Lincoln Park Rowhouse With “European Charm” Reduces to $714K: 2408 N. Burling

We’ve chattered about this 3-bedroom rowhouse at 2408 N. Burling in Lincoln Park in 2011.

See our August 2011 chatter here.

Back in August, we chattered about the rowhouse’s lack of parking and whether or not that was hurting its sale at a price point over $750,000.

It is still on the market and has now been reduced to $714,000.

Someone posting as Burling on Crib Chatter, and claiming to be this rowhouse’s owner, said this about the property on the 960 W. Dickens thread:

“The house has East Coast / European charm and style. I grew up in Annapolis and Georgetown and the house has the feel of a small manor home since all of the vintage details are in tact along with incredible fireplace mantles, chandelier ceiling plates, original handcrafted doors. The original, preserved transoms, all of it is worth a fortune. So many of these comps have been stripped. This house has NEVER been a rental and I personally know and am in contact with all 5 living families before me which cover almost 50 years.

The large flower box enclosed deck off of the guest bedroom does not have stairs down to the garden. It would be to steep. ( It actually used to however,but I have been told it was more of a fire escape).

The parking is NOT an issue because everyone else on the street has parking.”

If you recall, all three bedrooms are on the second floor.

The house also has space pac cooling.

Is this rowhouse now a deal?

Jennifer Ames at Coldwell Banker still has the listing. See the pictures here.

2408 N. Burling: 3 bedrooms, 2.5 baths, 2334 square feet

  • Originally sold in 1986 (couldn’t determine a price)
  • Sold in October 2006 for $835,000
  • Originally listed in May 2009 for $849,000
  • Reduced
  • Was listed in July 2009 at $775,000
  • Reduced
  • Was listed at $749,000 in September 2009 before being withdrawn
  • Re-listed in June 2011 at $759,000
  • Withdrawn and re-listed in August 2011 still at $759,000
  • Reduced
  • Currently listed at $714,000
  • Taxes now are $12,042 (were $11,370 in August 2011 and $8226 in July 2009)
  • No parking- Leased parking nearby
  • Space pac cooling
  • Bedroom #1: 17×13
  • Bedroom #2: 10×11
  • Bedroom #3: 11×11
  • Living room: 12×13
  • Kitchen: 12×12
  • Family room: 16×20
  • Dining room: 14×13

34 Responses to “Lincoln Park Rowhouse With “European Charm” Reduces to $714K: 2408 N. Burling”

  1. 1 “in Lincoln Park and in a highly rated public school district, which includes Alcott Elementary and Lincoln Park High School.”

    As always, the Ames listing is superbly done. But what’s with that elem school reference? It’s not both. Is that some sort of hedge in light of the proposed redrawing of the attendance boundaries? (Which, by the way, is a very real possibility; someone on here once claimed such a thing could never happen.) Would the redraw even impact this place?

    2) As discussed in the prior Chatter, I hate, and still hate, sale signs. How’s this sign working out for the seller? Signs are nothing but free (other than the cost of the sign) advertising for the broker, period. Well, they’re also (i) an indication (if the place remains on the market for any length of time) that serious buyers seeking places in a given price range have considered the place but have passed, (ii) the seller is bordering on desperate, (iii) the place might not be occupied (or may not be normally occupied), which could be an invitation for a criminal opportunity, and/or (iv) the neighborhood in general just isn’t that exclusive/hard to buy into. To justify the signs, brokers offer up examples of the rare sale that occured as a result of a passerby having seen a sign, wholly unaware that the place had been on the market. There’s no need for signs in a hot market, and their downsides far outweigh the rare upside in a down/flat market.

    3) Still love the place, and have grown quite a bit (but not entirely) more inclined since the previous Chatter to view the location as perfectly acceptable (it’s a great location, of course; “acceptable” as in meeting that Unicorn Criterion, which I suppose it technically already does). But it still comes down to one thing: the parking. The “parking is NOT an issue because everyone else on the street has parking” rationalization is applicable – and, *if* true, a selling point – but only for visitors. It is not sufficient for 99.99% of would-be buyers of this place, nearly all of whom are current or soon-to-be families.

