Is $400,000 the New Price for an East Humboldt Park Single Family Home? 1441 N. Campbell

1441 n campbell

We last chattered about this 3-bedroom cottage at 1441 N. Campbell in East Humboldt Park in March 2013.

See our chatter here.

If you recall, it was on the market for 5 months in 2012 during the peak spring/summer buying season and didn’t sell.

It returned to the market at the same time of the year this year listed for $26,000 more at $395,000.

Many of you felt it was overpriced for the neighborhood but apparently the buyers didn’t agree as it went under contract quickly.

It recently closed for the 2013 asking price of $395,000.

You’ll recall it was built on a standard 25×125 lot and had a 2-car garage.

Some upgrades had been made to the home.

The kitchen had white Kraftsmaid cabinets with stainless steel appliances and a red vintage refrigerator.

There was some exposed brick.

There were dark bamboo floors on the main level.

2 of the three bedrooms were on the second level with the third on the main floor.

There was an unfinished basement.

Is East Humboldt Park one of the new “starter home” neighborhoods for those priced out of the GZ?

Michael Clouse at Element 78 Realty had the listing. You can still see the pictures here.

1441 N. Campbell: 3 bedrooms, 1 bath, 1700 square feet, 2 car garage

  • Sold in August 1991 for $60,000
  • Sold in November 1999 for $70,000 (??? the public record says $7,000 but I think that’s a typo given the 1991 price and it was not bank owned.)
  • Sold in July 2007 for $265,000
  • Originally listed in March 2012 for $369,000
  • Withdrawn at the same price in July 2012
  • Re-listed in March 2013 at $395,000
  • Sold in May 2013 for $395,000
  • Taxes of $3576
  • Central Air (??? – listing says it has C/A but also says there is no C/A)
  • Bedroom #1: 15×15 (second floor)
  • Bedroom #2: 14×15 (second floor)
  • Bedroom #3: 9×11 (main floor)
  • Laundry room: 8×7

33 Responses to “Is $400,000 the New Price for an East Humboldt Park Single Family Home? 1441 N. Campbell”

  1. That’s a promising area and it’s actually West Town. Median income is 49K and much higher due north and just east of there. And there is a ton of new construction going on north of North Avenue and west up to Kedzie: http://www.chicagonow.com/getting-real/2013/05/chicagos-new-construction-single-family-homes-400000-600000/

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  2. Having said that I just completed a blog post on murder in Chicago (part 1 of 2) and one of the things I did was map out all the murders (432) in the last year. (I didn’t like other crime maps I found out there for various reasons.) Yes, this area had a couple of murders in that time period.

    What I thought the folks here would find interesting is that there is a large area bounded by Montrose, California, and North Avenue where there were no murders in this time period. And of course the area is a bit larger than that but this makes a nice rectangle: http://www.chicagonow.com/getting-real/2013/06/murder-chicago-which-neighborhoods-dangerous/

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  3. Interesting maps! Humboldt Park’s proximity to downtown make it a good candidate for increased gentrification. The house featured here is cute, but having one bathroom is a deal killer.

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  4. ” Humboldt Park’s proximity to downtown make it a good candidate for increased gentrification. ”

    Mostly east of the park. It will take a lot more than hipsters with professional jobs to gentrify west of the park. It might happen someday but that’s a bit far west and isolated from public trans.

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  5. “isolated from public trans”

    Too bad the HP el line didn’t survive.

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  6. “What I thought the folks here would find interesting is that there is a large area bounded by Montrose, California, and North Avenue where there were no murders in this time period. And of course the area is a bit larger than that but this makes a nice rectangle:”

    There’s your GZ. Sorry, river north and gold coast are apparently not GZ but Belmont/Kedzie/Montrose/California is.

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  7. Other than being a gang stronghold, it’s great. After those little girls got shot in Avondale park a couple of years back and McCarthy declared the MLD’s public enemy number one, they didn’t step up enforcement up in Avondale, they started arresting people down here to cut off their cash flow. “Officers targeting the MLD street gang converged on an area known as the “The Zone”, a stretch of territory that spans from Western to California Avenues and Division to North Avenues, which serves as a stronghold for the gang’s narcotics activity.” per a CPD press release on 9/30/11.

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  8. It will eventually be a nice area. Just when? Even Lincoln Park was once a bad neighborhood.

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  9. ““Officers targeting the MLD street gang converged on an area known as the “The Zone”, a stretch of territory that spans from Western to California Avenues and Division to North Avenues, which serves as a stronghold for the gang’s narcotics activity.” per a CPD press release on 9/30/11.”

    So was this program a success or another CPD failure?

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  10. “It will eventually be a nice area.”

    The west side will rise again!

