Market Analysis — 16 Q St NE, Washington DC

Subject Property

🏠

16 Q St NE, Washington DC Photo pending BrightMLS

16 Q St NE, Washington DC 20002

MLS DCDC2263954 · Eckington

Bedrooms

5 BR

Bathrooms

3.5 BA

Above Grade

1,856 sf

Total Finished

2,784 sf

Year Renovated

2023

Condition

Excellent

            ●
            Parking: 2 private off-street spaces — concrete driveway, electric garage door (rear). Premium asset in Eckington.
          

            ●
            Basement unit: Fully separate 2BR/1BA with full kitchen, private front & rear entrance. Former Airbnb. Income potential ~$2,000/mo.
          

            ●
            Renovation: Completed 2023. Excellent condition throughout.
          

            ●
            Location note: Q St NE is a neighborhood street — not a major thoroughfare. No arterial road discount applies.
          

Market Conditions

Avg Days on Market

131

▲ Up from 96 days (prior year)

Median $/SF Trend

−9%

Year-over-year decline (Eckington)

Price Reductions

43%

Of NE DC listings (Q1 2025)

Active Inventory

+18%

YoY increase — more buyer choice

Eckington submarket context. Eckington sits northeast of the Capitol, bounded by New York Ave (south), Florida Ave (west), and North Capitol St (west boundary) — these arterials create meaningful submarket divisions. Properties south or directly adjacent to NY Ave or North Capitol face traffic noise discounts not applicable to interior streets like Q St NE.

The current market shows a clear bifurcation: well-priced properties move in under 2 weeks; overpriced listings are sitting 90+ days. The active listing at 33 Q St NE (2 blocks away) has been at $1.2M for 92 days with no reported activity. The withdrawn listing at 29 R St NE (as-is short sale, $900K) was pulled after 58 days — condition was the differentiator, not submarket softness. Sellers in Eckington are conceding: recent closings show $30K–$95K gaps between list and sale price on comparable homes.

Comparable Properties

All comps sourced from BrightMLS / Redfin. Methodology: same-neighborhood comps weighted highest; parking type, condition level, and road adjacency noted per property. Neighborhood boundary dividers (NY Ave, Florida Ave, N Capitol St) applied as submarket discount factors.

🏠 36 Quincy Pl NE

Best Comp

36 Quincy Pl NE

$1,150,000

Closed Oct 24, 2025 · DOM 13 · Full list price

1,672 sf above grade

2,507 sf total

$688/sf above grade

$459/sf total

Eckington

Excellent condition

Gravel driveway parking Sep. rental unit (licensed) Wolf range, quartz counters

Adjustment to subject: Subject has 184 sf more above grade (+11%) and concrete off-street parking (vs gravel). However, market has softened ~9% since Oct 2025. Seller concessions present on 36 Quincy. Adjusted value indication: ~$1.05M–$1.10M.

🏠 113 R St NE

Market Floor

113 R St NE

$965,000

Closed Apr 1, 2026 · DOM 61 · Cash sale

1,682 sf above grade

2,472 sf total

$574/sf above grade

$390/sf total

Eckington

Renovated 2020

Alley/off-street parking Lower unit C of O (~$2K/mo) Listed $995K → sold $965K

Key signal: Agent noted property appraised ABOVE $975K yet sold at $965K — buyers negotiated $30K below ask even on an appraised property. Sets market floor for Eckington income-producing row homes. Subject has larger footprint and newer renovation (2023 vs 2020). $965K undervalues subject.

🏠 136 R St NE

Secondary

136 R St NE

$1,190,000

Closed Feb 11, 2026 · DOM 1 (CDOM 209)

2,292 sf above grade

2,872 sf total

$519/sf above grade

$414/sf total

Eckington

Historic Victorian

1 driveway parking 11-ft ceilings, 3 fireplaces Net concessions $21.8K

Less comparable: Larger above-grade footprint (2,292 vs 1,856 sf) makes direct adjustment difficult. Historic Victorian features (high ceilings, fireplaces) are premium differentiators. Long cumulative days on market (209) before final sale. Use as ceiling reference only.

🏠 58 S St NW

Cross-Submarket

58 S St NW (Bloomingdale)

$1,055,000

Closed Nov 10, 2025 · DOM 105

1,818 sf above grade

2,607 sf total

$580/sf above grade

$405/sf total

Bloomingdale (NW)

Luxury renovation

Driveway parking NW submarket (discount vs NE) $95K gap list vs close $55K seller concessions

Market signal: $95K gap between list ($1.15M) and close ($1.055M) plus $55K in seller concessions demonstrates negotiating room in this price range. NW-to-NE discount applies. Supports thesis that subject has room below ask.

🏠 41 R St NW

Secondary Ref.

41 R St NW (Bloomingdale)

$940,000

Closed Jan 28, 2026 · DOM 9 (CDOM 85)

1,352 sf above grade

1,892 sf total

$695/sf above grade

—

Bloomingdale (NW)

Renovated

2-car parking, electric door NW submarket $37K seller repairs/concessions

Limited comparability: Much smaller above-grade (1,352 sf vs 1,856 sf) and different submarket (NW vs NE). High $/sf above grade reflects smaller size. Seller concessions again present. Less weight applied.

🏠 41 Q St NE #2

Excluded

41 Q St NE #2

$838,000

Closed Apr 20, 2026 · DOM 18 (CDOM 291)

1,712 sf

$489/sf

Eckington

HOA $287/mo

2-Level Condo — Not Fee-Simple

Why excluded: Condominium, not fee-simple. No basement. No yard. HOA carries ongoing cost drag. Shown for neighborhood context only — apples to oranges versus subject row home.

