Historic Shaw Homes: Bring Your Flashlight

Do you want to breathe life into an historic Shaw/Old City home? Do you want to live just half a block from the historic O Street Market building (below)? Do you have faith in the continuing rejuvenation of this area of town, with help from the new Convention Center and the new hotel planned nearby? 

Well then, you’ll want to know about the 2 bed/1 bath Victorian row house fixer-upper on the edge of Shaw at 1512 8th St. NW ! You won’t need a flashlight to see the MLS photos, but the agent warns you to bring one along for the visit. The house is boarded up but it still has original wood doors, frames, mantles and a clawfoot tub. Built in 1900 and selling for $332,000, it looks like a perfect candidate for ‘This Old House.”

Other self-declared fixer-uppers in the neighborhood:

1530 6th St. NW - $645,000 – 5 bed/3 bath Victorian row house with 10′ ceilings, bay windows, English basement, 2 parking spots and more. Built in 1900.

605 P St. NW - $799,000 – Victorian row house also built in 1900 (seems to be a magic year for those streets.) The listing calls this a 14-bedroom house but says it is essentially a shell with 3 full baths and an English basement. My guess is that it was a rooming house of some sort. Again, bring your flashlight and wear good shoes if you go for a visit!

There are more homes in the area that are listed in the MLS as fixer-uppers. You can find them using the Redfin search/map with the fixer-upper filter.

Learn more about historic Shaw and living in Shaw from the very active locals at:

www.shawdc.com
http://www.inshaw.com/blog/
www.renewshaw.com
www.shawmainstreets.com

My two cents on renovations: for those who have the vision and fortitude to take on a major fixer-upper, the results can be outstanding both in terms of getting the home you love and eventual financial return. Personally, I would love to do this if I ever get the chance. But it is hard to know in advance whether the financial return will really happen, or how long it will take. Read this local blog post for a dose of reality. Make sure you do your research. And if you are part of a couple taking on such a project, be sure that a) you both are people who value potential over current status and b) your relationship can handle the inevitable stresses of doing a major renovation! Finally, have fun and enjoy the transformation!

Cheers,
Allison

Photo: M.V. Jantzen, Creative Commons license

Avalon Theatre Adds to Chevy Chase (DC)

It’s too nice outside to go to the movies today but I am tempted once again by the Avalon Theatre in Chevy Chase, DC. This restored, non-profit movie house is a cultural jewel for the Upper NW  area and focal point for the local residents who fought to save it.

Seeking out film festivals (of which there are a lot in DC) takes time and effort. But I can pretty much guarantee myself an independent or foreign movie treat at the Avalon, on any day, without much research or planning.

Today they offer two choices: an acclaimed documentary about a guy who cuts bushes (really, they say it is good) or “Flight of the Red Balloon” which The Village Voice says is “a movie of genius.” Or I could see the more mainstream “Sex and the City” and then get an ice cream next door. The Avalon’s shows are constantly changing. They also serve up family movies on Saturday mornings and other cultural events. 

Besides the Avalon, Chevy Chase, DC has lots of surprises and sub-neighborhoods, each with a different feel. It is upscale on many streets but not in the stuffy, suburban manner of certain parts of Maryland that go by the same name. Other streets have properties with nice homes but gardens that are barely large enough to plant a tomato.

The open house list today shows a pretty good cross-section. You could tour the area starting on the west side of Connecticut Ave. NW, with a 4-bed, semi-detached, historic, frame house close to the urban center of Friendship Heights ($875,000.)

Next, move on to the larger areas east of Connecticut Ave. to an elegant arts & crafts home at 3390 Stuyvesant Pl. NW  ($925,000.)

Then head closer to Rock Creek Park to get a taste of Hawthorne and Barnaby Woods, with larger lots and greenery, and a more suburban feel. The house at 3235 Chestnut St. NW has a 19,000 sqft yard.    

Have fun, and get to know a place before you judge it!

Cheers,
Allison

Photo: jamacdonald with Creative Commons license

How Much to Live at the Watergate?

Everyone has heard of the famous Watergate Hotel thanks to Richard Nixon. But not everyone knows that this D.C. landmark complex also has more than 600 condo units. If you do know that, then you probably also have heard about its reputation for spacious, 1960s elegance, and for being pricey. It even has its own Wikipedia entry. But is it actually that pricey? 