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  11. you wanna see the blight of the west side check out something like this

    http://www.redfin.com/IL/Chicago/Undisclosed-address-60624/home/13257292

    so freaking sad what they have done to such beautiful homes

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  12. “http://www.redfin.com/IL/Chicago/Undisclosed-address-60624/home/13257292

    so freaking sad what they have done to such beautiful homes”

    There are so many blighted areas, we’re never going to ‘run out of land’ at least here in Chicago. People would rather move really far out to Huntley or Plainfield for a new home rather than take a chance on an older home that needs work in a blighted area. I don’t blame them however, and absent gas going to $15.00 a gallon or some other calamity that destroys the value of living in a suburban area, these areas will remain blighted into the foreseeable future.

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  13. steve heitman on June 10th, 2013 at 12:43 pm

    Is Plainfield still a town? I thought they shutdown and went back to farming.

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  14. “Is Plainfield still a town? I thought they shutdown and went back to farming.”

    How’s dog grooming workin’ out for ya?

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  15. You know a neighborhood is hot when the realtors start dividing it up and renaming sections.

    http://www.chicagonow.com/adventures-house-hunting/2013/05/humboldt-park-split-by-realtors-like-post-wwii-germany/

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  16. ” dividing it up and renaming sections”

    Pretty sure that sector map you used is of Berlin, only, not Germany.

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  17. Any guesses on how much it would cost to restore Sonies’ listing on Adams?

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  18. “and absent gas going to $15.00 a gallon”

    heh

    we’re well on our way! Wouldn’t surprise me 20 years from now to see that type of price for gas as common place, hell thats only a 7% CAGR!

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  19. $150,000 or $200,000 or more. Place needs to be opened up, needs a complete gut but all the architecturally significant features need to be kept intact. Lord only knows if it still has knob and tube wiring, who knows if there’s water damage to the plaster, the wood floors are probably awful that’s why they have 40 year old carpet on them. The drop ceiling in the basement will expose god only knows what. The walls need to be opened up (dem some pretty small rooms there for 3,900 sq ft like the assessor claims)

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  20. “Pretty sure that sector map you used is of Berlin, only, not Germany.”

    Pretty sure most Americans don’t discern a difference.

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  21. “hell thats only a 7% CAGR”

    Where are you getting gas for $3.87 a gallon?

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  22. HD, that’s a gorgeous house! It’s tempting to sell my condo and buy a place like that.

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  23. ” dividing it up and renaming sections”

    West of California Ave. is referred to as Double West Bucktown.

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  24. “Pretty sure most Americans don’t discern a difference.”

    Just like most don’t discern the difference bt ‘West Bucktown’, Humboldt Park and Logan Square in the little area that’s an easy walk to Margie’s and the blue line stop.

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  25. “HD, that’s a gorgeous house! It’s tempting to sell my condo and buy a place like that.”

    If you think the area south of the tracks from your condo is sketchy, then I suggest not even *thinking* about what East Garfield Park is like.

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  26. “Where are you getting gas for $3.87 a gallon?”

    huntley or plainfield?

    Just using regular gas too since hd would pick that apart if I counted the “premium” fuel that suckers like myself have to use… (5.75% CAGR 20 yrs from now $15 gas @ $4.90 today like the BP on ontario/lasalle has)

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  27. “HD, that’s a gorgeous house! It’s tempting to sell my condo and buy a place like that.”

    Yeah its um… very very very very sketchy there, you’d likely be the only white person (who isn’t buying crack) on the block

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  28. East Garfield Park has so much potential. I love that park and the transportation options are pretty good. Urban blight is awful anywhere, but I hate it when it eats up beautiful neighborhoods like this one.

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  29. “So was this program a success or another CPD failure?”

    No idea. I haven’t seen any subsequent coverage on it. In my neighborhood, which is also in MLD territory, it seems like things have been quieter in the last year, but I don’t check the crime statistics or attend the CAPS meetings, so I don’t really know.

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  30. Jenny, you’d be like the 20th white person on the block. I live across the street from the Adams house, and there’s a dozen white art institute trustafarians in my building. But yes, the neighborhood is shit.

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  31. sonies-it’s easy to make smart ass remarks, but if you don’t know that of which you speak, you should just stay quiet.

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  32. db, sonies knows of what he speaks, he buys an awful lot of crack in the area, and speaks from first hand experience.

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  33. logansquarean on June 18th, 2013 at 10:17 pm

    For Humboldt Park and some sections of West Town to ever turn around, the masses of Scattered Site housing and the Bickerdike and other Section 8 subsidized housing developments will either have to go, or they’ll have to figure out how to get tenants and occupants that aren’t dragging their gang banging friends and family along with them.

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