Case Study: A Nearly New 100 Year-old Rowhouse in DC

The John Eric + Trevor Team worked with long-time clients to renovate their DC rowhouse to maximize their profits when listing it for sale in 2021. What seemed like a straightforward renovation had a few unexpected detours and delays, but the end project was what the John Eric + Trevor Moore team is all about: Luxury at any price point. The initial meeting in March 2021 with John pointed to an as-is list price of just over $800,000, but the sellers decided they were willing to renovate extensively to realize a much higher sale price.

Gorgeous exterior updates drew buyers in from busy Sherman Circle

Issues to Address

This home had issues to address to achieve the higher sales price desired, and John Eric and Trevor Moore worked with the sellers to plan to address these issues:

The kitchen layout was not ideal, with a dropped ceiling making it feel even tighter.
There was a large primary bedroom, but no private primary bath, and not enough closet space available.
The secondary bedrooms and secondary bathroom also needed some attention to detail to make the most of the space.
The basement needed updating, including the bathroom.
The rear sitting room was such a walkthrough space that it was hard to use as a living space.
The deck, porch, and front walk all needed to be cleaned and painted.

Major changes in the main level include opening up the arched doorways in entry and kitchen for an open plan.

The kitchen before – during – and AFTER! Gorgeous modern cabinetry from MidSouth.

Could the team address all these problems and give the buyers some much sought-after luxurious finishes?

The Plan

The sellers decided to work with Frank of P&G Construction with an initial budget of $150,000. They decided to:

switch the location of the kitchen and dining room and add a large island, new cabinetry, and new appliances
remove the arched doorways on the main level to create a more modern, open floor plan
re-open the original door and window openings to bring natural light into the dining area
open up the odd doorway in one secondary bedroom and add additional closet space, and add a new closet and glass door for additional light in the other bedroom
completely renovate all bathrooms
close the rear door and replace one smaller window with two larger windows
update and renovate the primary suite and add a private primary bathroom and additional closet space
new flooring throughout – hardwood on upper levels, LVP in basement
renovate and update the basement, including kitchen and bathroom
clean up exterior front and rear, including front porch and sidewalk, deck, and paint exterior a new gray color

Frank’s team started the demolition phase of the project, and they immediately uncovered structural concerns that would need to be addressed at additional expense and, almost as costly, time. While the sellers were not excited about the over-runs, they knew that a structurally sound home was necessary. P&G worked with architects and inspectors to add a new structural support system to create a safe living space.

Just the changes in the rear entrance are impressive! The original openings were used to allow access into the dining room for a more open flow, while the extra rear door was closed and additional larger windows were installed.

The Process

The team was hands on, providing their signature White Glove Service so the sellers didn’t have to leave Virginia to meet any vendors in Washington, DC – such a relief for these working-from-home parents. The team worked with Frank and the sellers to source the best deals of fixtures and finishes. Trevor worked with MidSouth Building Supply to help design the new kitchen with large island. The team sourced vanities online, carefully timing deliveries to reduce vendor’s waiting time. During the pandemic, appliances were a major part of the supply chain delays, but careful shopping found quality appliances in stock locally for delivery. They found reasonably priced quality tile and bathroom fixtures, both online and locally sourced.

What is more transformative than adding a private en-suite and additional closets without sacrificing space in this gorgeous Primary Suite? Moving the entrance allowed the sellers to move the door to the former shared bathroom and create a really luxurious private space.

This new primary en-suite makes a statement that this is a luxurious space for adults. From the gorgeous art-deco style vanity – a nod to the period the home was built – to the modern, gold Brizo fixtures, this is luxury!

The Results

In the end, the home turned out truly beautiful, with the staging provided by the team adding the final touches for the professional photography. They successfully addressed the concerns mentioned above and brought in a new modern style to a house that is nearly 100 years old, with a final cost of just over $200,000.

Both secondary bedrooms had new closets, new recessed lighting, and new access into the gorgeous new shared full bathroom.

This home went under contract in 19 days for a full price offer of $1,135,000. The entire project took 7 months, and the result is both timeless and priceless: A welcoming new home for a family.

This share bright bathroom was kept white in order to maximize the light that is passed through into one of the secondary bedrooms

The team is very proud of this extreme renovation. Frank of P&G Construction worked hard to maximize the potential of this home. Now it is ready for another generation of Washingtonians and maybe another 100 years of use. Good investment!