Showing posts with label UIP Development. Show all posts
Showing posts with label UIP Development. Show all posts

Wednesday, August 18, 2010

Marbury Plaza: 1500 Tenants End Two-Year Rent Strike

10 comments
Real trouble began about five years ago. A young girl and her mother were killed by an explosion at Marbury Plaza in Southeast Washington, DC, and several people were injured. Investigators believed that thieves had tampered with natural gas lines leading to laundry equipment inside one of the two highrises in the otherwise garden-style residential complex. In response, the management company, The Lightstone Group, put all laundry off limits to residents, who reacted by forming a tenants' association to respond to the crisis, prevent future recurrences and improve quality of life at the apartment building. Then in October of 2008, they staged a rent strike, placing their rent money in an escrow account in the city's charge. Now, five years later, a new management company is taking over, and a $5 million capital budget will be available to restore the complex to normalcy with rent checks once again rolling in.

Despite the agreement announced yesterday, April Goggans, President of the MPCTA (Marbury Plaza Concerned Citizens - Tenants Association) is only vaguely optimistic. In her four year struggle to bring tenants to the forefront of concern, she has been disappointed repeatedly. Now that Urban Investment Partners (UIP) has reached an agreement with the MPCTA to manage the 672 rental units and their 1500 disgruntled residents, Ms. Goggans remains skeptical and more than slightly on the defense. "Just give it 6 months. When UIP attempts to purchase the building again, the Association will be 110% ready to exercise their TOPA [Tenant Opportunity of Purchase Act] rights," she wrote in a November 2009 letter published on the MPCTA's blog. In her letter she cites previous attempts by UIP to buy the property, which affords views of downtown Washington and spacious floor plans. At the same time, according to East River Magazine, Ms. Goggans noticed that the property really began to deteriorate when the owner, A&A Marbury, LLC , stopped trying to sell it in 2007.

In her testimony against A&A Marbury and the Lightstone Group, Cassandra Payne, a Marbury Plaza tenant as of 2004 stated that when she first moved into her apartment "(1) The hot water was sporadic and would often be turned off without any notice to the tenants. (2) Her apartment had holes in the walls. (3) The 'plumbing was bad.' (4) There were roaches and 'rodents' in the hallways. (5) When she moved into the apartment there was no carpet on the floor and a stink that provoked an allergy attack. (6) The building had holes in the hallway walls." After a 17% rent increase, she sued the company under a claim of a violation of the The Rental Housing Act of 1985 but failed to bring documentation of the reported issues to the hearing. The Act places nearly all rental units built before 1975 in the District of Columbia under rent control regulations, which do not allow spikes of more than 10% in annual rent in most cases.

The Office of Administrative Hearings (OHA) ruled in favor of the housing provider because the rental ceiling adjustment corresponded to the CPI-W (Consumer Price Index for Urban Wage Earners and Clerical Workers), and Payne failed to provide sufficient evidence to support her claims. Tenants were not the only ones suing; the owner also unsuccessfully sued tenants when they refused to pay rent.

"I've sacrificed tremendously. It can be a 24-hour a day job advocating for justice. Tenants will start seeing some relief, and the Attorney General will oversee the whole process. We have worked so hard to get here, and the outlook is finally promising." Goggans talked to reporters, community agencies, and even bought law books to navigate the complexities of housing advocacy. "It's been a learning experience," she reflected. Voicing concerns about elderly, disabled or single parent members of the Marbury community, she said she is glad she has had the energy to pursue solutions to the problems that have been plaguing the residential complex over the past four years.

But with the support of Peter Nickles, DC Attorney General, Ward 7 Councilmember Yvette Alexander, as well as Councilmembers Muriel Bowser and Kwame Brown, Chief Tenant Advocate Johanna Shreve and Bread for the City Legal Clinic Director, Vytas Vergeer, the tenants are finally being vindicated.

The Lightstone Group lost ownership over Marbury Plaza when it defaulted on a $41.1 million loan from New York Community Bank in 2004. Since then it has not been making mortgage payments on the property and has been generating operating losses. A refinancing of the property took place in 2005, generating $14.1 million in revenue. A sizable chunk - $10.2 million - went to investors. Overall the company has been operating at a loss averaging approximately $2 million per year on Marbury with additional losses in the millions on its other residential and commercial properties and coming close to foreclosure.

