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Old 02-14-2013, 01:50 PM
 
Location: The Port City is rising.
8,868 posts, read 12,571,587 times
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Quote:
Originally Posted by BajanYankee View Post
And $2,100 is about what you would expect to pay even if you rented a townhouse in most parts of the Metro area.

go back to CL - search townhouse annandale - one pops up for $1600 a month.

Are you looking at the first two, which are in a managed building with a swimming pool?

the 1600 dollar one is definitely in one of the cheapest parts of annandale, but THs in managed complexes with pools tend to go for a premium.

$2100 defintely gets you your choice of THs here - you can get quite a bunch for less.

http://washingtondc.craigslist.org/n...602934783.html
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Old 02-14-2013, 01:58 PM
 
Location: The Port City is rising.
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Quote:
Originally Posted by BajanYankee View Post
It's pretty tough to rent a 3-BR townhouse anywhere in the DC Metro area for less than $2,000. And when you do find one, it's usually in some far flung place like Lorton or Manassas. You can just see for yourself by going to CL, looking at Northern Virginia rentals for three bedrooms, and typing in "townhouse."

the results are too cluttered - you either get stuff in the pricier places (like old town, or the area close to the tech corridor) or you get a lot of stuff in lorton (which is in FFX County, and is accessible to DC via VRE - its not THAT far flung) and beyond

You have to really hunt to find places in Annandale or Burke or Springfield.

You need to look at those to get a better picture.

Those places will have townhouses for less (whether you rent or buy) than Hill East, and you dont have to pay to renovate them, and you have a good school system to boot.

That doesnt mean its not great to pay to get a shorter commute - but someone looking to do that, might well choose to look at Anacostia, rather than Hill east.
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Old 02-14-2013, 02:04 PM
 
Location: Crooklyn, New York
32,119 posts, read 34,767,213 times
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Quote:
Originally Posted by brooklynborndad View Post
Why should I get the rowhouse out of my head? the topic of this thread is gentrication eotr, and the point of my post was that prices WOTR in that area (including Hill East) were high enough to motivate such gentrification.
Because I was having an exchange with HurricaneDC in which we were talking about the affordability of a $450,000 mortgage. That's why. You have to learn to change gears. I know it's nice to think that every post I make is a specifically tailored response to something you wrote, but it's not. So if you're not going to make any attempt to understand the backdrop to the comment, then why bother to respond at all?

Quote:
Originally Posted by brooklynborndad View Post
Again, Im sorry if the word "unaffordable" touches a hot button for you. Put it out of your head.
Okay, you're totally off base here. Just go back and read the exchange.
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Old 02-14-2013, 02:10 PM
 
Location: Crooklyn, New York
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Quote:
Originally Posted by brooklynborndad View Post
go back to CL - search townhouse annandale - one pops up for $1600 a month.
"One" pops up? You guys crack me up. We can just itemize the entire inventory.

$2210 / 3br - [SIZE=-1](Annandale)[/SIZE]

$2099 / 3br - [SIZE=-1](Annandale, VA)[/SIZE]

$2150 / 3br

$1840 / 3br

$1930 / 3br

$1930

$1840 / 3br

That's what you get by going to Northern Virginia, setting for "3BR+" and typing in "Annandale" in the search box.
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Old 02-14-2013, 03:01 PM
 
Location: The Port City is rising.
8,868 posts, read 12,571,587 times
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Quote:
Originally Posted by BajanYankee View Post
Because I was having an exchange with HurricaneDC in which we were talking about the affordability of a $450,000 mortgage. That's why. You have to learn to change gears. I know it's nice to think that every post I make is a specifically tailored response to something you wrote, but it's not. So if you're not going to make any attempt to understand the backdrop to the comment, then why bother to respond at all?

your post #20 was in response to me.

if you have since only meant to discuss this with hurricane, my apologies.
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Old 02-14-2013, 03:03 PM
 
Location: The Port City is rising.
8,868 posts, read 12,571,587 times
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Quote:
Originally Posted by BajanYankee View Post
"One" pops up? You guys crack me up. We can just itemize the entire inventory.

