Live in One of the “Other” Mies Van Der Rohe Buildings: 2400 N. Lakeview
This 2-bedroom recently came on the market in 2400 N. Lakeview across from Lincoln Park which is also better known as one of the “other” Mies Van Der Rohe highrises in Chicago.
Originally a 3 bedroom unit, it has been converted into a 1575 square foot 2-bedroom.
As is common in Mies’ buildings, it has 10 foot floor to ceiling windows to better take in the Northeast corner views of Lincoln Park and the Lake.
The listing says the unit recently received $10,000 in cherrywood floors and another $10,000 in upgrades.
The kitchen has stainless steel appliances.
The bathrooms are both marble and the master bath is large at 11×9.
The unit has central air, in-unit washer/dryer and rental parking is available in the building.
The building, built in 1963, also has an outdoor pool.
The unit is listed $45,000 under the 2006 purchase price.
Is this a deal for the square footage and views?
Anna Pesce at Prudential Rubloff has the listing. See the pictures here.
Unit #2001: 2 bedrooms, 2 baths, 1575 square feet
- Sold in February 1989 for $260,000
- Sold in May 1990 for $295,000
- Sold in December 1997 for $231,000
- Sold in May 2006 for $525,000
- Currently listed for $480,000
- Assessments of $1050 a month (includes heat, a/c, doorman, cable, pool)
- Taxes of $7091
- Central Air
- Washer/Dryer in the unit
- Parking is available for rent from $124 to $169 a month
- No dogs
- Bedroom #1: 19×11
- Bedroom #2: 15×11
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The floors turned out nice, and it’s “move-in ready,” but looks like a few more things need to be done in the kitchen and baths. I also question the listing’s claim that w/d would be permissible (a broker for another listing in the building lamented last year that w/d’s were a no go).
These are nice units, and everyone I’ve talked to raves about the building (incredibly professional and attentive staff, well-cared for and managed, etc.). But you’re looking at around $1,200/mo in fees (with parking). But if it closes at $430-440kish, somebody gets a pretty good deal.
The biggest drawback of this unit: it’s the (still carpeted) bedrooms that have the amazing views; the living room, while ostensibly light-filled, faces the neighboring building.
p.s. Mel Gibson had the only unit with outdoor space.
Awesome views from the corner, the floors really caught my eye, and I like outdoor pools much more than indoor pools (though you’re not going to use it for most months out of the year). But see….all the Mies buildings look the same – glass and steel box on legs.
Was this the building in ‘what women want’? Mel Gibson/Helen Hunt movie???
Fantastic location/view. So-so assessments. Kitchen needs $20,000.
I think on balance the buyer of this unit probably wants the kitchen to be ‘done’ so I think the seller should spend the $20K and probably reap the rewards of that spending.
Yes on ‘What Women Want’. This is the building Mel Gibson lived in.
Starting to realize I have a thing for the look out over a green park onto blue water.
Not much to say other than needs a new kitchen. Everything else is more or less whatever you want it to be.
$620,000, multiple bids.
The view is gorgeous and the floors are nice. I could live with the kitchen and reno in time. What is with a 9×11 master bath with only one sink though? I’m also curious as to the price drop from 1990 to 1997. The 1997 buyers sure made out though.
“$620,000, multiple bids.”
What’s funny is that you don’t even realize that your real predictions are just as far off as your fake ones.
Lake views are lovely during the day. We overlook a lake here in Madison, but it is an inkwell at night. Our place in Chicago has great urban views of many high rises, which are striking both day and night.
yet another example of ugly Mies building. In fact, IIT campus is one of the least attractive campuses I have seen all due to Herr Mies van der Rohe. Inside the unit is ok if the kitchen and bath get a face lift.
“As is common in Mies’ buildings, it has 10 foot floor to ceiling windows to better take in the Northeast corner views of Lincoln Park and the Lake.”
Alas Sabrina, Mies highrise residential buildings were controlled by developers who did not see the need for 10 foot ceilings (10 foot ceilings were not common for apts. when these were built). Ceiling heights were most often the accepted 8′ to 8.5.’ The ceiling heights are one reason I would not buy one of these units.
I like the look of Mies buildings but only when presented in a scattered setting situation. If you lined up multiple buildings exactly like each this all in a row it would be a bit stark for my tastes.
Seems to be close to what the market should absorb. I think that someone will buy this for 90 to 95% of listing price. I’d still keep the bedrooms carpeted however if the view corner room could be repurposed as the LR and the dining room could turn into a bedroom….. I wish I could see that floor plan.
