NE
Legal Subdivision: Old City #1
Advertised Subdivision per Listing: Capitol Hill
Original List Price: $939,000. (original listing in June 2010)
List Price at Contract: $843,400.
List Date: 06/2010
Days on Market: 188
Settled Sales Price: $843,400.
Settlement Date: 01/21/2011
Seller Subsidy: $18,400.
Bank Owned?: No Short Sale? No
Type Of Financing: Conventional

Original Judging Pop Up post is: here with a re-look here.

The listing trail (there were ultimately three listings for this sale) can be seen: here. The virtual tour can be seen here.

Technically this is not a Good Deal or Not Revisited (GDoN-R) because PoPville did not get the chance to opine whether or not it was actually a Good Deal or Not. (Wow, five “nots” in that last sentence.) There were, however, two opportunities to weigh in on the pop up top, so it’s not like you’ve never seen this one before. In any case, in my quest to present settled sales info from a range of neighborhoods around The District, I thought it’d be worth looking at what I think was an interesting sale.

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Good Deal or Not? “Large master bedroom w/ bay windows” edition

By Prince Of Petworth

This home is located at 304 Q St, NW:


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The flier says:

“Price Reduced & Ready to Sell!! FHA approved/VA eligible. Newly Constructed Luxury Condo Bldg: 2BD/1BA unit for sale, located in the heart of DC. High ceilings, Gourmet Kitchen w/ SS appl. & custom cabinets. Prewired Cable & Internet. HWF, tons of natural light, in-unit W/ D, spacious living room, custom tiled bathroom. Large master bedroom w/ bay windows. Walk to Metro or bike to work!”

You can find more info here and a few photos here.

I know this one could be hard because there’s only a few photos but I’m still curious what you guys think – it’s a 2 bed/1 bath going for $289,000 ($222 condo fee). Sound right?

Good Deal or Not? “All New 2005” edition

By Prince Of Petworth

This condo is located at 922 N St, NW:


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The flier says:

“PRIVATE DECK OFF BR and GATED PARKING – Boutique 3 Unit building. All New 2005! Loft like w/ high cielings, exposed brick walls, hardwood floors, 2 Blocks to Convention Center/ Metro. SELLER WILLING TO INCLUDE SOME CLOSING HELP”

You can find more info here and more photos here.

This 1 bed/1 bath is going for $359,899 ($360 condo fee). Sound realistic?

Good Deal or Not? “REMARKABLE ARTS AND CRAFTS INSPIRED” edition

By Prince Of Petworth

This home is located at 1834 Park Rd, NW:


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The flier says:

“* * * THIS IS IT! * * * SIGNATURE, SENSATIONAL RENOVATION OF GRANDE DAME IN MOUNT PLEASANT! REMARKABLE ARTS AND CRAFTS INSPIRED TOTAL TRANSFORMATION INC ALL SYSTEMS OVER 4 LEVELS! STATE-OF-THE-ART KITCHEN W/ GRANTITE, DUAL SINKS, STAINLESS BUILT IN APPLIANCES, SOLID WOOD CABS. MASTER SUITE W SPA BATH W HEATED FLOOR AND STEAM SHWR! 2 CAR PKG! EASY INLAW!”

You can find more info here and photos here.

Despite the annoying all caps, this is a pretty sweet house. I love this whole row on Park Rd, always fun to be able to take a peek inside. What do you think of the reno? Think this 5 bed/3.5 bath will go for $995,000?

Good Deal or Not? “complete house sound system” edition

By Prince Of Petworth

This home is located at 1949 Biltmore St, NW:


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The flier says:

“Beautiful top to bottom renovation! Great open space on main level for entertanining, gourmet galley kit. w/ breakfast area, 5BRs, 4.5BAs, 3 fplcs, Stunining 2 story family room w/ loft, lower in-law suite, complete house sound system, parking and much more!”

You can find more info here and a mouse on house tour here.

It’s been a while since we had a good mouse on house tour – what do you think of this reno? Think it’ll go for $1,659,000? Nearby there is also an interesting one for sale (1922 Biltmore St NW) going for $1,625,000.

GDoN Revisited by Hipchickindc – 1100 7th St, NE

By Prince Of Petworth

Voted one of the best real estate agents in DC by the Washington City Paper Readers’ Choice Poll in 2009, hipchickindc aka the not-so-hip Suzanne Des Marais is an Associate Broker with Urban Pace. She lives (and sells a lot of houses) in Bloomingdale, but works all over DC, with everyone from first time buyers to highly regarded developers. 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: 1100 7th St NE
Legal Subdivision: Old City #1
Advertised Subdivision per Listing: Capitol Hill
Original List Price: $259,900.
List Price at Contract: $259,900.
List Date: 11/05/2010
Days on Market: 0 (Not unusual with new construction, which sometimes may be entered post-contract for comparable purposes)
Settled Sales Price: $255,900.
Settlement Date: 12/21/2010
Seller Subsidy: $5,000.
Bank Owned?: No Short Sale? No
Type Of Financing: FHA

Original GDoN is: here.

The listing for the subject property and current available units in the building can be seen: here. The virtual tour of the building can be seen here.