    Someone from the other .01% saw this place and fell in love in 2006. I quite understand how that can happen, having purchased a place that many buyers did/would have passed on due to its need for a kitchen update (few condo buyers are willing to overlook a dated kitchen in exchange for location). When we go to sell, unless we make certain updates – particularly the kitchen – we’ll need to find someone else who falls within our location-above-all-else minority. That’s a challenge, but I would submit that our minority comprises much more than .01% of the market. One can make a kitchen update happen, but no amount of money/inconvenience is going to make a garage (or even non-garage) space appear at the subject property (well, some amount of money could make it happen, but that would entail buying some neighboring homes).

    So, that leaves the price. Using the recent going rate of closing at roughly 10% below list, does this new list price mean that they’re willing to close in the mid-600’s? Or is it closer to $700k, closing at roughly 5% below the greatly reduced price? I’m not sure how much the $50k difference between those two closing ranges will do to expand the .01% market for this place, so if I were the seller, and could afford to wait, I could see holding out for the higher range.

    VA:F [1.9.22_1171]
    Rating: +5 (from 5 votes)
  2. Google the tribune regarding Lincoln Elementary. Lincoln Elementary is overcrowded. CPS first proposed turning LaSalle Language (a magnet with fabulous program and test scores) into a neighborhood school to serve the Lincoln Elementary district. That was shot down by parent of magnet kids and Lincoln parents. CPS is now considering moving boundaries so that some areas that were once Lincoln Elementary will either be Alcott or Meyer. Parents are pushing for an addition to the school or new building. They have started a website on Facebook to support their efforts. So yes, I think the advertisement is a hedge. It seems to me that the best feature of this property is school district. It needs work but is value for the district.

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  3. Cute place, but, besides parking, the one bath upstairs is a killer. I don’t want to take a shower between the kitchen and dining room. Good listing.

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  4. Good photos. Generally intact though the home would not work for most families (baths, minimal closets) so who cares about schools. Needs a select buyer with income to add, improve lack luster baths and kitchen.

    VA:F [1.9.22_1171]
    Rating: -1 (from 1 vote)
  5. “Is that some sort of hedge in light of the proposed redrawing of the attendance boundaries?”

    Maybe, but it’s still a lie.

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  6. Annony – Perhaps you’re too young to remember the battles over “for sale” signs in some of our western suburbs. Residents worried about signs attracting potential buyers that were “not our kind, dear.” I’d rather NOT relive that sorry chapter in local history, thanlyaverymuch. I’ll opt for the First Amendment and Open Housing instead.

    VA:F [1.9.22_1171]
    Rating: +1 (from 9 votes)
  7. annony – I do not see the school conflict in the listing. Nowhere does it mention Lincoln Elementary. It says Alcott and LPHS, which are both accurate.

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  8. “As always, the Ames listing is superbly done.”

    Only 14 photos? Normally she has more than (what I assume is the MLS standard) 16. Is this the discount package?

    “Still love the place, and have grown quite a bit (but not entirely) more inclined since the previous Chatter to view the location as perfectly acceptable (it’s a great location, of course; “acceptable” as in meeting that Unicorn Criterion, which I suppose it technically already does). But it still comes down to one thing: the parking. The “parking is NOT an issue because everyone else on the street has parking” rationalization is applicable – and, *if* true, a selling point – but only for visitors. It is not sufficient for 99.99% of would-be buyers of this place, nearly all of whom are current or soon-to-be families.”