“The biggest drawback of this unit: it’s the (still carpeted) bedrooms that have the amazing views; the living room, while ostensibly light-filled, faces the neighboring building.”
This kills the deal for me. I could renovate the kitchen and baths but paying 1200 in assessments when your guests can’t see the view is a deal killer. Why were they laid out this way…seems such a waste.
chuk: Who says it’s fake?
“Starting to realize I have a thing for the look out over a green park onto blue water.”
you want to look over green into water you do it in this;
http://www.redfin.com/IL/Chicago/345-W-Fullerton-Pkwy-60614/unit-1801/home/13348539
“Is this a deal for the square footage and views?”
That really depends on how much people are willing to pay for the views. I’ve seen from prior experience that many people put more value on views than I do. I personally wouldn’t pay anywhere near asking for this unit; of course, I don’t really want to buy a 2/2 at all.
All that out of the way, I’m guessing someone will be willing to buy it for within 10% of asking, so I’ll guess $440k.
http://www.dreamtown.com/images/cco/c8b7af12-39cc-480e-88d5-d7420c4c81b9.jpg
Found the layout. Thanks Dreamtown Realty!
I guess you could knock some walls down and put a bedroom where the current LR is located. Then make the corner bedroom and that dressing room open living space. The back bedroom could be turned into a master by cutting off one back hallway and using it as a closet and the other hallway blocked in front of the bathroom. This leaves the 2nd bedroom pretty far from the now floating master bath. It could be done but it is just not a good option just to improve the living room with a corner view.
Shame on you Mies. I’m giving you a C+ on the design of this unit. You should have looked at the space best asset and designed it better from the start. At best you are an average student at the JP3Chicago school of Architecture.
“As is common in Mies’ buildings, it has 10 foot floor to ceiling windows to better take in the Northeast corner views of Lincoln Park and the Lake.”
dd: I should have been clearer. What I meant was that his buildings have the floor to ceiling windows (not necessarily the ceiling heights.) You’re right that some of his other buildings have the shorter ceilings.
But one of the other listings for a 1-bedroom in this building says it has 10 foot ceilings heights. Maybe they are wrong and it is really 8 foot.
http://www.redfin.com/IL/Chicago/2400-N-Lakeview-Ave-60614/unit-515/home/13366038
Interesting that they have the shades pulled half down in all the pics on that Unit 515 listing. This broadcasts to me: 1/ Ugly view that needs covering 2/ Bright sunlight that adds heat and makes you need sunglasses or 3/ Hope you love living in a fishbowl.
Isn’t cherry a relatively soft wood? Seems like a bad idea for a floor.
I’ll gladly take unit 1705 instead.
http://www.redfin.com/IL/Chicago/330-W-Diversey-Pkwy-60657/unit-1705/home/13369499
Better views (all facing the park and city), updated kitchen and bathrooms,much lower taxes, and more appropriate Miesian finishes (limestone floors, marble counters).
It is pretty nice dude, though somewhat sterile looking.
no dogs-no deal
This looks pretty nice, the assessments are high; the living room view is really disappointing (compared to the bedrooms) and the kitchen is straight out of an 80′s subdivision. Glad to hear good things about the staff, etc. as it is a building I’ve been keeping my eye on as my wife and I think about buying a 2 BR in the area (we’re currently in 2626 up the street).
“no dogs-no deal”
I’ll second that. And that goes for any other overreaching and unnecessary ‘rule’ that an association imposes.
I see Dogism rears its ugly head yet again.
Question – Why can’t an owner buy one of these “apartment friendly” washer/dryer units:
http://www.amazon.com/gp/product/B003NDS2EM/ref=pd_lpo_k2_dp_sr_3?pf_rd_p=486539851&pf_rd_s=lpo-top-stripe-1&pf_rd_t=201&pf_rd_i=B0011YOEGA&pf_rd_m=ATVPDKIKX0DER&pf_rd_r=0X90N4GRJFTM6D429SYX
My parents inherited a condo in a building that doesn’t allow for any washer dryers in unit. I still don’t understand why washer/dryers like the one above aren’t allowed. It’s probably going to be tough to sell the condo since it doesn’t have a washer/dryer.
(As for the property above, I always assume that buildings that don’t allow dogs are filled with unfriendly people. The Mies building where my friend lives doesn’t allow dogs either and it just seems odd and unfriendly.)
“I always assume that buildings that don’t allow dogs are filled with unfriendly people. The Mies building where my friend lives doesn’t allow dogs either and it just seems odd and unfriendly.”
Seems a little judgmental for a libertarian (at least the spirit if not letter of being libertarian). Some people don’t like dogs, some don’t like bikes.
