2100 n lincoln park west

Do You Have Teenagers and Want Lake Views? A 4-Bedroom in 2100 N. Lincoln Park West in Lincoln Park

Apr 10 • Lincoln Park • 131 Views • 59 Comments

This 4-bedroom duplex unit in The Pierre at 2100 N. Lincoln Park West in Lincoln Park came on the market in October 2012.

At 2850 square feet, it has views of Lincoln Park and the lake.

There’s no floor plan with the listing but Redfin agents who have seen the unit said in the notes that there are 2 bedrooms on one level and 2 bedrooms on the second level.

There are also two kitchens.

The main kitchen has Poggenphol cabinets, granite counter tops and stainless steel appliances.

The second kitchen is smaller, with white cabinets and appliances.

Each floor also has a living room space.

It has central air, washer/dryer in the unit and leased parking in the building.

The unit has been reduced $176,000 since October and is now listed at $999,000.

Is this the perfect floor plan for a family with teenagers?

Chris Stockwell at Coldwell Banker has the listing. See the pictures here.

Unit #6-7BS: 4 bedrooms, 3 baths, 2850 square feet, 2 – 4 car leased parking

  • Sold in October 1996 but I couldn’t find a price
  • Originally listed in October 2012 for $1.75 million
  • Reduced several times
  • Currently listed at $999,000
  • Assessments of $2003 a month (includes heat, a/c, doorman, cable, pool)
  • Taxes of $9596
  • Central Air
  • Washer/Dryer in the unit
  • Bedroom #1: 19×18 (second floor)
  • Bedroom #2: 18×14 (second floor)
  • Bedroom #3: 13×18 (main floor)
  • Bedroom #4: 11×14 (main floor)

 

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59 Responses to Do You Have Teenagers and Want Lake Views? A 4-Bedroom in 2100 N. Lincoln Park West in Lincoln Park

  1. gringozecarioca says:

    Needs some updating, would want bigger windows, but overall much nicer than that shitbox, on Roscoe, you were all raving about yesterday.

  2. Madeline says:

    I prefer the shitbox, personally.

    Here’s a 4bd/4ba in the same building for $740K (lower assessment, too): http://www.coldwellbankeronline.com/property/details/3058942/MLS-08312504/2100-North-Lincoln-Park-West-Street-Chicago-Lincoln-Park-IL-60614.aspx

  3. Sabrina says:

    Madeline:

    That unit isn’t a duplex and there are no pictures of the kitchen and/or baths.

  4. Groove77 says:

    I read the title and immediately thought, cue Ze to start my day off with a smile with a quality comment tying in the teenage angle.
    so i scramble to click to see the comments and you drop this turd;

    “Needs some updating, would want bigger windows, but overall much nicer than that shitbox, on Roscoe, you were all raving about yesterday.”

  5. Trudi says:

    seems a bit bland overall. Also, would love to see a floorplan as it seems they just combined two units, but didn’t have a well thought out overall plan for the space.

    Love the location. And, look the property taxes are not bad at all!

  6. DZ says:

    Floor plan here: http://tours.vht.com/Viewer/PhotoGallery.aspx?ListingID=390437950&Style=IDX&IFloorPage=1

    Seems like nonny bait but for the open kitchen (well the upper one is not open I guess).

    What’s the deal with ass value of about $460K per redfin? Is some portion not getting reported or is this one of trudi’s? Is this why people say taxes on “properly” assed homes are high?

  7. DZ says:

    Also, what’s the metallic door to the left of stove? If fridge, why so small? Is there some other fridge?

  8. DZ says:

    Nevermind, I see the other fridge (idiot!). But what’s the small thing?

  9. chichow says:

    I thought all one floor is preferable?

  10. marco says:

    “But what’s the small thing?”

    Looks like a door that slides up. Probably to hide small appliances.

  11. anonny says:

    “Is this the perfect floor plan for a family with teenagers?”

    No.

    First, with respect to the 4/4 linked to by Madeline: Yes, Sabrina, there are no pics of the kitchen or baths. That’s because they all need to be fully renovated. I’ve tracked that unfortunate listing for some time now. Folks we know who actually viewed it say that the layout is very choppy and not so family friendly (which is unfortunate, because it’s got a massive living room, nice dining area, and four baths, a rarity in this price range). If memory serves, there’s some liens on that unit, including from the association.