Pricing Analysis

Market Value Range (Comps-Based)

$1.00M – $1.10M

Unadjusted from comparable closed sales. Does not account for current market softness or negotiating position.

Offer Range (Market-Adjusted)

$950K – $985K

Applying documented 9% Eckington softness and observed negotiating gaps in comparable closings.

$/SF Range (Above Grade)

$574 – $688

Eckington renovated row homes

$/SF Range (Total Finished)

$390 – $459

Including basement square footage

Subject at List Price

$552/sf above grade

$368/sf total — mid-range vs comps

Adjustment Factors Explained

🚗

Off-Street Parking (Garage / Concrete Pad)

Private off-street parking is a significant premium in DC. Garages and concrete pads command more than gravel. Subject has 2 concrete spaces with electric door — this is the strongest parking configuration in the comp set. 36 Quincy Pl (best comp) had gravel only. Subject parking is superior to every comp.

+Premium

🚌

Major Thoroughfare Adjacency

Properties directly on or immediately adjacent to NY Ave NE, Florida Ave, or North Capitol St face traffic noise and safety perception discounts (typically 3–7%). Q St NE is an interior neighborhood street — no thoroughfare discount applies to this subject. Note this factor when evaluating comps near these boundaries.

N/A — Interior street

🔨

Renovation Level & Recency

Scale: Original → Updated → Renovated → Fully Renovated → Luxury. Subject: Fully Renovated (2023) — the most recent renovation in the comp set. 113 R St was renovated in 2020; 36 Quincy was high-end finishes but not a full gut. Newer renovation reduces buyer-side risk premium and supports asking pricing.

+Premium

🏠

Basement Access: Interior vs. Exterior

Interior basement access (staircase from main living) allows true multi-generational or owner-occupant use with a private lockoff. Exterior-only access limits utility to pure rental. Subject basement has both front and rear private entrance. Buyers seeking income property value this; owner-occupants may prefer interior access. Neither configuration is strictly superior — it depends on buyer use case.

Context-dependent

💰

Income-Producing Basement Unit

The basement was generating Airbnb income and has a private entrance configuration compatible with long-term rental (~$2,000/mo based on 113 R St comp). This is a buyer benefit, not a seller premium. The data does not suggest Eckington buyers pay above market rate for income units — 113 R St sold at $965K despite having a licensed income basement. Do not allow sellers to over-monetize this feature.

Buyer upside — not seller premium

🌎

Neighborhood Boundary & Submarket Weighting

NY Ave NE, Florida Ave NW, and North Capitol St divide DC neighborhoods into meaningful submarkets. Bloomingdale (NW) comps (58 S St NW, 41 R St NW) are directionally useful but carry a submarket adjustment. Same-Eckington comps (36 Quincy, 113 R St, 136 R St) receive highest weight.

Weight by proximity

What the Data Suggests

This analysis is provided for informational purposes. All valuations are based on comparable closed sales and publicly available market data. This is not a licensed appraisal. Individual property decisions should be made in consultation with your agent.

Market Value Range (Comps)

Based on the four weighted Eckington comparables, the data indicates a market value range of $1.0M–$1.1M for 16 Q St NE. The best comp (36 Quincy Pl NE, sold Oct 2025 at $1.15M) adjusts to approximately $1.05M–$1.10M after accounting for the 9% Eckington price decline since that sale. The market floor comp (113 R St NE, sold Apr 2026 at $965K) establishes a lower boundary — the subject's newer renovation and superior parking support a premium above that floor.

The Case for an Offer Below $1M

The data supports an opening offer in the $950K–$975K range for the following documented reasons: (1) Eckington median $/sf is down ~9% year-over-year. (2) 113 R St NE appraised above $975K yet buyers negotiated a cash sale at $965K in April 2026. (3) 58 S St NW (adjacent submarket) showed a $95K gap between list and close with $55K in seller concessions. (4) The listing is 6 days old in a market where average DOM is 131 days — no urgency premium exists yet. (5) The listing remarks suggest seller motivation. The two-car parking and renovated basement are genuine value adds — they support the upper end of the range, not an escalation above $1M at this stage.

The Case Against Overpaying

The active listing at 33 Q St NE (2 blocks away, $1.2M) has been sitting 92 days with no reported offers. The withdrawn 29 R St NE listing (as-is, $900K) was pulled after 58 days. Sellers in Eckington are aware the market has shifted. The listing price of $1,025,000 is consistent with the data — it is not overpriced, but it is also not a bargain requiring urgency. At $1.025M with no concessions, the buyer absorbs the full market risk.

Offer Framework (Data-Supported)

Opening Offer

$950K–$960K

Consistent with documented negotiating gaps in Eckington. No competing offers currently visible.

If Competing

$985K–$1,000K

Escalation cap if another offer is confirmed. Stays within comps-supported range.

Walk-Away Signal

Above $1,025K

Seller asking full list with no concessions eliminates documented value gap. No data support above this level.

Two Items to Confirm

(1) Confirm exact above-grade square footage in BrightMLS before finalizing any offer — value ranges shift meaningfully with precise figures. (2) Confirm whether 16 Q St NE falls in a historic district overlay — this affects permit type and timeline for any future renovation work on the basement configuration.

Your Agent

Vishal Doddanna

Buyer’s Agent — Vidona Residential at Keller Williams

📞 (443) 718-0321 ✉ vishal@vidonaresidential.com

🏠 8825 Stanford Blvd #300, Columbia MD 21045

Questions about this analysis or ready to move on 16 Q St NE? Schedule a call to walk through the numbers together.

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