    Just walked by here yesterday. It is a v nice street and there did seem to be relatively easy parking during the middle of the day. I agree lack of parking is a big issue though. Less of an issue if there truly is easy street parking, but still an issue. I could see someone taking the tradeoff depending on what else is available in teh price range and ideally if no one needs to drive on a regular basis. It’s zoned parking for evening/overnight (I don’t know how big the zones are, obv smaller would be better), so I’d guess ok for evening. As far as I could tell you can park there during the day w/o permit, so I’d really want to check that out.

    VA:F [1.9.22_1171]
    Rating: +1 (from 1 vote)
  9. nonya: good catch. Good thing I was posting on CC at 6 am and not flying a plane.

    The bathroom layout is certainly not ideal, but if had parking, many families could learn to live with it. I think that we could. I bet the place has more closets than our current home. Again, not ideal, but far from a deal killer. Want a 3/2.5 rowhome (with a basement family room) in LP east of Halsted? Under $700k (where this place will eventually close unless it’s de-listed again), there are going to be some funky things like suboptimal bathroom locations and minimal closet space. I was recently inside of a LP rowhome, at Halsted. Plenty of closets and tons of storage. Lots of conveniently located, updated bathrooms. But it cost twice as much as this place (or at least what it could close at).

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  10. We would be very interested but timing right now is just not right for us. Too bad, because we’re exactly the kind of buyer this place needs-someone who loves vintage charm and willing to overlook certain things (only 1 bathroom upstairs, no parking) to get it, who also values schools and location.

    VA:F [1.9.22_1171]
    Rating: +1 (from 3 votes)
  11. What a charming property!!! I also respect the owner’s approach towards their home. For what it is worth, I suggest procuring nearby rental parking and including a year or two in the purchase price. People can then easily visualize how things would work. You may find someone who doesn’t care, but most people do and need to see that they are not going to only have street parking (even when a block is generally decent for parking, it’s a pain to come home on a weekend evening and have to wonder about parking, deal with street cleaning, shovel, etc.). I would also think about hiring someone who can provide specific enough plans to show people how they might add a second bath upstairs (i.e., reasonable plans that take current plumbing location, etc., into account, not just drawing in what looks good). I’m not so sure that parking is the #1 issue. It’s not ideal but I think it’s the bath situation (not to say that it’s not workable, but one bath up is limiting). Best wishes!

    VA:F [1.9.22_1171]
    Rating: +1 (from 1 vote)
  12. Anonny, I think you are confusing the high school with the elem school. This house is in Alcott ES and LPHS boundaries. And it has the added bonus (if you consider it one) of the Alcott HS option (anyone who attends Alcott ES has automatic entry into the HS).

    Urbanmommy, the potential redrawing of Lincoln boundaries isn’t really relevant for this discussion, since it’s already in Alcott (note the Alcott site map here is inaccurate: http://www.alcottschool.net/images/stories/pdf/alcott_attendance_boundaries_map.pdf), the line goes down Orchard, not Halsted, to Fullerton.

    And annony, I don’t recall anyone saying district redrawing never happens. I DO recall mentioning several times that it CAN and DOES happen.

    JJJ, there are no hedges OR lies in this listing re: schools. Save your venom for the (many) other listings which deserve it.

    Re: the actual place, this one blows 960 Dickens out of the water, right? If this is 675k, seems like Dickens should be well under 600 for anyone except those who MUST be south of Fullerton or in Lincoln, or whatever. But the tracks counteract even that advantage, to me anyway.

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  13. oh wait, 960 Dickens is in Mayer.

    500k.

    :)

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  14. Like it or not, this is competing with the townhomes at the associations around Sedgwick & Armitage, a ton of which have gone under contract for under $700 over the last few months. http://www.redfin.com/IL/Chicago/2020-N-Lincoln-Ave-60614/unit-D/home/13348670

    Everybody here craps on that association but they have what entitled buyers want, which is move-in ready. Newer kitchens, newer baths, bigger, PARKING.

    This is getting a closer to a good price. I’d say they get a taker at $675. On the parking issue, you need to look at 7pm, not mid-day. You can park anywhere in LP/LV at mid-day. Try it when everyone is home from work.

