Real Estate – Page 3 – Truxton Is In Shaw

Buy this house: The InShaw house going on the market this week

It’s been a 19 year adventure but now it’s time to start a new chapter. I will leave to the new owner a dehumidifier, all the Ikea window treatments (maybe a 202 land line), and an awesome block in a great neighborhood if they can keep it up. I took this circa 1874 house from a semi-neglected pile of bricks to a well renovated, updated, much loved home.

I’m curious about how our Realtor will sum up the house in a paragraph. The house has been through 4 renovations, this latest $11K update (a list of minor things, painting, and fixing things that didn’t bother us) and a few major repairs and updates we’ve made over the past 2 years. All those renovations, were done with my comfort and happiness in mind, not to make a buck. I’ve gutted this thing down to the joists and brick and had it rebuilt with updated plumbing, wiring, and insulation. Only a few other houses on this block can boast the same thing. I’ll probably do a separate series of posts just recapping those updates.

It’s the people who make a neighborhood, the housing, the structures just do the sheltering. This block has some great neighbors and I know I’m bragging when I say we will be missed. Hopefully, the new people will pitch in for the annual decorating of the trees for Christmas, shoving the sidewalks with neighbors after a big snow, or help Brian keep the street and sidewalks clean. That’s what we did. And the only way to keep the block awesome is for the people who live here to be awesome. The 1600 block of 4th St has it’s own email list, with none of the crazy of Nextdoor. See Brian’s wife or the guy with the Dalmatian to join.

When I moved here nearly 2 decades ago the main things this place had going for it was being in walking distance to the Ghetto Giant and the Shaw metro. Now the Giant is a bit more gentrified, you can still walk to the metro and despite the pandemic there are a bunch of places to walk to that are open and operating. Today, I ran errands with Destructo-kid. We went to the post office to drop some mail in the box at NJ and FL Avenues. Then walked over to the UPS store on 7th to turn in the router for the FIOS (yes, the house is set up for FIOS). After that we walked over to Nicecream but the person had stepped away so we went to a small playground. Then we returned to Nicecream and had a melty cup of carbs at the corner of 8th and Florida. After that we ran into friends from Immaculate at Union Kitchen on 8th. A couple of days ago I went to the Bloomingdale Farmers Market and picked up some Dan Dan noodles (oh, so good) and later the Help got groceries from the new Whole Foods on Florida Avenue.

After a 2-3 week delay the contractors finally finished painting and fixing and replacing stuff. The cleaner has come in and worked a miracle cleaning the kitchen sink (something we really didn’t care about living here). And now that every vestige of our personality has been stripped from the premises, the stager has staged the house, and that place sure as heck doesn’t look like we ever lived there. Maybe Thursday or Friday the house will show up on the MLS and we’ll see what the world thinks it’s really worth.

So you may be wondering will I be keeping up the InShaw blog after this? Yes, but not as a resident. As far as I know I’m the world’s expert on Truxton Circle history, so there’s that. I’ll be keeping up this and at some point in the future updating TruxtonCircle.org.

No Longer Housing for the Poor

So another house on my block is up for sale, however it isn’t listed on the MLS. Zillow allows people to sell their homes without an agent, and so it is a for sale by owner (FSBO) thing going on.

It’s the blue house and the owner has listed it at $760K, rounding up. Zillow tells me that with a 10% down payment, it would be less than $4,000 a month, 20% then $3216 a month. So one would need to be fairly middle class to afford to purchase this home on this lovely block. Whenever we can get our own house on the market the same would apply as the price point would be in the same neighborhood (get it?).

This was the house Drama Momma used to live in. I suspect when she was there it was a Section 8 house. The owner then was a Black man who owned another house that had a much better, more neighborly and quiet Section 8 tenant. However, 2008 happened and the real estate bubble burst and he was forced to sell the properties.

