Prince of Pentworth has a more up to date picture and others are calling for the mighty hammer of HDs to come in and save the day. I say there is another way, but the problem is more than this one property. This is a unit block of ugly, historic ugly, plain ugly, and cheap modern fugly. Let’s start with the fugly shall we?
If I have identified the house right the place is 26 P St NE, owned by Payam Mobin of Hollowerind Court, Reston, VA. Mobin bought the property 11/17/05 for $363,000 and should have known better, but some people want to make things hard on themselves. Anyway, Mobin decided to throw an ugly monster pop up on the thin property. I can imagine a nicer looking pop-up but it would have been pointless because of all the other stuff to consider.
Next door is historically ugly. The two houses to the left of 26 P is 22 & 24 P, both burned out shells. Owned by DM McCoy (24 P) and the 22 P St LLC at 137 R ST SW. Nicely, both are being taxed at the vacant property rate, and their assessment seemed to have jumped up by 2X. Next to those shells is a ‘parking lot’, whose assessment for 2008 is about 5x what it was for 2007. Next to the parking lot are Refuge of Hope Disciple Center’s (Capitol Heights, MD) vacant lots, and those lots have not been taxed. No taxes apparently have been collected for 2007 for any of RoHDC’s properties on P. Zip. Nada. And they’ve owned those lots for over a decade. What’s up with that? How is it charitable, when there is no building to dispense the charity?
Next door to fugly is 28 P a vacant house owned by Sang Lee of Oakton, VA paying over $8K in taxes for 2007. On the end of the block, where P meets Florida, there is a gas station. Not terribly bad, not terribly pretty. There seems to be 3 households living on this unit block of P. Everything else is vacant or commercial or crap, or all three.
Going back to modern fugly, I looked at DCRA’s permit list but sadly, it is only for those issued in the past couple of months (OCT07-FEB08). Might actually have to walk up to the damned thing and see if the permit is valid. Heighwise, it may be a matter of right because the area is zoned to allow that high because it is a commercial area. Across the street from this is the DDOT parking lot. Conceviably, one could knock down the shells, the lots, and the monstrosity and build a decent looking 4-5 level building that complements the Peoples Drug Building that DDOT occupies. But this thing is so skinny and so badly designed that it is ugly.
So ugly I can’t imagine it being a sound investment, short of a halfway house. Then if, that, I’m sure it will go well nicely with whatever the Refuge of Hope might be planning.
Seriously, this side of the block would be better off razed, the three resident households compensated for their trouble and turned into a huge community garden. ‘Cause it’s just that F*ed up.
UPDATE:
Wrong about 3 households, make it 2. One household, 32 P St NE, owned by “HENRIETTA BERRIN” and taxed at the senior citizen rate of $0 for all of 2007 and $35.22 for 2005 is DEAD. Dead, dead, dead, dead. Deady-dead dead. Well according to the Social Security Death Index. Apparently she died May 20, 2005. Well, she’s now the second dead person paying taxes I know of, wait, no, she hasn’t paid taxes, ’cause she didn’t owe any. Ain’t DC Gov generous with the departed?
Tag: houses
Landlord calls it quits?
A landlord who owns two houses on my street has recently put his houses up for sale. He originally bought the houses for $80K and $139K and is now listing them for $390K and $450K. I think that is a tad too much. Not only because it’ll make my assessment go up, but if anyone hasn’t heard there is a slow down in the RE market. Knock off about $50K from both of them to be somewhat ok.
Both places still have renters in them. There has been some gossip/rumor on the street that these are Section 8 houses. One house’s residents are pretty good, don’t make a lot of noise, not a lot of traffic going in or out, no people hanging in front, in essence they fit in. The other house, well they are much, much better now as opposed to when the residents first arrived.
So the $840,000 question is if the houses sell, will they remain rentals?
