6 bedrooms?? Really? They must be very very small. That house is not that big.

Judging from the comps, 560 is seriously overpriced. Most of the similar sales and listings are in the 250-350 range (although they are mostly row houses).

Actually – I was premature – not sure who is to blame for spelling errors – apologies to any agents out there.

I would guess that the six bedroom figure includes at least two in the basement. I have recently been spending a lot of time with these houses (find them on both sides of 13th, around the corner on Jefferson, and sprinkled throughout Petworth and 16th Street Heights).

I think finding comparable houses is very difficult on this street. Within two blocks in any direction are slow-selling condo renovations, sketchy row-houses, million dollar restored four-squares.

These bungalows (like the one in this listing) seem to be priced on a house-by-house basis. Rightfully so, they are around 90 years old and have experienced vastly different situations.

Blah blah blah- what I really know about houses?

most homes are row-houses on this street, so it’s nice this one is stand-alone and has a yard. still, it is over-priced and will not sell for that price: especially if a short-sale.

Look at the Google Map of the house – the whole backyard is one big concrete slab. They were not kidding with the 6 car space!

Why would anyone do that to a yard?

Actually, west of Georgia Ave. in this area has a lot of Craftsman homes. There are lots of rowhouses, too, but also many of these stand-alone houses. They sell for much more than their rowhouse neighbors. Between 500 and 600 seems to be the norm, depending on the condition of the house. It’s very close to Rock Creek Park and the tennis center, close to several major bus lines on 16th, 14th, 13th, Georgia and Kennedy. There’s a huge difference in price when you look at homes in this neighborhood depending on whether they are east of Georgia or west of Georgia.

Most of these houses on 13th and certain cross streets are identical on the inside, with the variations being in porch size and shape, roofline of the dormer, and whether the kitchen and stairs are on the left or the right.

The typical upstairs has 3 bedrooms and 1 bath, each with a closet ingeniously wedged under the eaves. Some reno’s chop up the side bedroom and make a master bath out of part of it, so that may be the third full bath in this case. In the basement, we’ve thought of turning a room down there into a bedroom. Three bedrooms down there seems like overkill, but it’s doable (ours is divided into a boiler room, a large den, a laundry room, and a rec room with an old bar). A full bath in the basement is typical. My guess is that they turned the pantry off the kitchen into a half bath. (Our next-door neighbor has that–and didn’t know that it wasn’t universal in these houses.)

This side of Georgia is assigned to West Elementary, a K-8 school at 14th and Farragut. I don’t know how the school is, but it’s got a really active PTO. I don’t think $560K is a steal, but if the house is in good condition, it’s a reasonable price.

BTW, I love the euphemism of “Parking for 6 or 7 cars” to explain the concrete backyard. There’s plenty of room for a 1 or 2 car spot and a real yard with grass or plants. You’d just need a good jackhammer.