"We are committed to working with them" stated April Goggans about UIP's new management in a recent interview. "They came into a hard situation, but ultimately, the owner holds the purse straps." Negotiations between the MPCTA and A&A Marbury have yielded an agreement, announced on Tuesday, of $5 million in capital improvements to the property, which consists of two apartment towers and seven garden-style buildings. In an August 17th press release, Wout Coster of UIP said "We could not accept the assignment until we were assured that the owner was prepared to provide the funds necessary to improve the property." For now, at least, life will get a little better for everyone involved.

Washington DC real estate news

Friday, July 09, 2010

Local Builder Starts Condo Project in Adams Morgan

3 comments
Map:  Adams Morgan, Washington DC, UIP, Bonstra Haresign, real estateA local real estate developer will turn a pair of historic apartment buildings in Adams Morgan into 43 condominiums for delivery next year. Urban Investment Partners (UIP) acquired the properties at 1801 and 1811 Wyoming Street last year for $6.9m and has plans for a $4.5m upgrade expected to complete in late 2011. Washington DC based architect David Haresign of Bonstra Haresign is the lead architect on the project, EHT Traceries is assisting with historic building conformance. The building dates from 1909 and was originally designed by architectural firm Hunter and Bell. The apartment buildings were put up for sale by Marcus & Millichap in early 2009 and went under contract shortly thereafter, but the tenants exercised their rights under DC's Tenant Adams Morgan, UIP, Steve Schwat, DC real estate, Bonstra HaresignOpportunity to Purchase Act (TOPA) and negotiated a contract with UIP in late 2009. UIP Principal Steve Schwat say tenants will be out in about 90 days and expects renovation work to commence immediately thereafter. Schwat says he expects about 16 of the tenants to purchase their units at "deeply discounted prices", but that the building will be extensively rebuilt - "a full gut renovation" - with finishes that rival "an Ian Schrager hotel." 

Finishes will include "extensive landscaping" between the buildings, large patio spaces on the garden level units, and interior finishes like two-tone cabinetry and Cesarstone counters, pocket doors, smart wiring, gas cooking, and a bike storage room. Schwat also has designs for often overlooked roof, including "huge" roofdecks with benches and water. "People will actually want to use them," he notes. UIP has undertaken numerous TOPA re-trades recently, including the Policy in Kalorama, the Shelby in Dupont, and the Macklin in Cleveland Park, all within the past two years. "We haven't done a condominium in a couple of years, I'm excited to start that again" says Schwat. "We love the idea of working with tenants, there's alot of benefit to both parties. Whether tenants exercise their TOPA rights or not we're going to work with them to get a product that benefits everybody...many people are scared of TOPA, but for us its been a great experience." The hardware store on 18th Street will be emptied and fully renovated during the reconstruction.

Washington DC retail and commercial real estate news

Friday, December 04, 2009

The Policy, Kalorama

0 comments
Sponsored Announcement

UIP Property Management, Inc. presents The Policy, located in the heart of the Kalorama Triangle at the corner of 20th and Kalorama Streets, NW. The Policy is a fully renovated, depression era building built in 1929. The Policy features 62 light filled, spacious apartments including studios, 1br/1ba and 2br/2ba apartments. The Policy has the luxurious feel of a high-end hotel with its grand lobbies featuring custom mahogany mill work and intricately patterned marble floors. The apartment homes were each fully renovated with condominium level finishes, including granite counters and vanities, stainless appliances, individual combo washer/dryers, individual, central heating and air conditioning, new kitchen and bath tile, restored hardwood floors and many large closets. The building also includes a controlled access entry system with 24 hour video monitoring, a bike storage room featuring a bike ramp, and additional storage lockers available for rent. If you want to live in the heart of the city or if you are looking to upgrade, starting at $2,2000, call us today at 202-244-3811 or visit us at our website www.uippm.com.

Thursday, December 03, 2009

The Macklin in Cleveland Park

4 comments
Sponsored Announcement

UIP Property Management, Inc. is pleased to present The Macklin a fully renovated historic apartment building in the heart of Cleveland Park. The Macklin was built in 1939 and boasts 17 beautiful fully renovated apartments. The Macklin was designed in an art-deco style by renowned architect Mihran Mesrobian (1889-1975), who was a prominent Washington architect. The apartment homes have been completely and beautifully renovated with individually controlled central heating and air conditioning, GE stainless appliances including microwaves and dishwashers, washer/dryer units in each apartment, granite counter tops, restored hardwood floors, tiled kitchens and bathrooms and so much more. The Macklin’s historic exterior features were restored, including the original steel casement windows, glass block art deco entry way, and decorative false balconies and concrete panels. If you want to live in the heart of the city or if you are looking to upgrade, starting at $1,600, call us today at 202-244-3811 or visit us at our website www.uippm.com.