Let me throw in a pitch to encourage you to buy one of these houses (when the price gets lowered to something reasonable) so you can live on my block. One, we have a wonderful little block, where if you do stuff in your yard, you will totally make friends with your neighbors. If your interests include cycling, motorcycles, gardening, construction, or your toddler/baby, you will find friends. It’s not too hard to find a parking spot (but not super easy either). The lower priced house has some decent yard space, and a rear yard that, if you have no plans to grow anything back there, you could turn into a parking spot for a compact car.
People over things
This comes out of some email correspondence I had this week about an inquiry about a Shaw house’s history. Sometimes you can find the date of when something was built, sometimes not. The date on my lovely domicile is based on tax records, one year it’s taxed as land, next year land and an improvement, no permit, and zilch about a builder. However, my interest in structures, my own particularly, is based on maintenance and bases for complaints when it comes to maintenance and the inadequacies of the building.
I have a greater interest in flesh and blood than bricks and mortar. People do things, they go to work, they have families, they have relationships, they have a story, and the place where they live is absolutely uninteresting without them.
And the people I’m most interested in are the ones who lived around here. This is to differentiate from the landlords who most likely, didn’t. I’m picking up from some of you a thinking that the focus should be on the property owner. Maybe in other parts of the country, maybe the place where you came from, people built and bought homes to live in. Maybe they made their little plot, a family home, where at least one generation would remember it fondly as the place they grew up and a place to return. Not the case here. The owners were landlords, their family homes were elsewhere. In the case of the woman who once owned my house, it was just another investment, something that could be bought and sold and rented out for income.
From the 1880 to 1930 census stuff I’ve seen, there were a lot of renters in the neighborhood. And I’ve noticed these people moved around. I was trying to find out who was the earliest family to live at a certain TC house on the 1500 blk of 1st Street. I found the family living there a few years after the date the house was built, and when I went back through the city directory (arranged by name) to see if the house existed a previous year (and it would be confirmed by that family being there in those previous years), that family lived further up 1st in Eckington.
The fun question then becomes, why move around? Why stay in a place for only a few years only to move 1/4 mile somewhere else? Why can’t you stay in one spot? The building just sits there, and doesn’t generate a lot of questions for me. The building is the backdrop, the scenery, the stage, but the play is nothing without the performers.
I’ve rambled enough, but sometime later I want to return to the idea of what it means to be an area with a very restless renter population.
Townhouses of Truxton
I really don’t have much to blog about today as I am still recovering from the nasty cold that had me off of work for two days, couch bound and missing church this weekend.
If you haven’t noticed I’ve been adding to my Flickr set “Townhouses of Truxton” slowly but surely and it has been filling out quite nicely. I’ve got P-R Streets covered as well as Bates, 1st and 4th. I could stand to do more with Florida and New York Avenues and more of the Hanover (or any Hanover, I got no Hanover St) street area. My goal is to try to show the variety and similarity of the buildings from the late 20th Century Co-op that commands a nice chunk of upper Truxton to the early 20th Century mass produced investment housing (lest y’all start waxing romantic about Victorians), to the cramped 19th century Federals that by the Grace of G-d haven’t crumbled into dust.
There are over 120 photos in the set and I’ll add more as I get out early enough to take pictures when few people are milling about.
There are also pix of houses in the NE section of the TC. For most things I tend to cut Truxton off at North Cap, but for the fun of it, I’m adding the section that really isn’t in Eckington and has only a handful of houses.
403 R St NW
Well another vacant house for your viewing. This one is at 403 R Street NW, owned by Dorothy Farr of 57th Ave S, Seattle, WA, who got the property in 2003 and surprise there is no available data about a ‘sold for’ amount. But there is something interesting. This property has a Class 3 exception. Class 3 is the vacant property rate where one is charged $5 per $100 in house value. However, one can get an exemption by doing work on the property or having it up for sale. Because the government is way too smart to just take your word for it, you gotta go through the motions, and on the door of 403 R St there are building permits.
Yet, these date back to 2004, and from my observations, not much has happened since 2004, except the yard gets mowed. The windows are broken and the downstairs window is cinder blocked. The building is secure, but I don’t know if that requires a permit. And according to my permits the authorized work must start within one year of the date the permit was issued, or the permit expires. And if the permit is expired then someone shouldn’t be getting a Class 3 exception for construction. Maybe it’s for sale.