I started looking into this by accident when checking out a Redfin search of Foggy Bottom condos for sale. It seemed that a significant number were part of the Watergate – nearly 20 units for sale right now. This made me wonder how aging 1960s glam and river views were competing with the influx of new, high-end condos across the city.

What I found:  price/sqft ranges from about $380/sqft to almost $800/sqft.  Some of the apartments have been renovated, some have not, and the best views can command higher prices.  Some apartments have more than one floor. Most have either garden access or large balconies. Some are combined units where the floorplan might not be conventional.

Co-op fees seem high at first but may not be out of line given the large size of the apartments, indoor parking and all other inclusives. If you look at the monthly fee on a per square foot basis, the average is about $1.11 for the units selling at 2700 and 2510 Virginia Ave., NW. For the units at 700 New hampshire Ave., NW, the average is $1.53.  Check out the summary of most current MLS listings below. You can also find some of these and a helpful seller’s agent at www.watergateapartments.com. 

Other notes:  The Watergate is a bit separated from the rest of Foggy Bottom for those of us who like the feel of a neighborhood stroll outside the front door. But it can be a cool place for a lot of other reasons. You can walk to the Georgetown waterfront, the main parts of Foggy Bottom, K Street area and the monuments. You’ll find a pool, large gardens and large balconies/terraces. You have virtually everything you need in terms of conveniences right on the complex: bakery, Safeway, drycleaning, florist, etc. And you can pop into the Kennedy Center next door at 6:00 pm every evening for a free concerts on the Millennium Stage. 

2700 VIRGINIA Ave NW #609 - $599,000 – 2 bed / 1.5 bath. Has a much lower co-op fee than most, at $1,101 /mth.  Has 1,295 sqft, for $463/sqft.   

700 NEW HAMPSHIRE Ave NW #1003 - $685,000 – 2 bed / 2 bath with 1,298 sqft ($528/sqft). Both river and pool views. Monthly fee is $2,017. 204 days. 

700 NEW HAMPSHIRE Ave NORTHWEST #416 – $700,000 – 2 bed / 2.5 bath declared fixer-upper with enormous terrace. It has $1,428 sqft, coming in at $490/sqft. Monthly fee is $1,823.  

700 NEW HAMPSHIRE Ave NW #1419 - $739,000 – 1 bed / 2 bath, with total of 1,467 sqft ($504/sqft). Has 3 sets of sliding doors out to balcony. Monthly fee: $2,435.

2510 VIRGINIA Ave NW #309/310 – $799,500 combined unit with 3 bed / 3 bath and 1,935 sqft ($413/sqft). One of the bedrooms has a separate entrance. Monthly fee is $1,849.  

2510 VIRGINIA Ave NW #904-N - $850,000 – 4 bed / 3.5 bath with 2,220 sqft ($383/sqft). River view. Gourmet kitchen although there is no picture on the listing. $3,200 monthly fee.  

2700 VIRGINIA Ave NW #802 - $875,000 – 3 bed, 3.5 bath “on the point” with wrap-around balcony. It has 2,216 sqft, coming in at $412/sqft. Sold “as is” so expect some fix-ups.  $2,425 monthly fee.

2700 VIRGINIA Ave NORTHWEST #107 - $975,000 – 3 bed / 3.5 bath 2-level apartment of almost 2,200 sqft ($444/sqft.) Listing says it is “sun-drenched.”  $2,167 monthly fee.

2700 VIRGINIA Ave NORTHWEST #102 – $895,000 – 2 bed / 2.5 bath townhouse-style unit with walk-out patio and garden. Has 2,005 sqft, coming in at $446/sqft.  $2,183 monthle fee. 

2700 VIRGINIA Ave NORTHWEST #1011 - $950,000 – 2 bed / 2.5 bath. With 1,635 sqft it comes in at $581/sqft. Monthly fee is $1,851. 

2500 VIRGINIA Ave NW #702-S - $1,050,000 – 2 bed / 2.5 bath on two levels. It has an updated kitchen and river views. With 1,840 sqft comes in at $571/sqft. Monthly fee is $2,115.