That owner sold the house to the current owner. Joe, the current owner, lived in the house for a little bit then rented it (market rate I think) to two wonderful neighbors, a married couple. They rented it for years and it was great having them on the block as they added to the awesomeness that is and was the 1600 block of 4th St. But they moved. [sad face]

It has been well over a decade since it was last poor people housing. The current economics and housing market means it won’t be poor people housing again any time soon. The approved rents DC Housing would cover for a 2 bedroom without utilities,would not cover the estimated monthly payments for the owner.

Now going back to the 1880 census, this was poor people housing. Check out TruxtonCircle.org for the data. In 1880 the house was occupied by William Tadd or Todd, a black Laborer, his wife a laundress and their 20 year old son. They lived there along with the Wheeler family, headed by another William, a carpenter. His wife did not work outside of the home as she was caring for their 5 year old son. In 1900 the house was no less crowded, with 8 residents, several laborers, but all one family. In 1910, the 6 occupants were one family with a male breadwinner, a porter, and his mother in law was a “domestic”. By 1920 the number is down to 5 people, but it is headed by a widowed charwoman, who with her nephew had three male roomers, whose jobs were listed as Helpers. But in 1930, the widow was married, but still head of a household of two. The young man listed as her 6 year old nephew became her 17 year old cousin. In 1940 he returns to being a nephew and she returns to being a widow (retired?) and they gain an unemployed female boarder. The nephew in 1940 was a doorman.

Knowing the general history of the neighborhood between 1940-2010, it was more than likely remaining housing for the working class and poor. All the residents between 1880-1940 were renters. So it’s been rental for well over 100 years, with the odd blip of Joe living in it.

Paint it Black

I like having an orange (okay more creamsicle) house. In instructions to delivery people, because Google and other map things are screwing it up, is that if you aren’t delivering to an orange house, you have the wrong house. It isn’t like there are a lot of orange houses. But we’re getting the house ready for sale, so the orange has to go.

But something happened. As you can see from the upper (or featured) image it got painted black. This is not a color known to make houses sell like hotcakes, unless the market is full of Goths.

There was some miscommunication.

I’m sure this will get corrected and house painters have to give a wall a few coats of paint. So this one coat should be fine. I hope.

A black house is kind of cool, but not temperature wise. Black absorbs heat and as edgy and cool as I might think this would be (and a fun shock to the Realtor) the air conditioner wouldn’t appreciate it. I’ve seen other black houses in Truxton Circle, okay one. I wonder if those houses were painted black due to some miscommunication.

Straw Meet Camel or Buy this house

This is one of my favorite views of my home. From the stairs, looking down at the bookcase and the floor. This house, what I’ve called a crumbly pile of bricks, has been a joy. But I’ve been pondering a move out of the city for various reasons. The main one was for career reasons that I won’t get into here. Second, I’d like my husband to have an awesome car-less commute. Third, is the kid and that relates to a piece of straw.

A couple of days ago NBC Channel 4 reported on some leaked information about plans for DC schools, including PreK-K. That ticked me off, so much so, I’ve been in contact with Realtors. Maybe it was the thing I needed to finally stop delaying and start moving on. I’d been so looking forward to Pre-K3, getting ready for it. But it looks like Pre-K 2020-21 is gonna be a bust, with alternative schedules and partial in person instruction. I won’t be able to depend on the schools for adequate childcare coverage. This is the straw that broke the camel’s back.

I had thought of offering to sell (by owner) as-is so I can sell it for a lower, more affordable price so a new owner could build some of their own equity. Because staging, hiring painters, landscapers, all that winds up getting paid by the buyer in the form of a higher price. I was toying with that idea for November of this year. But now, probably not, but I’m willing to be persuaded.

If you’ve read this blog, or managed to follow it since the early days, you know I’ve left the house better than when I bought it. I’ve renovated it (with a contractor) several times, going down to the brick and beams. The basement/celler got finished and has 3 french drains. A couple years back I put on an addition in the rear. Last year, got a new fence and now we could theoretically park in the rear. I’ve been constantly improving it and making it my own. But now, it’s time to let go and let someone else make of it what they will.