    Second, as to the subject unit being optimal for a family (with teens or otherwise), I’d bet that it’s similarly choppy and not ideally laid out for families. 2,700-2850 sq ft is a bit of a squeeze for four beds – especially in a duplex (the staircase takes up a lot of space). As for the actual location of the bedrooms, are the kids’ rooms on the main level, with the parents’ upstairs? That sounds less than ideal. I like duplexes (and live in one) for families, but the ideal duplex would have all of the bedrooms on one floor. I imagine this unit is a combination of a good sized two bed downstairs and a one bed upstairs (most of the big units in this building are combos). I think that an ideal four bed duplex in this building would require the combination of (at least) a two bed on both floors (all living area on the lower level, and four beds above).

    That said, if the larger of the bedrooms on the lower level of this unit could be converted into a master, I could see some appeal. Alas, there still wouldn’t be a powder room (the rooftop pool would make up, a tiny bit, for the lack of outdoor space). But for $1 million, with $2k/mo assessments, I think one can do better along the park.

  12. Icarus says:

    “I imagine this unit is a combination of a good sized two bed downstairs and a one bed upstairs ”
    and
    “Redfin agents who have seen the unit said in the notes that there are 2 bedrooms on one level and 2 bedrooms on the second level.”

    While I know we cannot trust Redfin Agent notes, I would think that the odds are good that report is accurate

  13. DZ says:

    I linked to virtual tour which has floorplan.

  14. Groove77 says:

    nobody is going to mention the original list price?

  15. anonny says:

    “While I know we cannot trust Redfin Agent notes, I would think that the odds are good that report is accurate”

    Yes, the listing itself, via text and pictures, provides that there are two beds on each level. What I am saying is that this “four bed” is the result of combining what was once likely a two bed and a one bed, or perhaps a larger two bed and a smaller two bed. The building is a hodge podge of original units, and big combined units. That’s why the big units are oddly laid out, choppy, etc., unlike a unit that was originally laid out as one big unit (e.g., at 2600 N. Lakeview, 399 W. Fullerton, 2120 LPW, etc.).

  16. JJJ says:

    “What’s the deal with ass value of about $460K per redfin? Is some portion not getting reported or is this one of trudi’s? Is this why people say taxes on “properly” assed homes are high?”

    I don’t see where it says that. Redfin is pulling tax records. It might be wrong for this one because of the combined unit. Cook County implies a market value for each property, and annual property taxes are about 1.6% of that. People who say that “taxes on “properly” assed homes are high” aren’t speaking with much precision. If anything, I think that most complainers are mad that their homes are assessed with an implied market value above what they are actually worth.

    I think that most people with a budget like this who want a lot of space in this area are going to opt for a SFH or townhome, so maybe the market is kind of small. With interest rates where they are, this I get that your $2003 of monthly assessments includes a lot of stuff, but my biggest problem with a building like this is that it encourages imprudent use of resources. Tragedy of the commons and all that. I see maybe $800 / month of actual outlays that you would otherwise be making (internet, cable, utilities, water, high end gym) and the rest of the $1200 goes towards reserves and repairs, doorman and upkeep.

    “While I know we cannot trust Redfin Agent notes”

    Sure, there are some occasional mistakes here and there, but generally I have found those notes to be accurate, often with great information, and I applaud Redfin for doing that and for the ongoing disruption.

  17. anonny says:

    “I think that most people with a budget like this who want a lot of space in this area are going to opt for a SFH or townhome, so maybe the market is kind of small. With interest rates where they are, this I get that your $2003 of monthly assessments includes a lot of stuff, but my biggest problem with a building like this is that it encourages imprudent use of resources.”

    If you’ve got a SFH, especially one that is likely on the older side (if in this vicinity), how much would you be setting aside for upkeep? In any event, for those who want “a lot of space” (i.e., nearly 3,000 sq ft) that is located “in this area” (on or very close to the park) what might a SFH or RH go for (there aren’t many THs)? I’m thinking somewhere in the $1.3-1.6 million range, for a RH.

  18. JJJ says:

    “nobody is going to mention the original list price?”

    Looks like it was actually $1.175 million, not $1.75 million. Sabrina had it right in the writeup but there’s a typo in the info section.

  19. JJJ says:

    “If you’ve got a SFH, especially one that is likely on the older side (if in this vicinity), how much would you be setting aside for upkeep?”