$2210 / 3br - [SIZE=-1](Annandale)[/SIZE]

$2099 / 3br - [SIZE=-1](Annandale, VA)[/SIZE]

$2150 / 3br

$1840 / 3br

$1930 / 3br

$1930

$1840 / 3br

That's what you get by going to Northern Virginia, setting for "3BR+" and typing in "Annandale" in the search box.
yes a range from 1840 to 2210 at the top. but again, I can find THs as cheap as $1600 in annandale, and SFHs for less than 1900. And if you go just outside the beltway (hardly that distant) in springfield, north springfield, burke, etc you can get better deals (generally newer, better condition, etc).

I was responding to this

"If you can't swing a $2,100 payment, then you will have problems living anywhere in the area besides the exurbs and run down apartment complexes in immigrant neighborhoods in Virginia or Prince George's County."

which is demonstrably false - not arguing whether or not this is a good time to buy (which is a larger question)
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Old 02-14-2013, 03:29 PM
 
Location: Crooklyn, New York
32,119 posts, read 34,767,213 times
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Quote:
Originally Posted by brooklynborndad View Post
yes a range from 1840 to 2210 at the top. but again, I can find THs as cheap as $1600 in annandale, and SFHs for less than 1900. And if you go just outside the beltway (hardly that distant) in springfield, north springfield, burke, etc you can get better deals (generally newer, better condition, etc).

I was responding to this

"If you can't swing a $2,100 payment, then you will have problems living anywhere in the area besides the exurbs and run down apartment complexes in immigrant neighborhoods in Virginia or Prince George's County."

which is demonstrably false - not arguing whether or not this is a good time to buy (which is a larger question)
Again, no need to cherrypick. We can just look at the total inventory for Springfield listed on CL.

$2350 / 3br - 2237ft² - [SIZE=-1](SPRINGFIELD)[/SIZE]

$1960 / 3br - 1540ft² - [SIZE=-1](Springfield)[/SIZE]

$2000 / 3br

$2500 / 3br

$1549 / 3br - 2010ft²

$1775 / 3br - [SIZE=-1](NEWINGTON/LORTON/SPRINGFIELD)[/SIZE]

$2345 / 3br

$2750 / 3br - 1928ft²

$1550 / 3br

$2300 / 3br - 2000ft² - [SIZE=-1](Springfield, Va)[/SIZE]

$2297 / 3br - 1364ft² - [SIZE=-1](Lorton, Ft Belvoir, Fairfax, Springfield)[/SIZE]

$2499 / 3br - 1600ft²

$2000 / 3br - 1326ft²

$1850 / 3br - [SIZE=-1](Springfield, VA)[/SIZE]

That's 13 properties with a median price of $2,297 and an average price of $2,135.

Exceptions don't invalidate rules, man. Just because it is possible to get a certain thing at a certain price doesn't mean it's likely. And when you go to the lowest price point, you will usually get exactly what you pay for.

We can do the same thing for Burke. Focus on the trend, not the outliers you want to use to drive home your point.

$2100 / 3br - 1300ft² - [SIZE=-1](Fairfax/burke)[/SIZE]

$1793 / 3br - 1467ft² [SIZE=-1](Fairfax County Pkwy and Roberts Pkwy)[/SIZE]

$2000 / 3br - [SIZE=-1](Burke / Springfield)[/SIZE]

$2200 / 3br - 1400ft² - [SIZE=-1](10093 Apple Wood Ct Burke VA 22015)[/SIZE]

$1900 / 3br - 1840ft² - [SIZE=-1](Burke, VA)[/SIZE]

$1850 / 3br - 1254ft² - [SIZE=-1](Burke)[/SIZE]

$2100 / 3br - [SIZE=-1](Burke)[/SIZE]

$2345 / 3br - [SIZE=-1](Kingstowne,Fairfax,Alexandria,Springfield,Burke)[/SIZE]

$1800 / 3br - 1200ft² - [SIZE=-1](Burke, VA)[/SIZE]

$1700 / 3br - [SIZE=-1](Burke,VA)[/SIZE]

$1995 / 3br - 1700ft² - [SIZE=-1](BURKE, LB High Area)[/SIZE]

$2055 / 3br - 1700ft² - [SIZE=-1](Burke, VA)[/SIZE]

Median rent is $1,995. Average rent is $1,976. Not much better.