Sunday, June 07, 2009

Industry Insight: Steve Schwat of Urban Investment Partners

9 comments
Since co-founding Urban Investment Partners (UIP) at the turn of the millennium,UIP Steve Schwat, Urban Investment Partners, Washington DC real estate, Macklin, Columbia Heights UIP principal Steve Schwat has overseen a diverse portfolio of real estate and development projects in Washington, DC and Prince George's County. In addition to owning and/or managing roughly 2800 rental units throughout the city, the firm has developed several for-sale condo projects, including The Archbold in Glover Park and Providence Square on Capitol Hill.

As the area condo market began its steep descent a few years back, UIP turned its focus to a practice Schwat calls the "value add" - a program that provides "substantial rehabilitation" to blighted or vacant buildings with updated amenities and streamlined utility systems. Schwat spoke with DCmud about UIP's expanding list of services and the state of DC development in general from their newly acquired Connecticut Avenue offices, directly beneath one such "value add" property currently under renovation: the historic Macklin apartment complex at 2911 Newark Street, NW.

Can you tell us a bit about how UIP came together and the work you do here at the firm?

I’m one of the original principals. There are three of us. We started back around 2000 and I have been in Washington since 1980, when I went to school at GW. I’m serial entrepreneur of sorts. I’ve owned a number of different businesses and I have a background in sales. My initial interest in real estate was doing single-family homes, and then I did my first condominium project in the early 80s, by renovating an older historic-type building. I sort of caught the renovation bug.

I enjoy starting companies, administrating companies and getting them running. What been as a hobby in real estate turned into a full blown career. My two partners, both of whom are Dutch, have been in real estate for a very long time. There was a combination of their deep experience in real estate investing and my knowledge of Washington and ability to create a functioning operation.

UIP doesn’t only operate as developer, but offers general contracting and property management services as well. Can you profile the organization for us?

UIP was always the rental group and all of our rental properties are owned under some kind of UIP entity. Drummond Development was our for-sale company and, if we do a for-sale project, it’s done under Drummond – just to keep the different types of investment separate. Then we have Urban CM, which is our construction group, and we currently do our own construction on projects up to $5 million. That may expand sometime in the next year or so if we do bigger projects.

Our property management group started in January of this year. We hired Dave Barton, who was running Randall Hagman’s residential management group, and when he resigned, they sort of sent him off with his staff and about 700 apartment units. So, we now manage our own properties. Before that, we were hiring third-party property managers…[but] we’d always envisioned having our own property management company, simply because we were constantly dissatisfied with the level of performance we got from other companies.

As it turned out, as the industry changes and the capital markets change and businesses are consolidating, we’d been considering it for so long that it didn’t seem like a consolidation move. In the end, in a market where you’re starting to worry about your ability to do as many deals this year as you did last year, it’s certainly a benefit to bring a fee-based entity in. UIP Steve Schwat, Urban Investment Partners, Washington DC real estate, Macklin, Cleveland Park, commercial property for sale You were giving away 5% before and now you’re bringing it in yourself. That’s not to say property management is highly profitable business. For us, it’s not yet, but it’s highly profitable for us as asset holders and asset managers.

How do you go about finding and selecting properties for rehabilitation? They all seem to be historic, yet something with an architectural history like the Macklin seems like a more obvious choice than say, 1921 Kalorama.

The prominent history, from an investment perspective, is probably fifth down on the list of the top five priorities. It’s certainly more fun to do architecturally significant buildings than it is to do historically insignificant buildings...What we look for in a property if we’re going to do a "value add" is “Can we increase the rents? Can we decrease the expenses? Does the building need the improvements that we’re talking about? And is there a method within DC rent control that’s going to allow us to achieve those goals?”

That’s really the key when you’re marketing inside a rent controlled environment like the District of Columbia. It’s not a matter of looking for loopholes; it’s a matter of utilizing the system in a legal way, taking buildings that are in need of substantial rehabilitation, putting it all together, and, in the end, doing what is a justified renovation of the building.