    I actually thought about it and crunched the numbers a little bit. I’d expect that it varies pretty widely. For an older place, it really matters what has been done over the years and what big outlays are coming up. I have some friends with an old Victorian where they spent about $50k over the couple years after they bought it to do all the deferred maintenance, and then they’ve spent very little over the last 5 years. It really depends how well a place has been kept up, and the kind of place that it is. For $1.3 – $1.6 million for a rowhome, maybe you can expect that it’s in pretty good shape, probably have to inspect it very closely for the kind of properties around there. Probably property taxes on a place like that are double, and probably not very deductible for an owner of a place like that. So if this is the furthest a family can stretch, probably can’t get into a SFH in this area, but I think that there are few people buying a $1 million condo with $3k per month in costs before you hit the principal or interest for whom that would be the most that they can afford.

  20. DZ says:

    “What I am saying is that this “four bed” is the result of combining what was once likely a two bed and a one bed, or perhaps a larger two bed and a smaller two bed.”

    Well, how does it actually look to you? The upstairs beds seem of reasonable size. The 2nd bed could by shared by kids, at least younger kids, maybe even somewhat older. Problem w the downstairs beds is just one bath, no powder (as you note). Could convert the upstairs fam room to a bed and a downstairs bed to a fam room or similar, when kids are older.

  21. looking to buy says:

    “If you’ve got a SFH, especially one that is likely on the older side (if in this vicinity), how much would you be setting aside for upkeep? In any event, for those who want “a lot of space” (i.e., nearly 3,000 sq ft) that is located “in this area” (on or very close to the park) what might a SFH or RH go for (there aren’t many THs)? I’m thinking somewhere in the $1.3-1.6 million range, for a RH.”

    If youre interested in this, you probably don’t want a SFH and you want the anonymity of a large building.

    Most of the SFH close to this location and I mean near the park/Lake are north of 2+million. However with an assesment of 2k/month I wonder if the monthly nut is similar.

  22. DZ says:

    “I don’t see where it says that. Redfin is pulling tax records. It might be wrong for this one because of the combined unit.”

    I was reading the taxes rather than ass value. Implied mkt value is even lower at $316K, but sure you must be rigth about the combined unit thing.

  23. Icarus says:

    “The 2nd bed could by shared by kids,”

    the cribarati children are entitled to their own bedroom with full walk in closet and bathroom NOT jack’n'jill bathroom, mind you but full insuite bathroom.

  24. old_hickory says:

    like the place. love that tree-lined view of Lincoln Park. 6th/7th floor is just about perfect in that regard.

    but man it seems there’s always a catch with these places.

    hate the assessments. and that pool (found picture in another listing) pretty much stinks. not a lap pool, relatively small, and outdoors in chicago means what, consistent use from June to September. and maybe a few days extra.

    throw in leased parking and this place’s expenses just keep going.

    super small pool of buyers here. no pun intended.

  25. gringozecarioca says:

    “I read the title and immediately thought, cue Ze to start my day off with a smile with a quality comment tying in the teenage angle.”

    I guess I read it as teenagers that are yours and my mind rejected any positive thoughts… Heading out for lunch.. gym.. and run.. but I’ll try to think of something offensive to say later, maybe something will come to me while I am watching some 18 year old, in downward dog position, with 20kg ankle weights on each leg, swinging her legs back and up to work out her ass…

  26. jay says:

    ‘If you’ve got a SFH, especially one that is likely on the older side (if in this vicinity), how much would you be setting aside for upkeep?’

    Not as much as the insane assessments (to my eyes anyway) that I see with the various apartments featured here. I’d say I spend about $4/5K a year on this old brick house’s maintenance (a number that is averaged over years of living here, I pay the bills I know what I spend) on things that ‘would’ be covered in an assessment if I lived in an apartment; I say ‘would’ as I know apartment buildings have special assessments to projects too, and that number doesn’t include fixing broken appliances, interior painting, etc., all things an apartment owner would also have to pay for.

    The issue is that you yourself have to do the work or arrange for the work to be done when you own a house, and the trick to avoiding the costs of major repairs is to keep on top of the minor ones; that’s something many people just don’t care to do. I cringe when I see what people pay *monthly* in assessments to live in an apartment that’s worth a fraction of what a house is worth… money that the’ll never recoup when they sell. I realize I’m old school, but the money I haven’t been sending to a condo board whether they use it or not, *really* adds up over years of ownership.

  27. jay says:

    ‘If you’ve got a SFH, especially one that is likely on the older side (if in this vicinity), how much would you be setting aside for upkeep?’