Black Homeowners of 3rd Street – 1940 No covenants

It has been a while since I looked at the Black Homeowners of Truxton Circle. I stopped because I got stuck on a mystery and I’m just going to have to let it go. I will never know who the mystery man was and that’s okay. I’m going back to the Black homeowners because of on-line conversations with Richard Layman and things I’ve been reading about redlining and restrictive covenants.

In my own research, I have not seen any restrictive covenants. I believe it is a thing that would be found outside of the L’Enfant planned city and in Washington County, those areas north of Florida Avenue. Mt. Pleasant, Trinidad, and Bloomingdale are the creations of developers who could put in those restrictions. So if you lived in Old City, the likelihood that your fee simple house (apt buildings could be a different thing) had a racial restriction would be low.

When looking at the property records, I have tried to make heads or tails out of them, but they are beyond me for now. I’ll see person X seem to transfer to person Y , then years later Z shows up with X. With E.L. Haynes who owned my house and several other properties in Truxton Circle and DC, she was able to borrow money for her rental properties. The financial details are in her papers at Catholic U’s archive and not so much with the Recorder of Deeds. Anywho, Black people managed to borrow money from somewhere to purchase real estate. Banks practicing redlining weren’t the only game in town.

Below is a table with data from the 1940 census, I’ve had to cut a lot out so it could fit, but know they are all for 3rd Street, they are all owners and African American.

House #	Surname	First name	Age	Marital Status	School	Occupation	Industry	Income
1311	King	Cornelius	59	M	H-4	Casterman	US Printing Office	$1,859
1335	Brown	Hillary I	40	M	7	Janitor	Apt house	$936
1337	Turner	Anna	37	M	H-1	Waitress	Tea room	$320
1413	Taylor	Emma	46	M	H-3			$-
1415	Mudd	Harry	60	M	8	Machinists helper	Railroad Terminal	$1,900
1429	Aiken	James W	48	M	H-4	Waiter	Hotel	$520
1430	Neal	Victoria V	69	W	H-4			$-
1431	Anderson	Ada	79	W	6			$-
1538	Fitch	Lula	45	M	H-2
1542	Green	William M	40	M	H-1	Laborer	Gov’t Printing Office	$1,320
1544	Williams	Augustus A	56	M	C-5	Dentist	Private Practice	$2,000
1546	Brooks	Walter A	54	M	C-3
1548	Chisley	Sadee	62	W	6
1550	Blackwell	James	45	M	0	Cement Finisher	Cement Contractor	$960
1554	Taylor	Walter J	65	M	8
1617	Contee	Grant	63	M	0	Preacher	Ministry	$-
1626	Cobbs	Ferrel	45	M	H-1	Messenger	Interior Dept	$1,260
1628	Coleman	Edward	60	M	8	Messenger	Veterans’ Bureau	$1,500
1629	Jenkyns	Jerome S	61	M	C-8	Machinist	U.S. Government	$2,245
1630	Marsell	William	50	M	8	Custodian	Bureau – Standards	$1,140
1649	Heywood	Spencer	50	M	C-1	Barber	Barber Shop	$900
1634	Ford	Laura	54	S	4			$-

I highlighted 1649 3rd Street, because that was my hang up, but I’m letting go, letting go. Instead I need to figure out how to make a decent table. This doesn’t seem like a long list, but remember in urban areas, more people are renters.

The owners on 3rd Street NW are varied. There are government workers, widow women, skilled labor and an educated professional. The youngest is Anna Turner, a 37 year old waitress at 1337 3rd St NW. She lived with her son and a female lodger, a teacher, the eldest a 79 year old widow Ada Anderson.

Buy This House: 1616 4th St NW

So our longtime neighbors have moved and are selling their house. Since they bought the house they moved into (for more space w/ legit parking), they need to get their old one sold, pronto! So if you’re thinking about buying a house in the TC let me tell you about 1616 4th St NW by pointing out a few things. Also, there will be an artshow/ open house on Friday 12/6 at 5:30pm , where the current owner will be showcasing some of his art work.