Libertarians judge. From a legal perspective, I am fine with the idea of buildings not allowing dogs… from a personal standpoint, I’m fine with being judgmental and making general observations (which may or may not be accurate).
“Libertarians judge.”
You really should go for that beer with bob and talk about hipster bikers or something (remember that bob loves teh bus though).
I dunno, a high proportion of the people I know who tend toward libertarianism also tend to being less judgmental, but as I said spirit, not nec letter.
I like dogs a lot but don’t have one now. I don’t know that I nec want to live around them in a high rise (on a SFH street is v different matter, I like having neighbors with dogs). If I know I won’t have one, especially in a high rise, then there may be some appeal of a building that prohibits dogs.
We should play a match game on CC and see who should go out for beer with whom. Jenny and Bob are established. who else?
“We should play a match game on CC and see who should go out for beer with whom. Jenny and Bob are established. who else?”
I would say clio and himself, but he may have been involved in the only CC hookup to date, groove and his hand notwithstanding.
“We should play a match game on CC and see who should go out for beer with whom. Jenny and Bob are established. who else?”
I’m a bit snobbish towards people who think they should have status/ownership status X at Y age in order to validate their existence, actually. This includes south loop RE owners who bought during the boom int their 20s/30s.
Err early 30s. Later 30s they might’ve actually bought for family/utility.
“I would say clio and himself, but he may have been involved in the only CC hookup to date, groove and his hand notwithstanding.”
lol..I think there was a poster SS who was obsessed with Clio and was attacking me once for agreeing with him, I’d say BettyBoob or Milkster with Clio. I like those ladies and think they are fun and can hold their own. I think Clio would like a smart chick and the ladies might enjoy a spin in lambo.
@ Bob, it is a beer for heaven’s sake. You are not going to get married you know. Also maybe Jenny is renting. I just know she lived in SL not necessarily means that she has bought a unit.
dollface and bob were hot for a while, but she hasnt been around lately.
who is dollface? it must have been before my time.
“I just know she lived in SL not necessarily means that she has bought a unit.”
You haven’t been around as long as me, mi. She, like most other people who live in the south loop, owns. They had to buy now or be priced out forever (now being 2003-2009).
“dollface and bob were hot for a while, but she hasnt been around lately.”
Knowing Bob, anyone want to give 10:1 a clown suit, a garage, and a foot of concrete doesn’t play into this somewhere?
I don’t have a match. I’m all alone in my uptown studio. Priced out of the market and will soon be moving to antoich. Woe is me.
All of them or just one of the three?
Dollface let her condo go into foreclosure iirc.
lol HD..I’ll go for a beer with you. Now stop with your new found sarcasm. Prices are going down so you should be happy : )
Dollface & Bob romance:
http://cribchatter.com/?p=7884
“All of them or just one of the three?”
LOL… I grew up on the ponies. 10:1 for the Trifecta and 6:1 for the Perfecta. Lot of money already in the second pool… low payout. The simple kill is at only 4:1. I mean as far as homicides go you are Secretariat in this one.
Thank you m*m but you already gottaman.
It is a beer HD. We can even bring our babies. Also we can ask Ze to fly in and groove to come entertain us. I know you’ll kill me but I like Clio too. He is fun. We should take anon and Jennifer too and then we all go snick in on Bob and Jenny’s date and see how it is all going : )
Wow did we get off topic today. Are we really betting on the odds of Bob being a psycho path date killer?
nice find miumiu. notice bob is using the same lines on jenny that he did to woo dollface. if it aint broke…
Hey.. I just wanted to get a place I can live for years and years to come. I’m not planning on moving anytime soon. The prices are almost irrelevant to me.
“Are we really betting on the odds of Bob being a psycho path date killer?”
That’s still only just 4:1. Would you like me to put you down for 50?
The ‘real’ money moved against the all 3 which is now 36:1 cause people are betting heavy Bob doesn’t have a garage.
“Are we really betting on the odds of Bob being a psycho path date killer?”
From girls I’ve talked to offline isn’t every guy online seeking a date a psychopath date killer/rapist?
Meh maybe it’s just a GenX and earlier thing..
“Wow did we get off topic today. Are we really betting on the odds of Bob being a psycho path date killer?”
anon’s not around to keep things in check. I think he’s getting a system reboot or fresh install after the errors of the last two days. anon would have answered jenny’s inquiry about washing machines (he’d know because he had installed one of them while he was in grade school or something). And that could have led to a moderately on topic discussion. Instead, she has to deal with everyone (including bob, really) trying to set her up with bob. Apologies, I only started it b/c miumiu raised it the other day and bob is the most judgmental libertarian I “know”.
