Block to Watch: Petworth (100-200 block of Ingraham Street NW)

I usually don’t post about specific neighborhoods or blocks, but this is an exception. I do business all over the city – Chevy Chase to Brookland, Georgetown to Capitol Hill, Petworth to Penn Quarter. Over the years I’ve been in hundreds of row houses in DC, maybe even thousands! Most were built between 1890 and 1940, and almost all of them have similar floor plans. I recently had clients close on a house on the 100 Block of Ingraham Street NW, however, and it was different… much different. If you’re looking for a house that doesn’t require major renovations or living with an antiquated floor plan, keep your eyes open for a house on this block. They’re a great value for smart homebuyers looking for a more contemporary floor plan.

The Traditional Floor Plan.

For better or worse, the classic row houses of DC were built for different times. They tend to be structurally sound, but the floor plans are from a different era. Here is what you can expect to see when walking into a row house with a traditional floor plan:

 

- Small/Choppy Rooms

- Only 1 full bath on upper level

- 3rd bedroom (if any) on upper level tends to be really small

- Galley kitchen (kitchen runs along one wall)

- Basement (if any) has low ceiling height, may be unfinished

- Tiny closets

- Second bath (if any) located in the basement

 

There isn’t anything wrong with these traditional floor plans, per se, but they just don’t work as well with modern lifestyles. Modern families tend to like open spaces and kitchens that aren’t crammed onto a wall. We prefer private, not shared bathrooms. And of course we have clothes – lots and lots of clothes – and we need big closets to keep them in. Add these and other contemporary demands up, and it’s no wonder these traditional floor plans seem so antiquated.

 

The 100 block of Ingraham Street NW.

When my clients and I walked into the house they bought on the 100 block of Ingraham, I was surprised by its original floor plan. It was wide and spacious with an open floor plan. It had two full baths on the upper level with one in the master bedroom! All three bedrooms on the upper level were well-sized with some actual closet space. The kitchen, although in need of updates, was open, and the window over the sink overlooked the backyard. The basement was fully finished with good ceiling height, and it had an additional half-bath. Throw in hardwood floors on the main and upper levels, a big backyard, one-car garage, stone fireplace, all brick construction (no frame addition), and Central A/C, and it’s clear this row house was a winner.

I’ve researched sold listings on these two blocks, and while there isn’t much, they all appear to have the same contemporary floor plan and Tudor-inspired exterior. The floor plan could be the reason there isn’t much turn-over. Why move? Washington Latin Public Charter School just moved into a new building down the block, and most of the city is easily accessible via New Hampshire Avenue, North Capitol Street, or Missouri Avenue. The Fort Totten Metro isn’t too far away either, though you’d never know it was so close on this quiet block with well maintained yards. So if you don’t want to live through the hassle of doing major renovations, spend big bucks on a builder renovated house, or compromise with an outdated floor plan, keep your eyes peeled for a row house on this block. It’s a great value for those that want to…..Buy Smart and Live Well.