But, in that, you have two things that directly conflict. One is the city’s desire to maintain affordable housing. [The second is that] if you’re going to pour a million dollars into a building to renovate it, that’s something that will cause you to increase, not decrease the rent. Dig one level deeper and that conflict becomes a reality where you have people living in grandfathered buildings with antiquated heating, cooling, and electrical systems…If you were to build that building today, it would never meet code. But because it’s been grandfathered in over so many years, it technically gets past the code. But that doesn’t mean UIP Steve Schwat, Urban Investment Partners, Washington DC real estate, Macklin, commercial real estateit’s safe or that the electrical system doesn’t need to be replaced.

Within rent control, there are a number of tools you can use to increase rents. But you can’t just take a crapped out building and increase the rent because it’s still crapped out. You can’t take a building that you wouldn’t live in…and just raise the rents because that’s not very moral. So there’s a balance of working within the rent control environment and achieving that perfect storm of, “Is the property currently requiring improvement? Is the property currently renting below market rate? Is there a tool within a rent control that we can use to increase the rents while working with the Office of the Tenant Advocate and the Rent Administrator?...[That is] separate from my political opinions on what preserving and providing affordable housing should be. That is not to say that I agree 100% with the District, but there is the law and you have operate within it.

That said, some of the District’s rent control laws are antiquated and somewhat backwards in their thinking. The concept of maintaining affordable units in an otherwise upscale building has some inherent issues that are problematic...If you build $700,000 houses or condominiums, is it appropriate to have a $200,000 condominium in that building? Issues like amenities and monthly maintenance fees are also in direct conflict with one another.

Does UIP view new construction as profitable arm of the business? Or is the company content with sticking to renovations culled from DC’s vast inventory of vacant buildings?

UIP Steve Schwat, Urban Investment Partners, Washington DC real estate, Macklin, leasing commercial property, ShelbyWell, a vacant building is what we see as a “value add” building. So, yea, we’re all over that. And, yes, potentially for condominium sales, I think the market – although it dropped off precipitously at some point after 2005 and has remained low – still has absorption in DC. There are still people looking to buy condominiums. For instance, The Shelby at 1706 T Street or The Macklin at 2911 Newark Street, both have condominium registrations associated with them, so they could be sold as a condo at some point in the future. But that’s not our plan or the way we underwrote them. We underwrote them as rental properties and we renovated them as rental properties.

Ironically, coincidentally, fortuitously, though, a renovation of a rental property…is very similar to the renovation you do for a condominium because you have to self-contain utilities and make it simple, so that someone can own it. There’s a lot of synergy there in renovating a building for rental, where you’re reducing your expenses. Part of our whole “value add” strategy is not only increasing the rents, but also decreasing your expenses from five, six grand per unit per year to something less than three grand because you’re not heating the building with a highly inefficient furnace that burns all day long…as opposed to replacing it with a self-contained unit that the tenant is responsible for. It’s amazing how green a technology that is…If leave, I turn it off; I come home, I turn it on.

The definition of “value add” is in how you exit and, if there’s one thing I’d like to say, it’s that “It’s the exit, stupid”…I like to talk about my condominium experience because we did a lot of “value add” renovations with condos. People go, “Oh no, condos,” but the sale of a condominium and the sale of an apartment building is the same thing. It’s just a contract selling one on a wholesale basis and another selling condominiums on a retail basis. A condominium unit is generally worth more than a rental unit, but, the point, is it’s a really a matter of what the equity wants and what the market is saying.

We have a friendly competitor that recently completed a condominium building on Vernon Street and they’re having a really high velocity of sales. We just finished an apartment rental two blocks from there and we rented out all our units in less than a month. There are strong market indications for both. We thought we’d start to see the rental ceiling – what’s the highest we can rent these units for – and we haven’t seen it…With the inventory higher now than it was two years ago, people have a choice. If you’re building something in a bad neighborhood or an undeveloped neighborhood or uncharted territory, I think you’re going to have problems. The only time you didn’t have problems was when supply and demand were so imbalanced that people were writing contracts just based on paper plans…We’re certainly a lot closer to reality today than we were three years ago. Three years ago, it was more important what the appetizers at the opening party were than how people wrote UIP Steve Schwat, Urban Investment Partners, Washington DC real estate, Macklin, Columbia Heights, DC commercial property broker, the Macklincontracts.