    Not as much as the insane assessments (to my eyes anyway) that I see with the various apartments featured here. I’d say I spend about $4/5K a year on this old brick house’s maintenance (a number that is averaged over years of living here, I pay the bills I know what I spend) on things that ‘would’ be covered in an assessment if I lived in an apartment; I say ‘would’ as I know apartment buildings have special assessments to projects too, and that number doesn’t include fixing broken appliances, interior painting, etc., all things an apartment owner would also have to pay for.

    The issue is that you yourself have to do the work or arrange for the work to be done when you own a house, and the trick to avoiding the costs of major repairs is to keep on top of the minor ones; that’s something many people just don’t care to do. I cringe when I see what people pay *monthly* in assessments to live in an apartment that’s worth a fraction of what a house is worth… money that the’ll never recoup when they sell. I realize I’m old school, but the money I haven’t been sending to a condo board whether they use it or not, *really* adds up over years of ownership.

  28. CH says:

    not really for teens but there is a nice playground across this street. took kids there this past sunday.

  29. Dan #2 says:

    Gring – wish I could join you at that gym. Sounds like a good one.

  30. sonies says:

    I know the owners of this place, I wonder where they are planning on moving to, they have been here forever. Their kid is super smart and got into Payton so likely not the schools being an issue

  31. JJJ says:

    “18 year old, in downward dog position, with 20kg ankle weights on each leg, swinging her legs back and up to work out her ass”

    A plate’s worth of weight on each ankle? Sounds crazy, but I guess Brazilians get those asses somehow.

  32. helmethofer says:

    Now that the economy has officially returned to global growth, housing is up, bidding wars, etc. stocks are at records, where is clio? All the “renters” must be sweating bullets right about now. Buy now. Owning is better!

  33. helmethofer says:

    This place would be great for a father of teenage girls. It would be easier to keep them on lockdown living here, rather than in Naperville where pot-smoking has reached epidemic proportions and kids are spending tons of time in cars, driving all over creation…doing God knows what!!

  34. sonies says:

    pot smoking? Try heroin, extacy and whatever the drug of the month happens to be (Salvia, DXM, Bath Salts, Effedrine, whatever) to try and cure boredom before you can go out and drink legallyl.

    Fact is, teenagers are stupid

  35. Dan #2 says:

    I have a teen-ager and you guys are scaring me. I hope he stays out of that stuff.

  36. helmethofer says:

    I’m with Sabrina, I think the suburbs offer more opportunity for teens to get in trouble. The subject property is about as safe (relative) as it gets in Chicagoland. Less places to hide, be loud, be in a car/SUV, etc. relative to alternatives. Plus living in the city day-to-day, the teens grow up street smarter than the suburbanites who idiotically think minority urban “vibrancy” is cool from TV brainwashing. City dwellers know that “vibrancy” is overrated and a waste of valuable time.

  37. gringozecarioca says:

    “A plate’s worth of weight on each ankle? Sounds crazy, but I guess Brazilians get those asses somehow.”
    Ms. bumbum 2012 :-) Would make a college football scout cry…

    http://virgula.uol.com.br/ver/album/famosos/2013/01/23/23662-carine-felizardo-na-revista-sexy#4

    “Buy now. Owning is better!”
    Fairly certain I always agreed with that one…

    “doing God knows what!!”
    don’t need god to figure it out…

  38. mh says:

    Regardless of whether city v. suburbs is more dangerous for teenagers, this place appears to have an entrance on both levels. Not sure I’d want that if my master was on the first floor and I had a couple teenagers upstairs.

  39. Vlajos says:

    Drug use is out of control by suburuban teens. It has been for a while actually.

  40. gringozecarioca says:

    Drugs are fun.

  41. Miumiu says:

    It is not just the teens. Sure they are minors hence popping illegal ones, parents are taking antidepressants, anxiolytic, sleeping aids and what not. The next generation would be even worse. the kids are already labled bebore preschool and pop pills. The upper middle class mums thinking it is cool to have a PDD-NOS diagnosis to justify why they kids are not functioning like they should most likely because of lack of attention while mums are in their mobile, or Internet, or are watching TV the whole day and serve them frozen ready made food; the poor ones jumping on the diagnosis to qualify for free child care and services so that they can dump their kids on the system.

  42. homedelete says:

    more opportunities to get in trouble in the suburbs? hahah! ask the 27 kids of Harper high school who’ve been shot In the last year, or l, drive around portage park on a summer weekend night and see rooving bands of kids literally in the streets, or, dare I say wildings ? pot and minor drugs are minor distractions. hell Barack Obama (allegedly) smoked dope and sold coke in high school and college and he’s the president now.