    VA:F [1.9.22_1171]
    Rating: +1 (from 1 vote)
  15. ” I would also think about hiring someone who can provide specific enough plans to show people how they might add a second bath upstairs (i.e., reasonable plans that take current plumbing location, etc., into account, not just drawing in what looks good). ”

    Given the floorplan, I don’t see how that’s feasible without either moving virtually every wall upstairs or losing a bedroom.

    Have the second bath on the main floor would work so much better if the stairs were reversed–if the 2d to 1st stairs hit the first floor righ in front of that bathroom, instead of by the front door.

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  16. SoPo makes a good point re: those newer THs. I wouldn’t buy one right on Lincoln (as the link, and at least one other available unit for $699k are), or even right on Armitage. But I would consider one on Sedgwick or on Dickens (or in the small clusters located within either compound). They’re certainly not as charming as older rowhouses in this price range, but they “live better,” and have garages. Before doing so, I’d want to check the unit-to-unit sound transfer.

    Roma: As neither the Dickens nor the subject property has parking, yes, the subject property wins all things considered.

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  17. Yes Alcott + no parking trumps Mayer + no parking.

    Nicely done place, especially in the living areas, and I agree it’s a good block. In addition to the parking, I don’t know that the finishes in baths, or kitchen floor were helping it either at the higher price points.

    I don’t mean to stir the pot, but the remark above about “used to be a second stairway / more of a fire escape”. . . doesn’t building code still require at least two entrances to a second floor living area (> X sq feet?)

    I’m pretty sure they did not change that part of the building code recently. And even if they did, I would still want a second exit available.

    They are probably acceptable to more people as the price point moves a bit lower, and there are a lot of checkered floor haters out there.

    But I have to belief

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  18. Sorry for the wierd post. Last 2 paragraphs appears from nowheres,

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  19. This is a nice looking 3 bed place. as was mentioned, you get what you pay for. if you want a perfect place in Licoln Park it will cost more than 700k. I agree with H though, rent parking for a year if its that big a deal. Street parking is pretty easy….but jsut rent a spot and tranfer it to the new owner

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  20. We also bought in 2006 (OUCH!) and have no parking. When we try to sell we will definitely include a year of parking paid for. We rent behind our building for $175/mo. An extra $2,100 to ease buyers minds is worth it. I agree about the 7pm parking, i have no problem parking in front of our condo during the day but after 4 or 5 forget it, I’m circling the neighborhood for an hour.

    VA:F [1.9.22_1171]
    Rating: +2 (from 2 votes)
  21. http://www.coldwellbankeronline.com/property/details/2379734/MLS-07959355/424-West-Eugenie-Street-Chicago-Lincoln-Park-IL-60614.aspx

    does this not compare? just sold and has no parking…..

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  22. Master bath would have to be smallish, with just a shower. I’d put it over the entryway to capture the window. It would take a bite out of Master bedroom, but could work.

    “Given the floorplan, I don’t see how that’s feasible without either moving virtually every wall upstairs or losing a bedroom.”

    VA:F [1.9.22_1171]
    Rating: -1 (from 1 vote)
  23. “Master bath would have to be smallish, with just a shower. I’d put it over the entryway to capture the window. It would take a bite out of Master bedroom, but could work.”

    I was taking the “using existing plumbing location” as a requirement. Pulling the plumbing to the other side of the house, around the stairs, would be a meaningful complication.

    VA:F [1.9.22_1171]
    Rating: +2 (from 4 votes)
  24. this property facade looks really good for its age, clean and well-tuckpointed, etc. off-topic, but does anyone have any opinions or experience with white-washing old brick facades? I saw an older house up in Winnetka recently that was white-washed with a slate roof and it looked pretty cool. Why don’t more owners of buildings with old, drab brick facades just whitewash them?