2700 VIRGINIA Ave NW #702 - $1,100,000 – 2 bed / 2.5 bath unit “on the point” with a wrap-around balcony. The kitchen has a window. Has $2,300 sqft, coming in at $478/sqft. Monthly fee is $2,692.

2510 VIRGINIA Ave NORTHWEST #701-N - $1,600,000 – 3 bed / 2.5 bath two-level apartment with 43-foot balcony and a river/city view. With 2,105 sqft, it comes in at $794/sqft. Monthly fee is $2,518.

700 NEW HAMPSHIRE Ave NORTHWEST #1102/1103 – $1,893,500 – 3 bed / 4.5 bath combined unit, with good views. Has 3,136 sqft for $604/sqft. Monthly fee is $4,701. 

2700 VIRGINIA AVE NW #301 - $2,050,000 – 4 bed / 3.5 bath and full-length balcony. It has 2,740 sqft, for $748/sqft. Monthly fee is $3,255.

2700 VIRGINIA Ave NORTHWEST #506/507 - $2,450,000 – 4 bed / 3.5 bath with 3,285 sqft ($746/sqft). Interior photos look modern. Fee is $3,712/mth. 

Cheers,
Allison

Photo: wallyg, Creative Commons license

More for Your Money in Glover Park

If you like Georgetown but can’t afford it, then nearby Glover Park may be a good place for you. This urban-style neighborhood is good for both young professionals and families. It was built in the 1920s and 1930s to the west of Wisconsin Ave., about midway between Georgetown and the National Cathedral at Massachusetts Ave. Glover Park is less elegant than Georgetown but very charming. And frankly, you get a lot more for your money.

In Glover Park you’ll find lots of row houses, mature trees and more green space than you’ll find in Georgetown. Many houses are wider than comparable Georgetown homes, allowing in more light. You get walkable access to a host of shops and restaurants on Wisconsin Ave., like Whole Foods, SushiCo, Starbucks, Myer Emco. You get the Guy Mason Recreation Center (adult art classes, playground, and more) and forested Glover Archbold Park. You get more space to park a car. And finally, you are still very close to the Georgetown you love.

Below are a few typical listings that I pulled from the MLS.  As you can see, it is not hard to find something under $720,000.

3808 W St. NW. – $689,000 – Row house with 3 beds / 2 baths upstairs. Built in 1939. From the screen porch in the back you can see Whitehaven Parkway (this is actually a large park, not a motorway). It also looks like you can access the parkland directly! 

3909 W St., NW – $715,000 - 3 beds / 2 baths upstairs, plus a 1/4 bath in the partially finished basement. Arched doorways and chestnut trim inside. This is a federal-style corner unit. 

2230 Huidekoper Pl., NW – $669,000 – 3 beds upstairs / 3 baths. This is a classic colonial row house but it is an estate sale so will need some fix-ups. Built in 1936.

2209 39th Pl., NW – $659,000. 3 beds / 2 baths. This is also a corner unit. It has a renovated kitchen and deck. One of the bedrooms is in the basement, which has a separate entrance and above-ground windows. Open Sunday, June 1st from 2-4 pm.

2011 37th St. NW – $715,000 - 3 beds / 2 baths upstairs. Updated and “ready to move in.” A wall of windows off the family room at the back looks onto a tidy brick patio garden. This property also backs to a small strip of parkland. The listing says nothing about the basement. Built in 1925.

Cheers,
Allison

Photo: Creative Commons license, credit to Slack13

B-CC Reductions: Location, Luxury, or Fix-Me-Up?

What a gorgeous weekend to get out there and scout for housing possibilities! Below are some different types of properties that have reduced in price. Are you most interested in a close-in location, a large luxury home, or a fixer-upper opportunity? They’re all here. I have included this as a “DC” posting because two of my choices are so close to the line that you urbanites might actually like them. If you want to track your own reductions by neighborhood you can do so by signing up for Redfin alerts.

CLOSE TO DC :

4960 Western Ave - $779,000, 3 bed/2.5 bath detached house pictured above, down from $799,000. This is in Crestview, on the Maryland side of Western Ave. and just on the edge of expensive AU Park. From here you can easily walk to Fort Bayard Park, or grab a sandwich at Western Market just a few doors down. The Friendship Heights Metro and shopping area are within walking distance too. Westgate Elelmentary School (public) is in this neighborhood. 