  43. homedelete says:

    kids in high school have been on drugs since the 60s. nothing new here, move on.

  44. Dave M says:

    I could see someone buying this place with cash potentially, who views the price as a “deposit”. The assessments and taxes are like rent to this type. Wait a second, maybe that happens at 2440 Lakeview instead.

  45. Milkster says:

    Um, Ze…
    Miss bumbum is pretty. Pretty LARGE.

  46. Jaime says:

    SFH. control your own destiny. Better investment(s) to choose from.

  47. chichow says:

    uma popozuda!!!!

  48. gringozecarioca says:

    Milk more safe for work. This one is the Carnaval queen for one of the biggest Samba schools. Look at what she is squatting. I personally think it’s completely gross and obviously this is juice. But there are many here that do this. Not even embarrassing for a woman to get off the leg machines and for guys to lower the weight.

    http://ego.globo.com/famosos/noticia/2013/04/treino-animal-de-ontem-diz-gracy-barbosa-sobre-foto-na-academia.html

  49. gringozecarioca says:

    My big leg taste goes no further than Sunday evening TV’s Faustao bailarinas. All a bit thick but all very hot and feminine.

    http://tvg.globo.com/programas/domingao-do-faustao/Bale-do-Faustao/fotos/2012/06/confira-fotos-das-30-bailarinas-do-faustao.html

  50. gringozecarioca says:

    Milkster… I think we Shut down CC

  51. Mitch says:

    Wow..that has to be a post op trannie..her legs are twice the size of mine and I used to play rugby! Do straight guys think that is hot?

    Referring to teenagers…they will find trouble where ever they live (damn kids!!!) What’s wrong with smoking a bit of dope once in a while…no one ever started a fight, shot anyone or did much of anything when stoned. Tho if I was a parent I would rather my kid take public transportation then drive so that’s a plus for the city.

    Boring place…2 grand a month??? I agree, like having my own home and having control over the maintenance of the house then relying on a board or management company.

  52. BB929 says:

    We lived in a SF for years and it was a lot of work — the yard, the gutters, the roof, the furnace, repainting the porch, washing the exterior windows, shoveling, etc. We’re in a building now and the assessments are worth it. With kids and a full-time job, the maintenance of a SF was a drain on my time and energy. It was expensive too. Random things broke, not to mention yearly gutter cleanings, furnace checks, etc. Our assessments include heat, water, basic cable, a work out room, heated parking, car washes, a full time maintenance person and common insurance (home owners insurance in a building is often lower than in a house). Of course in a building you run the risk of a special assessment. But in a house you run the risk of the furnace breaking, a flood or the roof needing to be replaced. Raising a family in a building is worth some thought. There are tons of kids in our building and such a nice sense of community. The Pierre is the same way.

  53. Milkster says:

    LOL, Ze.
    I’m not sure what happened, but I see my comment was deleted.
    I have a very twisted sense of humor.
    Btw, thank you for the Gracyanne Barbosa link; it was inspiring. Perfect gym body.
    I work with a guy who calls the hip adductor/abductor machine the “crowd pleaser”.

  54. DZ says:

    “I see my comment was deleted.”

    I suppose sabrina must draw the line at a***.

  55. gringozecarioca says:

    “LOL, Ze.
    I’m not sure what happened, but I see my comment was deleted.
    I have a very twisted sense of humor.”

    I think with that one comment you gave up any ground you were making on seducing HH, but got me to want to buy a plane ticket to Chicago. :-)

  56. gringozecarioca says:

    “I suppose sabrina must draw the line at a***.”

    Ask anon(tfo) after the X-mas Party…….

  57. gringozecarioca says:

    but seriously.. while we are on the subject of a**holes.. Where is Chuckecheese?.. Looking at this move from 1350 to 1600 makes me wonder how his mean reversion system is doing….

  58. helmethofer says:

    Chuck E. Cheese has got to be one of the most dangerous establishments in operation today, and we all know why. How long can Chuck E. Cheese survive the negative publicity about fight breaking out at its restaurants? You can’t have story after story in the national media about near riots regularly breaking out at your chain of restaurants, especially one geared toward parents with kids, and expect to stay in business. According to a Wall Street Journal article (from 2008), they’ve already put armed security at some of their stores. http://online.wsj.com/article/SB122878081364889613.html

    Thing have not improved. If you’re in a Chuck E. Cheese joint, and there are more than one or two minorities there, you’d best pay your tab and get out.

  59. CH says:

    wrong chucke hh.

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