Greenery in the city– The owners love growing things. They had plants inside and out. In the rear are several pine trees, that was so the owner could wake up and see green. In the front they grew tomatoes, eggplants, peppers, basil, and other edibles. They also have planted a Japanese maple, right now it isn’t looking too hot, but in the spring and fall it is lovely. Their small porch they had several small potted plants. There are exterior spigots in the front and back for easy watering.

Kids on the Block– There are kids on the block including my own. A lot of the daycare and pre-school set, mainly boys. When they are seen (they aren’t out hanging about) they are with their mommies and daddies in a stroller. We are in the boundary of Seaton Elementary School (Pre-K 3- 5th grade) which scores highly on Great Schools. There are several Seaton families on 4th St. The Google group for parents is Bloomingdale Kids.

Awesome Commute?– Yes, depending on where you are going. On the other side of the block you can catch the G2 (LeDroit to Georgetown), and the 96 (Tenleytown). A block or two away are the 90, G8 and G9 bus stops. A 10 minute walk for me is the Shaw-Howard metro station. It is between the Q and R street bike lanes and there are two Capital Bikeshare stations within a block (or two). I haven’t had to wait more than 6-8 minutes for an Uber. If you must drive, the entrance to I-395 is a few blocks down New Jersey Avenue. So plenty of options.

Walkable neighborhood– The Walkscore is 95. We walk almost everywhere. The Giant is about a 10-15 minute walk if you don’t want to catch the G2. ANXO, is so close you could walk home drunk, but please drink responsibly. Truxton Inn is close too but that requires crossing Florida Ave, so you still need your wits about you.

Great block– The 1600 block of 4th St is the best. Our unofficial block captain Brian keeps the sidewalks clean, along with help from other neighbors. If you move here introduce yourself to the blond giant from Chicago and get on the no drama block email list. It is a quiet street, except when a firetruck is roaring down New Jersey, but eventually you kind of ignore that.

1616 4th Street NW– Built circa 1872-1875 housing black laborers, it is modern and renovated. It has a few flourishes from the previous occupants, notably the interior windows in the front bedroom that allow for light to go down into stairwell. It is listed by Keller Williams Capital.

Who can buy this– Okay, let’s just address an elephant in the room. Yes, $750K is a lot of money. But a shell, a cursed shell mind you, several doors down sold for $625K in November. Most likely buyers would be a DINK, double income, no kids (yet) with professional jobs who sold their condo. Other possible buyers could be single adults who are getting assistance from family (grandma’s will, parent’s co-buying, divorce settlement, etc). A developer could buy it since we aren’t in a historic district and try something, but FAR and a near neighbor’s solar panels might limit that. Families on public assistance aren’t potential buyers. Even with a 20% down payment a 30 year mortgage with great credit is over $3,000 a month (including taxes & insurance). That is above what the voucher program allows in this neighborhood even if it were to be rented.

If you think you are going to be around DC for a while, I would encourage you to buy a condo (although I, myself, despise condos) because maybe you can upgrade later in life when you’ve become more established in your career. You can use the sale of that condo, plus savings, and you have to have savings, to buy something like 1616 4th St NW in the future.

Thought Exercise: Moving out of Shaw

I had a job interview a few weeks ago, it went well, so well I seriously gave thought to what we would do if I was chosen for the position. You see, it is in the same suburban area of Maryland where my spouse, the Help works, and I said if I were to get a job there, we’d move. So for several days I was looking at moving to Maryland and all that would entail.

We already know what neighborhoods we want to live in on the other side of the border. Yes, this is something we think and talk about on a regular basis. But I hadn’t thought about the consequences of leaving Shaw and the city.

What we’d lose
Walkability
Our part of Shaw is a wonderfully compact. Within a 1/3 mile I can walk to the grocery store, a couple of bakeries, a bunch of restaurants and bars, the metro, and Destructo’s daycare. I haven’t owned a car for over twenty years and it’s been a couple of years since I’ve driven. I like being able to walk with Destructo or plop him in a stroller and walk to a park. When I looked at a few houses on-line that I thought was close enough to a metro station, PG Plaza was over a mile away, and a park well over 1/3 mile. Whereas our block has a WalkScore in the 90s the areas I was looking at had scores in the 30s… and no sidewalks.