Maybe and very vacant
I have been told that the blue paint peeled house is vacant. It doesn’t look vacant to me, so let’s ignore it, shall we. However the lavender and white house is vacant as it has the plywood that says, “Hi, I’m vacant!”
These are 1721 and 1719 4th St NW, which sit on square 519. Square 519 has a special place in my heart as it was the land owned by German immigrant George Glorius, florist. On this land once upon a time sat his green house and his house where he lived with his wife and children. Now, off the top of my head (note I will probably update later) sometime in 190-something, Mr. & Mrs. Glorius sold most or all of this land to some horrid developer, who changed the character of the block by building a bunch of similar looking houses on it. I believe the developer was Harry Wardman.
Anyway I digress. 1719 4th St NW is owned by a Henry C Gregory of Argyle Terr. NW, WDC 20011. The Atlas Map page for DC.gov lists a transaction date of 1/1/2001 and a sales figure of $0.00. The RE Property database has no date of sale. But long story short Mr. Gregory has owned the property for a while. As of 12/27/07 the property has a “Special Assessment” of $606.00. The 2007 taxes of $4519.24 have been paid and there is no homestead deduction.
[Portion about 1721 4th removed as I’m really not sure it is vacant].
While I’m fooling around with things vacant on square 519, there is a lot to the left of 1719 that is a vacant lot. A Ms. Deborah Lara is listed as the owner of 1717 4th St NW. Ms. Lara of Avalon PL in Hyattsville, MD got possession of the property October 20, 2003 for an unknown amount and currently owes $365.51 in taxes for 2007.
UPDATE: I walked by 1721 and there is definitely a padlock on the door, so I guess it is vacant.
Vacant house
Well, because all the other cool blogs are doing it, I present to you a vacant house. It is 219 P St NW, built in 1906, currently owned by a Mr. Crespo of Dunn Loring, VA, who bought the place February 2007 for $265K. All this is on the DC.Gov website, and since the current owner has had it for less than a year, I’m going to go easy and not post the other public information.
I debated about blogging about specific vacant houses in the TC. There are a number of vacant houses in the TC, like the rest of Shaw, but not all of them are obviously vacant, and I didn’t want to attract any great amount of attention to those. So I’m going with the obviously vacant, and 219 P is with it’s busted windows and ratty looking yard.
As far as taxes go, it’s had its woes. Currently it is assessed at $270,600, but will jump to $354,020 in 2008. looking at it’s past tax bills and payments, whoever owned it previously let the tax bill get up to $8K in 2005 and 2006. There is a Clean City bill for $70.00 and a 1998 trash bill of $613.87. Hopefully the old obligations were cleared up when the property changed hands.
Foreclosure, probably not that great of a deal
I live next door to a foreclosed house.
The story, from what I can piece together is that long time ago, say 15-20 years ago, some Ethiopian guy bought the house as an investment property. According to a neighbor on the block, he did rent it out but left it vacant for about 7 years. Then for about a year or two he rented to some Ethiopian sisters, one of whom got married and they all moved away. Then the Ethiopian owner sold it to another Ethiopian for way too much at the top of the market. This new Ethiopian owner rented to an Ethiopian family who stayed for a few months, and then the house sat empty. And then it went into foreclosure and the bank owns it. The bank tried to sell it for close to what the guy paid for it, and it sat. Then about every 1.5 months they would decrease the price. It remains unsold.
A friendly Vietnamese couple looked at the house and were very interested. So much so that one day they brought an inspector with them. I’d like the house to sell, but I also want any future owners to be aware that there are some busted pipes in the house, as the pipes failed last winter sending water into my basement. So the couple took in that information and went around with the inspector. They spent an awful lot of time looking at the rear kitchen portion of the house, which if anything like mine, is structurally crappy. The stucco is cracked and red brick dust seeps through. The layout of the 2nd floor is, challenging. Anyway, they didn’t buy it. I’m sure the numbers just didn’t work out. The amount the house was selling for, plus the amount to fix the busted piping (which would mean taking up portions of the floor and possibly finding mold) just to make it suitable for human habitation, was more than likely far above it’s market value. That’s not even addressing the structural and mechanical issues, nor is the price of making it ‘nice’ as opposed to ‘not condemned’.