“The ‘real’ money moved against the all 3 which is now 36:1 cause people are betting heavy Bob doesn’t have a garage.”
Didn’t bob outline his blueprint for acquiring garages that don’t belong to him?
i got 100 duckies on a Trifecta box with clio matched to himself, Miu Miu batting left handed to match with Michelle, and Bob to matched to the FBI (you know the whole dollface disaperance and formaldehyde purchases. how does it go “she takes the lotion she puts it on”?)
“The ‘real’ money moved against the all 3 which is now 36:1 cause people are betting heavy Bob doesn’t have a garage.”
and like that the master pulls out his cape and shows us grasshoppers how to do it [standing ovation]
I like Michelle. Good call Groove. Oh and there is another poster which I cannot remember her name something like ChiTi…? I like her posts and then there is daliachi whom I am a fan of.
BTW, you got back quick Groove from that lunch of yours ; )
“Didn’t bob outline his blueprint for acquiring garages that don’t belong to him?”
Hmm… now that you mention it… he did have that well thought through for someone who normally should have no interest in such things… and there were those dollar beer coupons found on her doorstep…
I saw this thread going Southpark but now maybe Scooby Doo?
“she takes the lotion she puts it on”
I am going to watch that tonight, never gets old.
I like this tread. have to take a quick break to use the time Deux Deux is down, but will be back soon. Please keep the good job and come up with other possible matches : )
“BTW, you got back quick Groove from that lunch of yours ; )”
and now do understand my constant promoting of people should live as close as possible to where they work?
and when in the history of a nooner has it ever taken longer than 10 minutes?
“and when in the history of a nooner has it ever taken longer than 10 minutes?”
BM – before Marriage?
lol
miumiu on June 23rd, 2011 at 12:08 pm
“I like Michelle. Good call Groove.”
You’re just hoping I’ll give you more parenting tips, I can tell.
“anon would have answered jenny’s inquiry about washing machines (he’d know because he had installed one of them while he was in grade school or something).”
Based on experience of friends, I’d opt for the similar Miele. Biggest issue to be concerned about is making sure it’s installed *perfectly* b/c the high rpm of the spin can make them noticeably noisy (as opposed to quite quiet, if perfectly level on an appropriately solid surface).
It is a *very* long wash/dry cycle, b/c the evaporative drying process is not-fast.
Still a plumbing issue, but no venting issue (do need a condensate drain, I think) and minimal (at worst) fire risk. Best suited for install in a linen closet adjacent to a bathroom, a HVAC closet (or adjacent), or the (not quite sure why, if you’re dealing with a small space, but have a decent sized kitchen) dreaded kitchen installation.
Iirc Miu Miu I opined you might be C’s latest alter ego. I am not obsessed w/ C as you (and he) have stated. I periodically objected to C’s behaviors like deceptively marketing his properties here (ie he stated his farmette is nowhere near a sewage treatment plant which in aerials was within about 1/8 mi.) Shame on him but I am a fan of letting the sleeping dog lie.
“lol..I think there was a poster SS who was obsessed with Clio and was attacking me once for agreeing with him..”
Great unit, great views, classic building. Imagine some room and board or design furntiure in here. minimalist nature. expansive views. Great addresse recognizable by architects and architecture connoisseurs alike. And the value. Places like this will still be around 100 years from now and still have the same cache as when they were built. Some lucky buyer is going to be very happy here. Who will it be. Will it be you?
“It is a *very* long wash/dry cycle”
Regular wash with the Miele was about 1hr and 45min, but you will have your clothes remain near perfect forever.
I still think the combo washer/dryer units are better than using a communal laundry room even if they do take a long time. I suppose these wouldn’t work for a family, but for me, it would be fine. I just don’t understand why associations refuse to let owners install this type of washer/dryer combo.
HD.. It’s creepy. You are freaking people (me) out. Stop it!
” I just don’t understand why associations refuse to let owners install this type of washer/dryer combo.”
IIRC, someone pointed out that older buildings don’t have the infrastructure for regular in-unit W/D and they probably don’t want to take a chance on these either.
“Some lucky buyer is going to be very happy here. Who will it be. Will it be you?”
HD if you were a city worker I would be afraid of being run over by your city truck this afternoon as I walked down the sidewalk.
Those must have been some strong Margarita’s at lunch. Or are you a Martini guy?
Manhattans.
Manhattans
one more thing I have in common with HD, along with an appreciation of OIP.
“Who will it be. Will it be you?”
Agree with Ze…these sarcastic comments are getting a bit tiresome and, yes, creepy.