Lower Property Taxes
When looking at possible homes in our price range, looking at the property taxes made some places just, unaffordable. A lovely little 3 bedroom in the $300-400K range had taxes above $5,000 a year. Our taxes in DC are somewhere just below $3K a year. A couple hundred dollars of our monthly mortgage goes to taxes and insurance, but I was seeing sizable $400-$700 a month going to taxes for PG Co. properties.

Free Pre-K
Dangit, I been paying into this system, I’m going to get my 2 free years. Destructo won’t enter the school system until 2020-21. If we were to move, we’d be paying for 2 more years of daycare since PG County doesn’t have free Pre-3-4K. That’s when I decided I’d rather have a bad commute (I’d worked at this location before) than pay $30,000+ for 2 years of daycare.

Loss of connections
Living here for nearly 20 years, despite people constantly moving, we’ve got some deep strong connections here. After observing others move to other nearby neighborhoods or over into suburbs, I know after a while you stop seeing those people. I wouldn’t expect us to be any different. We have friends and family in PG County and those connections would get stronger, but I would miss what I have built here in Shaw.

Other things I had to consider
Sell/Rent house?
Then there is the question of selling or renting. I’m emotionally attached to this house I live in. It was my first property. I’m not sure I can just hand it over to some renter to make their mark on. However, renting would allow me to return to the TC if I manage to return to my current duty station if an opportunity arose. Also the rules about renting in this city seem to get more complicated, which would mean hiring a property manager. Some of my former neighbors self manage, other use a property manager. Question would be would I want to self manage my baby?

Then we’d have to make the house suitable for renters. When you own your own home, there are things you let slide. Our AC died 3 years ago. We’ve got portable and window units that work well. The bathrooms aren’t painted that well, because I painted the whole house myself and never ever got back to them. There is a whole long list of little repairs that should be done, but since the health of the house does not depend on those repairs getting done anytime this century, they don’t.

If I were to sell, the property tax issue I have such a problem with would be less of an issue, because the equity we have in our home would make some places mortgage free. I wouldn’t have to think about managing a DC property.

Mari InShaw to Mari N. Peagee?
A lot of my on-line identity is based on being in Shaw/Truxton Circle. Would I change it if I moved? I’m still pondering that one.

Recently, I found out I wasn’t chosen. I called one of the interviewers, who I knew professionally, regarding why I wasn’t and now I know what areas I need to improve. So when the next opportunity pops up I know what I will do, and if chosen, I have a plan.

Edited 12/11/19 to add Walkscore URL.

The Curse of 1640 4th St NW

Whelp, it looks like 1640 4th Street NW has thwarted another owner. The last owner, apparently had contractor problems, as in ran away with money problem. The owner before that, tried her hands at renovating the place and for some reason failed. The owner before that, well, she’s the reason I believe 1640 is cursed.

The 3rd owner back and the neighbor next to 1640 had a toxic relationship. The neighbor claimed the 3rd owner called her the N-word, but even before that, they hated each other. I doubt they ever liked each other. So the neighbor was very antagonistic towards the 3rd owner back…. and the woman who bought it from the 3rd owner…. and the current owner. So whoever buys 1640, know the neighbor will hate your guts and do everything in her power to make things difficult.

The plans the current owner has doesn’t help. In the row of 2 story homes, the plans show a pop up that does not match any of the housing on the row. Now I can already hear Scott Roberts saying, “if you don’t want a pop up you should’ve fought for a historic district.” Yeah, no. I have no problem with the idea of a pop-up, I just have a problem with fugly pop-ups. Non-fugly pop-ups are possible.

This property is a shell. The current owner had the back ripped off (so it’s exposed to the elements) and the owner before that had done some demo. $735K seems to be a lot for a shell in my opinion, however, it isn’t the only shell in Truxton Circle in the $700K range, so what do I know?