Once again, much of the conversation from the original Good Deal or Not (GDoN) post focused on crime and how it affects the perceived desirability of a particular location. I can’t believe that nobody even touched the subject of this property being advertised as “Capitol Hill”. Personally, I would have gone with “SoFlo”. Or is it really “H Street” or “Atlas District”? The name of the condominium is “NOMA Overlook”, which is understandable given that NOMA now actually has a real live Harris Teeter and is a mere six blocks away.

The listing comments mention that there are a total of six units in the building. The two current active listings appear in the link above. Given that this relatively recent settlement is reported to have been financed with an FHA loan product, I assume that the other couple of units have settled as well. That comp information has not been shared as yet. Unfortunately, for the one unit that does show as settled, we can’t calculate the price per square foot since the listing does not include the square footage and the recent condo conversion units have not appeared in tax records yet.

Good Deal or Not? Dueling Row Houses on Walbridge Pl, NW

By Prince Of Petworth

These homes are located at 3215 and 3223 Walbridge Pl, NW:


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The flier for 3215 says:

“Beautifully renovated home on quiet street with tasteful Arts & Crafts features. Granite/ss kitchen opens to Dining Room. hardwood floors, working fireplace in Living Room. 2 BRs up w/ renovated full bath and additional half bath. Lower level guest and/or family rm, full bath + laundry/storage rm. Central Air Conditioning. Fenced rear garden w/ deck, 2 car pkg. Move-in condition.”

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

The flier for 3223 says:

“Stunning Mt. Pleasant home, classically restored with contemporary features. 3 finished levels with over 2,100 sq. ft. Stone fireplace, rounded archways, recessed lighting, completely open kitchen with granite, bathroom on every floor, an in-law suite with sep. entrance, an exercise room and a professionally installed movie theater. 2 car pkg, fncd yard.”

You can find more info here and photos here.

3215 is going for $739,000 and 3223 is going for $749,900. Do those prices seem about right?

Good Deal or Not? Weekly Wed. House Porn edition

By Prince Of Petworth

This home is located at 2805 Chesterfield Pl, NW:


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The flier says:

“Without doubt, a fine & unique house in one of the most private settings in Washington. Designed by world-acclaimed architect Travis L. Price as his own residence, we are proud to offer a home which defies the prosaic and usual parameters in residential architecture. One can only understand this space by experiencing it. A work of art in a most jewel-like environment.”

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

This house has actually been featured twice for House of the Day. And deservedly so. And now after looking at the virtual tour all I can say is, holy freaking cow. Is this the best house porn post yet?

This 3 bed/3bath is yours for $3,450,000.

Good Deal or Not? “great natural light” edition

By Prince Of Petworth

This home is located at 1507 A St, SE:


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The flier says:

“the best buy on the hill!!! Fully renovated 4br/2.5ba with gorgeous finishes & perfect layout! inlaid hdwd floors, gourmet kit w/ custom cabinetry, ss appliances, tile back splash, granite counters, great natural light, wonderful moldings, recessed lighting, fully fin lower level w/ br & ba, rear deck & pkg. 2.5 BLOCKS TO LINCOLN PARK & a price that’s hard to beat!”

You can find more info here and photos here.

$579,900 sound reasonable for this 4 bed/2.5 bath home?

GDoN Revisited by Hipchickindc – 468 Ridge St NW

By Prince Of Petworth

Voted one of the best real estate agents in DC by the Washington City Paper Readers’ Choice Poll in 2009, hipchickindc aka the not-so-hip Suzanne Des Marais is an Associate Broker with Urban Pace. She lives (and sells a lot of houses) in Bloomingdale, but works all over DC, with everyone from first time buyers to highly regarded developers. 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: 468 Ridge St NW
Legal Subdivision: Old City #2
Advertised Subdivision per Listing: Mount Vernon
Original List Price: $559,900.
List Price at Contract: $524,900.
List Date: 10/14/2010
Days on Market: 41
Settled Sales Price: $512,500.
Settlement Date: 01/10/2011
Seller Subsidy: $15,735.
Bank Owned?: No Short Sale? No
Type Of Financing: Conventional

Original GDoN is: here.

The Pre and Post-renovation listings can be seen: here. The current subject listing is at the top of the list once you open the link. To see pics, open the link for that listing and scroll through the arrows on the main pic. Once you open the listing, you can also see a location map.

For my first posting of the new year, I’m happy to review this recently settled sale in a neighborhood that has not seen much Good Deal or Not (GDoN) action. As was mentioned among the comments to the original GDoN post, the surrounding area has experienced tremendous development activity in the past few years. It’s worth considering that it has only been a very short while that nearby Chinatown has become, for better or worse, full of (non-Chinese) restaurants and stores that attract lots of people. Several large scale new construction condo projects sprung up in this area during the boom years, including Yale Lofts, Madrigal Lofts and its sister building, The Sonata. Some nearby projects that initially sold well pre-construction, fell victim to the shift in the real estate market and became high end rental buildings. The Sexy Safeway and Busboys and Poets opened up three blocks away. The (I will probably always call it New) Convention Center and associated Metro stop are a couple of blocks away.

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