This is no longer sarcasm. Sarcasm would be “buy now or be priced out forever.” or my personal favorite “susanne researched it!”
but describing value, and talking up the RE market, that’s all me.
I’ll sit back, i’m just taking a little break, I was all over downtown today. 5 different cases 5 different places in 5 hours. But no more negative nelly homedelete anymore. That person is gone.
HD Welcome out of the dark side.
I get it…..your glass is now 1/2 full. Or at least it was when you left lunch. This is good. We need more cheerleaders on the CC team. Clio and I were getting lonely. I am always trying to find the happy or funny side of the market. The reality of values is too depressing.
Now the trick is to get that liberal media to take that same position. When that happens and they announce the all clear signal it will clearly be a moment of time that will help define the bottom. Then we can all go find another blog.
The bottom was the other day when the condo on sopo sold for $1.5 mil. If the smart money is buying at that price, the bottom is in. im serious.
homedelete and Icarus -
Rye or Bourbon? And what’s your brand?
Rev up the engines we are ready for lift-off. HD you got me in a good mood. It’s like Clio’s Lambo just drove down the street as I am smiling. Seriously I think that I am in agreement with you. It is time to find some positives instead of negatives in the stats and market.
Someone call Kliner as I bet that his home is next! I wish that I could afford a place like that one…let’s clarify I mean a bit toned down version but the same repurposed open spaced lofty feel. That would be awesome!
I’m easy, bourbon. Usually Maker’s Mark although I can do Jack or even Segram’s 7. I’ve also tried 1800 (?)
“I’ve also tried 1800 (?”
Isn’t that tequila as in Cuervo 1800?
I’m sure i have the number incorrect. maybe 1880? not sure…someone (perhaps HD?) at the Independence Tap insisted i try it.
Single malt with a splash of water, unless she’s above legal age, then straight.
or
A nice black and tan off the tap.
or
wine
southbound i did not mean you. there was an “ss” who was obsessed with clio : )
Michelle, you saw through me : )
you guys know what kind of drinks I like :^)
I can’t believe whether HD is being serious or not, but I like it… finally some upbeat people on here instead of the doom and gloom all the time!
You mean the mainstream corporate media, right? The same one that will be pumping the tax repatriation holiday for multinationals? Like they really need another tax break. I’m sure the MSCM will be putting forth the fiction that repatriating profits will create jobs, not bothering to look back at how that worked out last time. Another unfair advantage for big corporations over small businesses like yours.
Here is what Huffpo has to say about it. I’m sure the mainstream media sees it differently.
http://www.huffingtonpost.com/jared-bernstein/tax-repatriation-you-cant_b_882925.html
“Now the trick is to get that liberal media to take that same position. When that happens and they announce the all clear signal it will clearly be a moment of time that will help define the bottom. Then we can all go find another blog.”
juliana,
or they could just not repratriate it since this money is not currently taxable. This gets way complicated but i’m sure huffpo summed it all up perfectly, most of the comentators are international business tax attorneys.
“The reality of values is too depressing. ”
Not to the generation under you who saw rampant asset inflation basically become a windfall for the likes of your generation. The reality is values continuing to fall will be a good thing as it increases affordability.
Just because you’re on the wrong side of a deflating asset bubble does NOT mean the situation is overall depressing for everyone.
Yeah, but the corporate special interests want to repatriate it so they can use it for things like dividends and stock buybacks to prop up the stock price, like they did the last time. All the while demonstrating their advantages over small business owners who don’t have as big a sandbox. So they get a guy like Shumer on board to push it.
http://www.bloomberg.com/news/2011-06-23/schumer-gives-newfound-life-to-tax-holiday-sought-by-apple.html
“or they could just not repratriate it since this money is not currently taxable.”
“and stock buybacks to prop up the stock price”
The biggest companies can already do this via buying ADRs. Not sure if it’s legal though as that appears like a clear case of a tax shelter.
funny story I saw today… IRS ups “cents per mile” deduction
‘IRS Increases Mileage Rate to 55.5 Cents per Mile’
http://www.irs.gov/newsroom/article/0,,id=240903,00.html
not like the big guys are going to pay for higher fuel prices!!!
just their W2 minions… what a JOKE!
Sonies, deducting expenses has always been available. Gas prices go up, so expenses go up. This just allows for that to be done in a much easier estimated manner. I take it myself.
Yes Sonies IRS deductions do benefit the 1099′s of the world however don’t forget that many “W2 minions” will now be reimbursed at 55.5 cents per mile on their expense reports.
Also if you are a W2 and do some work where you need to travel with your car and the company does not reimburse you for the expenses incurred there are cases where a W2 employee can actually file for the deduction.