5019 Westport Rd - $1,349,000, 4 bed/3 bath colonial on a large lot. Just reduced from $1,399,000, this house is on a quiet street just across River Rd. from the house mentioned above. It is a couple of blocks from Willard Park in one direction, or the same distance the opposite way you get to Bloomingdale’s, the Metro and general Friendship Heights action. Besides the stores and restaurants, a new community center is being built there too. Open Sunday May 25, 1-4.
NEAR DOWNTOWN BETHESDA

5900 Kirby Rd. – $899,000 down from $949,000. This is a ”pristine” 4 bed/3 bath rambler with large, landscaped lot, in Pineview/Landon. I used to prefer colonials but I now realize that ramblers can be really nice and are a good option if you are thinking about expanding one day. If you have not checked one out, take a look. Open Sunday May 25, 1-4.

FIXER-UPPER

9401 Linden Ave. - $549,000, down from $599,000. This 2 bed/1.5 bath fixer-upper is on a large lot that could accomodate expansion. The property is in the heart of Maplewood/Alta Vista, which is between Old Georgetown Rd. and Rockville Pike, just north of the NIH. It is a typical family suburb with easy car access to Bethesda, I-495, Rockville, etc. – and close to the BCC-YMCA. 

NEW LUXURY HOME

9517 Kentstone Dr. - $1,299,900 down from $1,349,000, in Wyngate. This is a new 6 bed/5.5 bath home with lots of bells and whistles. It has been on the market for various prices since September. The listing agent says it is now the best deal in a new Bethesda home. There is no square footage information so it’s hard to know, but the pictures are great. Also close to the BCC-YMCA, Beltway, etc. Open Sunday May 25, 1-4.

Cheers,
Allison

Upper Wisconsin Ave. Condos, Past Sales

There are quite a few condo buildings on or near upper Wisconsin Ave. traveling from the Friendship Heights area of D.C. up through Chevy Chase and Bethesda. I have been ogling this one at 4301 Military Rd., N.W. ever since it went up. I love the architecture, the green lawn and the location, right next to the Friendship Heights Metro and behind Chevy Chase Pavillion. 

At least two apartments are selling in this building at a good discount from the original prices, so I want to pass this news on to any lucky duck who can afford them! When it was first built I swear the developer was advertising units “starting at $990,000″ or something close to that.  The building is on the D.C. side of Western Ave. overlooking the canopied entrance to Friendship Heights/Chevy Chase.

More construction is underway across the street (kitty-corner) from this building, next to Bloomingdale’s, but I understand the housing component will be luxury rentals. Plans for a new condo building on Wisconsin Ave. next to the southern Metro exit seem to be stalled. I wonder if/when the GEICO parking lot area will go under the bulldozer, as it also seems to be prime real estate for more housing. 

Here’s some data on recent condo sales on the Maryland side of this corridor, since this is where most of them are for now. The average price per sqft is over $500 but condo fees vary (generally $500 – $900 a month).

No Arsenic in AU’s Turtle Park: Mayfair is On!

When I started writing this post a couple of days ago it had the title “Mayfair Brings AU Park Together.”  AU Park is American University Park, if you don’t know it. It is a leafy, tightly-knit neighborhood in the Upper NW section of D.C., well-known for its good public elementary school and ideal in-town location next to the Tenleytown Metro.

Mayfair is an annual rite in Friendship Park, locally known as “Turtle Park” because of the cement turtles in the sand box. It is a wonderful day designed for the kids (mainly under eight years old) and organized by a dedicated corps of volunteers.  A trip to Mayfair is a great way for potential homeowners to get acquainted with one of the heart and soul institutions of the neighborhood. This year’s Mayfair, however, scheduled for this Saturday, was threatened because of erroneous news reports that high levels of arsenic were discovered in the playground soil. This scare was connected to an actual finding of arsenic in a park at Fort Reno, which has been closed for further testing. In fact, extensive tests were done in 2002 at Turtle Park and no significant levels of arsenic were found. This week, new tests confirmed that the park is safe. It is open and Mayfair is on from 10 am – 4 pm.