Let me throw in some numbers. The house at the time the couple looked at it was $310,000. This is for a townhouse of about 1,000-1,200 sf. nothing fancy, aged AC unit, blown in heat, busted pipes, electrical systems a big unknown, weedy front and back yards, and appliances over 10 years old. Plumbers cost money. So say there isn’t any mold under the house and you just need to fix/ replace the pipes, and it can be done from a crawlspace hatch, so there is no replacing the floor? Well that’s over $3K, based on how much I’ve paid to have a ‘simple’ plumbing job done in an easy to access area. But there could be mold, and the floor might need to be taken up. And while you’re doing that you might as well gut the whole thing. When I asked how much someone, doing it all themselves spent to gut and fix their own house, which is similar in size to mine, the amount was about $60K. I paid well over that, let’s just say my contract had a $80K limit, we hit the limit and there was still stuff (like installing heat and AC) that needed to be done when I ran out of money. That amount doesn’t include the paint, the tub, and other materials I bought myself.
The houses on the block, sans basements, are assessed for around $350K. I’m somewhat doubting that whoever buys the house is willing to put into it more than its market worth. The bank may have to knock the price down to the high to mid $200K range before anyone bites.
Insulation
One of the things I did, and felt was really important with the renovation was put in some insulation. The house had no insulation. Zip. Nada. None.
What does it mean to have a house with no insulation? Well from my 6 years of living in it, I’ll tell you. For one, you can hear everything that is going on in the streets. Of course, you can blame crappy windows for that too. Second, heat and air escape. I had a tough time getting the house up to 75F during the winter if I wasn’t cooking up a storm in the kitchen. Because I had to balance my desire to walk around the house in flip flops with wanting to conserve energy and not spend too much on heating fuel, I kept most of the house in the high 60s when at home (low 60s when not) and limited my heated paradise to my bedroom. Or, stayed in the kitchen, particularly after the installation of the heated floor.
Now, now I have insulation and it is a beautiful, beautiful thing. The thermostat is timed to go to 71 in the morning, 60 when I leave, and 66 when I return. There were times when I came home and it was 70. The heat stayed in, all due to our friend, insulation.
I have a friend who has an older house too. Not as old as mine a 1930s(?) bungalow. He suspects it has no insulation in the bottom portion. He thinks the attic level bedroom might be insulated as it keeps in heat. But then again, it could be just the heat rising.
Rowhouse lines
Looking out my back window I noticed something odd about one of the houses. And it is a weird little thing that I wondered about regarding my house, and other houses around. As these are townhouses, all connected and everything, is there like an easement or something that allows part of your house to be attached to your neighbors.
To better illustrate here’s the deal: Houses A has a closed in rear porch thing that leans (possibly due to age) into what looks to be House B’s side of the property line. What’s on House B’s side from House A are the gutters, roof overhang, and flashing. There is no adjoining structure like a porch on B’s side. Another example, my house, from the front it would appear that the fence and the paint line show where one house ends and the other begins. Nope. Discovered this when making a vent for the basement, the hole wound up on the other side of the fence in the neighbor’s yard. Similar problem in the back. Where the kitchen chimneys meet is a little less than a foot on the other side of the fence and the neighbor’s AC/heat pump thing sits right on the fence.
Now back in 1870-whatever when the landlord who owned my side of the block had these houses built, the exact line of where one house began and the other ended probably didn’t matter much. He owned the whole row of near cookie-cutter houses. But in time they got sold off bits and pieces to other landlords and until the late 20th century these units were almost always rental housing, so those with the responsibility to maintain and repair, didn’t have to live with the results.
The not-exactly cut and dry line of this side mine this side yours can create problems when it comes to fences, additions, weed trees, repairs, etc when the relationship you have with the owner of the neighboring house is not the best.