So whoever buys 1640, not only do they have to deal with a cantankerous neighbor, they also have a partial shell. This would be for an experienced developer, someone who has developed property in the District. However, at the current price, anyone with more sense than money won’t touch it.

Affordable Chapman Stables?

Screen Capture of http://opendata.dc.gov/ data set of Affordable Housing

I started searching because the Open Data DC.gov site has a map so you can find affordable housing projects in the District. So I went to the side and drilled down to Truxton Circle.

So I saw Chapman Stables was in there and there are supposed to be 11 affordable unit of the 100 plus units. Six units are at 31%-50% AMI and 5 units at 61%-80% AMI.

But then I wondered. Wait. Condos have condo fees. These fees can start off reasonable and then if something happens creep or jump up. Then I wondered what do these affordable units look like? Are they segregated from the other units, like some apartment buildings?

So I went a looking at the DC property sales database to look at what sold below the $300K advertized basement price. This is public information, but I’m not going to use names or unit numbers. I found 5 units, they are not all on the same level, and they are not all studios. The first was sold on October 9th for $237,400 is a corner two bedroom unit. I noticed several of these affordable units share a wall with some common space things, like stairwells. Three units were sold for $114,600 in 2018. Two of those are one bedrooms and one is a studio. The one bedrooms share a wall with a common space thing and the studio is well, a studio. And lastly a one bedroom unit sold for $214,300.00 on October 16, 2018, and it only shares walls with other units.

The monthly condo fee for a one bedroom is $362. The fee for a typical studio is less than $300, and for a two bedroom in the $600 range. Remember kids, the condo fee is in addition to the mortgage and real estate taxes. I don’t know if the buyers of the affordable units get to pay a reduced fee or must pay the same rate as the market rate buyers, because everyone must contribute to the maintenance, trash, and all that other good stuff.

Also, let’s look at the categories of 31% to 50% AMI and 61% to 80% AMI. This is more about the buyer of the unit than the unit. Six units are for 31-50% AMI. According to the Department of Housing and Community Development’s chart that’s an income ceiling of $41,000 for a single person and $46,900 for a household of two. On the off chance the two bedroom was available for this category, a household of four’s limit is $58,600. There is nothing for the 51-60% AMI group. Five units were set aside for the 61-80% AMI group and the ceilings are $65,650, $75,000, $84,400 and $93,750 for households of one, two, three and four persons.

There is another condo in Truxton that is not yet completed, which has just 2 affordable units for 61-80% AMI, and that is Compass’ Five Points Flats. I have no clue as to what the condo fees for this thing will be.

It is easy for me to imagine single teachers, non-profit workers, civil servants, or savvy retirees, being able to fit into these income categories AND keep up with the HOA/condo fees. What I cannot see is how people who are in those AMI groups find out the availability and price of these units. As I see with Chapman Stables, they did manage to find those units.

Church spot gone condo: Scripture Cathedral

Looking at the 1957 Northwest Church Survey, Scripture Cathedral did not exist. It would have been at 9th and O Streets Northwest. But the only thing on that block was a storefront church called Christ’s United Baptist Church at 1329 9th St NW, now an outreach center. So historically, in my opinion, this means it can’t claim a rich history with the neighborhood. And I don’t feel like researching it to see if this was a post riot church. Looking at the website for Scripture Cathedral, currently in PG County, they don’t provide a useful history, or details.

The website for the condo building replacing it has plenty of details about the condos, ranging from $600K to $2 million.

The usual narrative would be Black church replaced by rich (let’s just assume) white condo owners, and then we are supposed to feel bad about losing people who park poorly in the neighborhood. Instead let’s go with ‘yay, new neighbors who may be overpaying for their home.’ Seriously, people still get shot a block or so away on 7th Street, and they can come home from the Mt. Vernon metro assaulted by the smell of K2 in the air.

Looking at the whole volume of the October 1957 Northwest Church Survey, there are plenty of churches that no longer exist. Churches that may have left because they ended their normal church lifecycle. Churches that picked up and moved before and after the riots, and before and after ‘gentrification.’ Neighborhoods change.