With a well located property, you can sell condominiums today. We’re just over the last few months, after two years of not even mentioning the word condominium, I actually had a meeting with an equity partner who said, “We’re not afraid of condos. If you show that you think it’ll work, we’ll do condos.” And I think the market is saying just that.

Does that mean we’ll being seeing more from-scratch, new development from UIP in the future?

We’re just starting to look at ground-up construction. We’re starting to look at developable property that we stopped looking at for a year or so - some as rental, some as condo. For a while, you couldn’t buy developable land for a price that you could rent at. Seller anticipations are starting to come into line with buyer expectations. There was that time when if you had a vacant building for sale, it was a hundred grand a year because it was assumed you’d do a condo and sell it out at three hundred grand a year…Now you got the guys that bought the buildings for a hundred, paid a little more money to get rid of the last two or three tenants…carried it for a year and they now have a vacant building – with a big fat tax bill, a nasty interest carry cost each month and nobody that is willing to finance a condominium.

Ok, so go rental? But if you’re on 10th Street, NW, an area that’s not supporting $2000 or $3000 a month rentals, how are you going take a hundred grand a unit, spend another seventy grand to renovate it and then rent it for $1200 a month? You’re losing money, so no one’s going to finance that.

There’s a lot of that type of property out there and that’s the type of property that we’ve been looking a lot at lately. There a lot of distressed owners – I won’t call them sellers yet – and they’re trying to figure out how to get out.

Given the tumultuous state people like that have found themselves in, what advice would you give to fellow DC area developers?

UIP Steve Schwat, Urban Investment Partners, Washington DC real estate, Macklin, Columbia Heights, retail for leaseI’d go back to the basics and say that the money is in the buy. You can’t underpay for a property, you can only overpay. And once you’ve overpaid for that property, only time will help you erase that. So you have to buy property…and look at it on an income producing basis. The question is, “Can I buy it, fix it up and rent, while staying cash positive?” If you can’t, nobody’s going to finance it. And if no one’s going to finance it, why would you invest a million dollars of your own money to generate fifty grand a year in income? There are plenty of alternative places to put that money.

Where do have to be these days? DC is faring a lot a better than other areas these days, but investors don’t want to invest in DC real estate unless...you can assure them going in. I don’t see much stuff being sold for less than seven (cap rate). Maybe some AAA, pension quality development, like Mass Court, will go…but there’s not a lot of that kind of product out there. But if you’re talking about the kind of stuff that we buy – 20, 30, 40-unit buildings and small retail stuff – you’d better be at an eight cap.

[Look at] the 14th Street corridor or U Street or Adams Morgan. Christ, look at 18th Street and the vacancy right here in Cleveland Park. You’d better have a pretty good deal – a good buy, a good tenant and reasonable cap rate – if you’re getting into a small retail or small apartment building. And the interesting thing is that’s what we like to do. We like to find that opportunity.

With that in mind, what’s next for UIP in over the course of the coming year?

I see us moving forward with a very aggressive and very prolific acquisition strategy. Last year, we acquired some $60 odd million worth of real estate and bought five buildings with our equity partners. This year, we’ll be closing on two properties over the next couple weeks. We sold one or two earlier this year, which was opportunistic and advantageous…I seeUIP Steve Schwat, Urban Investment Partners, Washington DC commercial real estate, Macklin us making between half a dozen and dozen acquisitions over the next six to eight months.

I’ve got a stack of potential properties. We’ve got a couple deals that are small retail, a couple deals that are small residential, we have a couple big, multi-hundred unit deals and a couple that are potential bank deals. And they’re all in DC. We own property in PG County – Hyattsville, Riverdale – and we are good at managing those garden-style walk-ups as well. We own a bunch of that and we’re looking a lot of it too, but I’d say that’s probably 20% of what we do. The 80% of what we look at is DC, from Southeast to Northwest, and distressed owner deals, bank deals, failed condo associations, failed tenant associations and failed development plans. We’re looking at a lot of that.

We’re looking at some properties that are owned by non-District headquartered companies. There are a lot of larger commercial real estate companies that got into the District and are now trying to get out. They hate the District, they hate rent control, they hate TOPA. We don’t love rent control either, but we’re damn good at it and we’ve been doing it for ten years.