If you do decide to tour the area, you’ll find fewer houses for sale than last year, that’s for sure, but the prices have held firm. There is a wide variation among the typical colonial or bungalow homes you’ll find. Many have expensive, high-end additions. Others are smaller and more affordable. Some blocks are in the $700,000-$900,000 range, while others are well over $1 million. This weekend there are several open houses in the lower price range, although a lot of them are in what I would call “Friendship Heights” across River Rd. 

In the heart of AU there are three houses on the market within 2 blocks of the Metro and Janney Elementary School. They are not large but you cannot beat the location. Two are classic AU colonials and one is a side-by-side. If you have not considered a side-by-side, I urge you to take a look anyway. It is on a good block and you’ll never regret moving to this area. 

- 4227 Brandywine St. NW – 4 bed/2.5 bath side-by-side for $799,000. Open Sun from 1-4 pm.
- 4240 Alton Pl. - 3 bed/1.5 bath for $810,000. Open Sat/Sun from 1-4 pm.
- 4220 Albemarle St. – 3 bed/1.5 bath for $699,000. Open sun 1-4 pm.

Cheers,
Allison 

$50,000 Parking Spot in Dupont

If you want to buy a place in or around Dupont Circle then you might have to choose between an extra bedroom (or any bedroom) and a parking spot.  A piece of land just big enough for your gas guzzler now goes for $40-$50k. At least that’s under $400 per sqft, not quite as much as the average for condos!

I understand why. When I used to live in Dupont (without a designated parking spot) I had to search endlessly for a place to rest my VW. I also had to budget a certain amount for inevitable parking tickets. Zipcar didn’t exist then and Vespa was uncommon here. Despite these more recent innovations, I think it has gotten worse — so definitely take this into consideration if you are planning to move to this area. I also think we need to push for creative solutions to ease the situation. Here are one resident’s ideas from the Greater Greater Washington Web site. 

If you do want to buy a parking spot to go along with that new condo you’re planning to get, there are two spaces listed in the MLS at the moment : one at 1501 Swann St. NW and the other at 1210 R St. NW close to Logan Circle. You might also try Craig’s List.

On the subject of condos, my favorite listing at the moment is a dramatic, original, historic, renovated, large, 2-bedroom penthouse that has been on the market for about 6 weeks. It is at 1720 S St. NW and is going for $649,500, down from $675,000. The monthly fee is $381.

I would also want to check out the 2-bedroom unit on sale for $549,000 in a 113-year-old apartment building on Q St NW. It’s probably a rare find, aesthetically speaking. Unfortunately, there are no interior pictures on the MLS listing. Other similar buildings from that era have high ceilings and beautiful details. But watch out! The monthly fee is a whopping $698, enough to rival some of the new luxury condos that may have more amenities.

Cheers,
Allison

Photo credit: Akseabird via Creative Commons

Would You Still Move to Columbia Heights?

After almost a decade of economic revival and gentrification in many areas of D.C., I wonder what will happen now in the wonderfully diverse Mount Pleasant area, including Columbia Heights and Park View, just north of it.  This is the type of place where you can buy a 4-bedroom renovated townhouse for over a million dollars, or a 4-bedroom fixer-upper for under $300,000, just 12 blocks apart.

This historic area suffered a big set-back after the riots related to Martin Luther King’s assassination — so many years ago and yet so recent in memory for this city. Since the real estate boom, and slowly, block by block moving east and north, the number of seriously neglected houses compared to fixed-up and cared-for homes has changed the face of Mount Pleasant. When the Columbia Heights Metro station opened on 14th St., NW near Irving Place, that was a real boon. Then Target and other major stores decided to take a stand next to the Metro. I don’t even recognize 14th St. anymore. But now that the real estate boom is over, what’s the situation?

Well, for a clue, take a look at the Redfin map showing houses for sale there. The distribution of “for sale” signs is heavily skewed to the streets east of 13th St. NW, around Sherman Ave. NW, and across the eastern side of Georgia Ave., NW, in the direction of the Washington Hospital Center where Children’s is located. A lot of them are fixer-uppers, some with half-started jobs waiting for completion. At least 3 are foreclosure sales. Most have been on the market for a long time (average 90 days) and most have had price reductions.