    VA:F [1.9.22_1171]
    Rating: +1 (from 3 votes)
  25. meant to add:

    That’s the place to put it, overall location-wise, for flow/function of the second floor. And it would need to be small–like a W NY bathroom–to not ruin the master bedroom.

    VA:F [1.9.22_1171]
    Rating: -1 (from 1 vote)
  26. Re white-washing or painting vintage brick (Chicago common brick) — if it’s not already painted, I would never, ever do it. It potentially is going to create problems for you down the road and also make it harder/even more expensive to do periodic maintenance, like repointing, and can negatively affect how your curtain wall handles water. Your unpainted Chicago common brick could look great if properly cleaned in a way that will not damage it. Can you tell we have been doing masonry work recently?!? Take a look at this — http://www.nps.gov/hps/tps/briefs/brief01.htm

    We played “how can you address the bathrooms?” quite a bit while looking, so it’s hard to not play along again when looking at a floorplan. For the subject property, the obvious place to add another bath is in the back, but I was drawing a blank on how to make it work with a good floorplan. Which is not to say it can’t be done by an actual professional! I also wonder if the nearby rowhomes offer any ideas. I do not feel a vintage condo duplex down is a fair comp for this property.

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  27. H – who did you use for your masonry work?

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  28. Marion & an engineering firm to consult. By no means the least expensive but we researched this into oblivion given the cost and are convinced we did the right thing. You either drink the historical preservation kool-aid or you don’t. Once we started questioning masons about what they recommended doing and why (material choices, repoint or tuckpoint, how and why), things became a lot clearer for us, despite the depressing expense. I’m happy to tell you more about what we did and who we interviewed (masonry & engineering) if you provide an email. I also recommend the seminars from the historic bungalow folks — very educational.
    http://www.chicagobungalow.org/pages/calendar_of_events/18.php
    The Historic Greystone Initiative is another good resource. They all are very supportive of people who are trying to care for vintage buildings in a way that will promote their long term survival (as opposed to lobbing some Portland-based cement onto your masonry, which is inexpensive, but your bricks will crumble in 10 years and then voila, we have another bank of McCondos).

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  29. Yes–Marion Restoration is definitely one of the experts on repointing historic structures. There are a few others that have a good understanding of matching mortar to the original composition–but not many. I learned all of this after the fact–our greystone was reporting with Type N mortar and Type O is recommended for Indiana limestone. Mortar should be selected based on the compressive strength of the stone/brick. I got a quote from Marion and it was about twice as expensive but they didn’t send it to me until after I selected someone (several weeks after I contacted them–they just sent an estimate by mail and never even called). Good luck with your project. You definitely won’t regret doing the job right.

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  30. wait are you’s talking about Marion buy Shurz HS?

    If so I wont give my biased commentary on the people with-in the company or their business practices. many people have used them and they do go above and beyond a basic tuckpointer, but..never mind too close and too biased.

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  31. I would like to back hand slap all you that have mentioned parking above. its Frickin Lincoln Park, midwests pinnacle of “walkablity”. you dont need a dang car here you imbeciles. Would it be nice, yes! but if that is high on your priority list then please oh please move you fat azz to hinsdale or barrington.

    and if you want to have a car for rare occasions or once a week trips and there is no parking (like here) use zip car or rent one of the buzzillion parking spots within in a 3 block radius.

    and dont get me started about the whiners of the one bathroom a floor thing. Ahhhhhhh if there is a internet version of a swift kick in the nutz i would like to give it to you’s

    VA:F [1.9.22_1171]
    Rating: 0 (from 8 votes)
  32. groove, you need to grab a few Okocims (non-GZ beer of choice) and calm down!

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  33. Groove–yeah, that’s them. On Addison, I believe, just west of Shurz. What’s the story?

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  34. “Groove–yeah, that’s them. On Addison, I believe, just west of Shurz. What’s the story?”

    over a few beers, yes. Recorded on the internet, nope

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)

Leave a Reply


+ six = 10