Tuesday, April 14, 2009

Dupont Apartment Building Reopens After Renovation

0 comments
In keeping with its past successes buying and renovating historic but neglected apartment buildings, Urban Investment Partners (UIP) is putting the finishing touches on their $1.8 million renovation of the Absecon Apartments - now named The Shelby - in Dupont Circle. Located at 1706 T Street, NW, the Shelby is just one of the century-old rental properties in the area that's been blighted by years of mismanagement and poor upkeep. According UIP’s Steve Schwat, the condition of the building took even the seasoned real estate professionals by surprise.

"When [buildings] are fully furnished have a nice young couple living in there, they don’t look so bad. But everything in the building is at twice its expected useful life,” said Schwat. “[At T Street], we had units in the basement that were built but never permitted…It was just crazy in there - holes in the floor, holes in the walls. It was as bad as I’ve ever seen it.”

Luckily for prospective renters and the neighborhood in general, the developer - working in tandem with Bonstra Haresign | ARCHITECTS and their in-house general contractor, Urban CM – has succeeded in completely overhauling the once dilapidated building and its 24-units. Said Schwat: "The entire building was renovated, we performed selective demolition, all new electric, all new plumbing, all new separately controlled HVAC, granite counters and stainless steel appliances. It’s pretty much condo-grade finishes, but it’s a rental building."

Additionally, UIP has taken it upon itself to reincorporate original elements of the building’s façade that vanished from lack of upkeep over the intervening decades. As a contributing site to the Strivers Historic District of Dupont Circle, the development team will be outfitting the Shelby with a steel and glass version of its original awning. Other architectural flourishes, along with a new front entry door, will round out the renovation for what Schwat calls an “Ian Schrager, boutique hotel kind of feel." The Shelby is currently leasing up with occupancy set to begin on May 1st. Open houses for potential residents are scheduled for April 17th, 18th, and 19th, 9-5 each day. For more information call 202-244-3811.

UIP is doing much the same with two other concurrent rental renovations in the District: at The Macklin at 2911 Newark Street, NW and a second at 1921 Kalorama Road, NW.

Washington DC real estate development news

Saturday, March 28, 2009

UIP Moves in on Historic Connecticut Ave Space

0 comments
Urban Investment Partners (UIP) is currently two months into their $1.9 million renovation of The Macklin – the 70-year old, 17-unit apartment building straddling the same stretch of Connecticut Avenue as some of Northwest’s most beloved destinations, including the Uptown Theater and the Ireland’s Four Provinces Restaurant and Pub.

Located at 2911 Newark Street, NW, the Macklin will receive a thorough 21st century upgrade, courtesy of Bonstra Haresign Architects. The development team is completely overhauling the building’s aging heating and cooling units, plumbing system, baths and kitchens – the latter of which UPI boasts will include “all-new wood cabinetry, granite or stone countertops, under-cabinet lighting, stainless steel finish appliances including mounted microwaves and dishwashers, and new tiles.”

Additionally, the Macklin’s floorplan also includes the 11,000 square feet of retail space directly below the building at 3400-3412 Connecticut Avenue, NW, which now houses the new UIP offices after their relocation from Arlington.

The Macklin renovation is ambitious if only because it seeks to improve upon the original designs of Mihran Mesrobia – the architect behind such DC landmarks as the St. Regis and the Hay-Adams Hotels, as well as the one-time chief designer for iconic, early 20th century developer, Harry Wardman.

Nonetheless, UIP succeeded where others had failed in mid-2008 when they acquired the formerly rent-controlled Cleveland Park building for $9.5 million. Earlier, in 2006, the Macklin had been the subject of a failed attempt at redevelopment by the Hastings Development Corporation, which sought to more than double the amount of units on site and install a parking garage beneath the property. Faced with the resident and community opposition, the proposal never made it beyond the planning stages.

According UIP’s Steve Schwat, the renovation is currently scheduled to wrap up in October. UIP’s own in-house general contractor, Urban CM, is overseeing construction.

The Macklin is the third such historic renovation currently that UIP currently has underway in the District. The others can be found at 1921 Kalorama Road, NW and 1706 T Street, NW, both in Adams Morgan.

 

DCmud - The Urban Real Estate Digest of Washington DC Copyright © 2008 Black Brown Pop Template by Ipiet's Blogger Template