In other words, the locations that were on the frontier of gentrification seem to be suffering the most as the risk/reward equation changes for new owners. No surprise there, it’s just hard to see it actually happening. Look at the sales map for Ledroit Park and you see the same thing, with quite a few more foreclosures.

How far will this go? I don’t know. But in Columbia Heights I would hope that the Metro and 14th St. shopping will continue to positively affect the whole area over time. If you have thick skin, deep pockets, and can wait this out, there may be some bargains out there now as people try to off-load. If you already rent in the neighborhood and have been hoping to buy a home, this may be the breathing space you need to get into the owner’s market before it goes up again.    

Things like crime and general living atmosphere are different from block to block, like in New York. So if you don’t already live there you need local intelligence, like this community discussion thread advising someone moving to the area. Other discussion threads talk about fun stuff like roof-crawlers (people, not animals, although you can get lots of raccoons in D.C. too!)  

Other relevant blogs:

http://newcolumbiaheights.blogspot.com
http://theheightslife.blogspot.com
http://parkand14th.blogspot.com

Final note: Never write off a local public school until you visit it. Bell Multicultural High School on Highland Place is a gem – and I am not talking about the sparkling new building. I don’t know what the stats say with respect to meeting No Child Left Behind measures, but the principal, staff, students and programs there are amazing, despite enormous challenges. The real stats – like graduation (over 90%) and college-qualification rates (over 80%) are outstanding for a D.C. public school. It is supported by a public-private partnership called MCIP, which was instrumental in getting D.C. to build the new school building a few years back.

Cheers,
Allison

Photo credit via Creative Commons

Road to Nowhere in Cleveland Park

I was looking at condos for sale in Cleveland Park last week and, as always, I noticed a few front yard signs saying “Save Klingle Road” or “Save Klingle Park.” The Klingle Road debate is many years old by now. It concerns a half-mile stretch of “reclaimed” parkland based on the providentially washed-out remains of a section of Klingle Rd. It used to connect Mount Pleasant to the southern part of Cleveland Park, via an off-shoot of the bridge over Rock Creek at Porter St.

The D.C. City Council finally voted to repair and reopen the road, and proposed a $7 million budget for this. Now, the measure has been blocked again, and a public hearing on Thursday night packed the room full of “Save Klingle Park” supporters. While I am personally happy that the squirrels and walkers don’t have to run for cover quite yet, at the same time I am getting tired of this debate and at some point we have to respect the public process. Don’t we? Or maybe you’d rather buy a condo there knowing you can take a walk in Klingle Valley without breathing in exhaust fumes ….
Keep your eye on DCWire and The North West Current for updates. The Council is voting on the budget next week. You can get some basic facts and background from www.klinglevalley.org or www.repairklingleroad.org (which seems to have more money behind it, although not necessarily more supporters.) Also, for some thoughtful words on this and other urban development issues, try Richard Layman’s blog.

So, what about the condos in Cleveland Park, which is better-known for its large and historic single-family homes? Well, the condos are generally in older buildings (30-80 years old), sometimes very charming, clustered near Connecticut Ave., and not cheap for what you get. People go for them because this is a well-heeled, long-established urban community with everything you need within walking distance. I used to work in Cleveland Park, so I felt it was my neighborhood for at least several hours a day. The Metro will take you to K St. in five minutes, if you should be so lucky/unlucky to work there (or you could walk there in 30 minutes). You can walk to the Zoo. There are always people about, lots of restaurants, some interesting stores and small businesses, schools, and a very active set of residents. You can learn more at www.clevelandpark.com.

There are over 20 condos for sale in Cleveland Park now, mainly 1-bedroom apartments in the $300-400k range. Condo fees vary widely depending on the state of repair/renovation. The two listed below are open on Sunday – including a rare 3-bedroom unit – but check Redfin for more before you go out:

- 2712 ORDWAY St, #23 – $315,000, 1 bed/1bath, 727 sqft. Monthly condo fee is $258. This is a quiet street, right in the heart of Cleveland Park and close to the action. Open Sunday 1-4 pm.

- 3411 29TH St NW, #4 – $539,000, 3 bed/2 bath duplex, 1300 sqft. Monthly condo fee is $718. The MLS pictures are gorgeous! Open Sunday 2-5 pm.

Cheers, Allison