I wanted to take a look at Bloomingdale to see how rents are looking.

$2950 / 3br - 1400ft² - [SIZE=-1](Bloomingdale NE/DC) (ed: That really means Eckington)[/SIZE]

$2350 / 3br - 1000ft²

$3395 / 3br - 1200ft²

$2800 / 3br - 1200ft² - [SIZE=-1](Bloomingdale / Big Bear Cafe)[/SIZE]

$3750 / 3br - [SIZE=-1](140 S Street NW / Bloomingdale)[/SIZE]

$3000 / 3br - 2400ft²

$3750 / 3br - [SIZE=-1](S St NW Bloomingdale)[/SIZE]

Sound about right?

Edit: There was a post for a $1,500 3BR rowhouse in Ledroit Park. It's been flagged for removal; it sounded like a scam.

Last edited by Yac; 02-15-2013 at 01:13 AM.. Reason: 3 posts in a row merged
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Old 02-15-2013, 08:04 AM
 
Location: The Port City is rising.
8,868 posts, read 12,571,587 times
Reputation: 2604
Quote:
Originally Posted by BajanYankee View Post
Again, no need to cherrypick..

why not? the 450k house in capital hill was not average for Hill East - it was cherry picked (by me I admit - my point being that there are houses in that area for well below 1 million) . houses in any nabe in virginia are going to be across a range - they will differ not only in size (and for a given # of brs in sq ft) , but in age, condition - also in suburban TH developments end of groups sell/rent for a premium. Some HOAs include substantial recreational facilities, others include none. Ones with garages typically get premiums as well.

We have barebones 1970s THs, and we have "executive" circa 2000 THs (many are larger than 3BR, but not all)
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Old 02-15-2013, 08:05 AM
 
Location: The Port City is rising.
8,868 posts, read 12,571,587 times
Reputation: 2604
Quote:
Originally Posted by BajanYankee View Post
Exceptions don't invalidate rules, man. Just because it is possible to get a certain thing at a certain price doesn't mean it's likely. And when you go to the lowest price point, you will usually get exactly what you pay for..

Are there LOTS of houses in Hill East selling for 450k? Or just that one that I found? Was it typical, or the outlier? If its typical, then Hill East is rather more affordable than I thought.

it appears there are currently five rowhouses listed close to the Potomac Avenue metro. Four are listed between 600k and 700k. Just the one is listed at 450k. listing says "House needs some TLC"

BTW its also only 978 sq ft. You will be hard pressed to find any 3BR townhouse in annandale, burke, springfield, that is that small. And if you do find any, they will almost certainly be at the low end of the range for the areas.


theres also one a few blocks further west on 12th street, for 555k, which sounds like a good deal compared to the 600k+ houses, but its still not 450k.

Last edited by brooklynborndad; 02-15-2013 at 08:17 AM..
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Old 02-15-2013, 08:21 AM
 
Location: The Port City is rising.
8,868 posts, read 12,571,587 times
Reputation: 2604
$2350 / 3br - 2237ft² - [SIZE=-1](SPRINGFIELD)[/SIZE]

$1960 / 3br - 1540ft² - [SIZE=-1](Springfield)[/SIZE]

$2000 / 3br

$2500 / 3br

$1549 / 3br - 2010ft²

$1775 / 3br - [SIZE=-1](NEWINGTON/LORTON/SPRINGFIELD)[/SIZE]

$2345 / 3br

$2750 / 3br - 1928ft²

$1550 / 3br

$2300 / 3br - 2000ft² - [SIZE=-1](Springfield, Va)[/SIZE]

$2297 / 3br - 1364ft² - [SIZE=-1](Lorton, Ft Belvoir, Fairfax, Springfield)[/SIZE]

$2499 / 3br - 1600ft²

$2000 / 3br - 1326ft²

" And when you go to the lowest price point, you will usually get exactly what you pay for."


yup. In Hill east, in that 450k TLC needing house, you get 978 sq feet.

in the nabes I mentioned, a non End of group TH, with no recreational facilities, no garage, needing TLC, and with ONLY 978 Sq ft, will certainly be the bottom of the barrel. If you can even find one like that.
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