Is This 2-Bedroom Loft in Roscoe Village for $359K a Deal? 1800 W. Roscoe

1800 w roscoe #2

This 2-bedroom loft in the Pencil Factory Lofts at 1800 W. Roscoe in Roscoe Village just came on the market.

It’s a south facing unit with 12 foot concrete ceilings, industrial windows, and some exposed brick and concrete pillars.

It also is one of just a dozen or so units that has its own 10×17 private south facing deck. Most of the units in the building do not have private outdoor space.

The kitchen has brown cabinets and stainless steel appliances including a Bosch dishwasher.

The bathroom has quartz counter tops.

Only one of the two bedrooms has a window and it appears that the second bedroom has 3/4th walls.

This loft has the features buyers look for including central air, washer/dryer in the unit and indoor parking which is, apparently, included.

The units with the private decks rarely come on the market. This unit last sold in June 2009 for $355,000.

It’s currently listed for $359,000.

Is this a deal or will it get multiple offers and sell for much more?

Pablo Saban at Sola Group Realty has the listing. See the pictures here.

Or see it at the Open House on Sunday, Apr 9 from 2:00 to 5:00 PM.

Unit #223: 2 bedrooms, 1 bath, 1139 square feet

  • Sold in August 1993 for $157,500 (parking included)
  • Sold in March 1996 for $183,000 (parking included)
  • Sold in August 1998 for $200,000 (parking included)
  • Sold in June 2009 for $355,000 (parking included)
  • Currently listed at $359,000 (parking included)
  • Assessments of $392 a month (includes part-time doorman, exercise room, exterior maintenance, lawn care, scavenger and snow removal)
  • Taxes of $5193
  • Central Air
  • Washer/Dryer in the unit
  • Bedroom #1: 17×14
  • Bedroom #2: 16×11
  • Private deck: 10×17

 

31 Responses to “Is This 2-Bedroom Loft in Roscoe Village for $359K a Deal? 1800 W. Roscoe”

  1. The private deck is not south facing, it’s north. It also is fairly close to the train and looks like it needs some maintenance at minimum. I know this because I commute by it each day on the train and occasionally wonder why they don’t put some money into these decks. The answer is likely that since almost nobody has a private deck it’s easy for the association to ignore those who do. This kind of thing is a big reason I got out of condo life. I’ve been in the building and find it dreary but I do like the location, apart from train noise.

    VA:F [1.9.22_1171]
    Rating: +7 (from 9 votes)
  2. Also Bosch dishwashers are garbage, not sure why anyone would highlight that.

    VA:F [1.9.22_1171]
    Rating: -14 (from 16 votes)
  3. Sid V’s catchword is ‘dreary’

    just noticed

    That cement beam going through the kitchen… terrible design! The architect should be ashamed!

    But other than that and the diagonal flooring this place isn’t too bad, if one to wanted to live in this part of town

    VA:F [1.9.22_1171]
    Rating: +4 (from 4 votes)
  4. What’s wrong with Bosch dishwashers? They tend to run quietly, so I like them.

    I don’t see the point of mentioning inexpensive appliances in a listing though. As a buyer, I care about there being a dishwasher hook up, but don’t care about the brand considering even the most expensive dishwashers tend to cost under $2,000.

    VA:F [1.9.22_1171]
    Rating: +3 (from 3 votes)
  5. The deck does in fact face south — it faces Roscoe St.

    I used to live in the building and liked it quite a bit. Train noise is negligible in most of the apartments, though the ones on the Ravenswood side of the building do have Brown Line and Metra tracks to contend with.

    VA:F [1.9.22_1171]
    Rating: +2 (from 2 votes)
  6. “What’s wrong with Bosch dishwashers? ”

    2d the question. What’s your issue with them, Sid?

    VA:F [1.9.22_1171]
    Rating: +2 (from 2 votes)
  7. Oh, and:

    “even the most expensive dishwashers tend to cost under $2,000”

    Apart from Miele commercial-grade dishwashers, it’s affirmatively hard to spend over $2k. The commercial grade are great for having short cycle times but are relatively noisy, so are pretty use specific–ie, you don’t really want one for your open-plan home.

    VA:F [1.9.22_1171]
    Rating: -1 (from 1 vote)
  8. Why all the hate? If someone wants this location, then fine. If they want a condo versus a single family home, that’s what they are getting. Maintenance and repair issues, it’s a really old building and that’s gonna happen. It’s dreary for sure, that’s why a buyer would walk through it in person a few times before deciding. Comes down to buyer tastes and preferences. As far as the pricing, might be on the high-isn side. BUT, oh the inventory shortage…. Jan Terri would love this unit BTW!!!

    VA:F [1.9.22_1171]
    Rating: +1 (from 3 votes)
  9. “I don’t see the point of mentioning inexpensive appliances in a listing though.”

    My guess is that the person who is buying this place is probably coming from a rental or less expensive place with a crappy DW that runs super loud. Having a quiet DW in a loft is very important.

    As for a Bosch dw, I couldn’t imaging buying anything else other than a Meile which would be more expensive anyway.

    VA:F [1.9.22_1171]
    Rating: +2 (from 2 votes)
  10. I’ve always liked a lot of the units that have come up for sale in this building. Apart from Sid’s experience, has anyone lived here or does anyone have any insight on the quality of the association or building? It’s a place I’m seriously considering in a year or two when I’m ready to buy.

    VA:F [1.9.22_1171]
    Rating: +1 (from 1 vote)
  11. Sonies I can’t help it if Sabrina is disproportionately drawn toward dreary properties lately, while it’s hardly my “catchword”, if the shoe fits… I’m not really a fan of concrete lofts because they tend to be un-homey if not downright depressing.

    VA:F [1.9.22_1171]
    Rating: +1 (from 1 vote)
  12. As for Bosch dishwashers when you have to make an insurance claim due to your neighbor’s unit malfunctioning and flooding your unit, you tend to take a dim view, especially when you’re told the particular valve failure issue is apparently not uncommon. I’m sure many of us have such biases.

    VA:F [1.9.22_1171]
    Rating: -2 (from 2 votes)
  13. your unhomey might be someone else’s homey! personally I’m looking for something with a lot of concrete and at least one bdrm with no natural light, so these concrete lofts appeal to me. Everyone has different needs/wants in a home. Yippee.

    VA:F [1.9.22_1171]
    Rating: +6 (from 6 votes)
  14. I fully agree with Sobieski. What a complete hack laying out this unit with a column in the middle of the kitchen. A high schooler at Lane a Tech drafting class could have incorporated that into the design better.

    And any dishwasher can fail and flood. Likely a connection or hose issue rather than a seal on the dishwasher.

    VA:F [1.9.22_1171]
    Rating: +2 (from 2 votes)
  15. “The private deck is not south facing, it’s north.”

    No. It’s south. The south facing units have the really big and wide industrial windows. The back side of the building (north facing) has different windows which are still tall but narrow.

    Additionally, this unit is in the part of the building AWAY from the El/Metra side of the building. And the building takes up nearly a whole city block.

    VN:F [1.9.22_1171]
    Rating: +3 (from 3 votes)
  16. When just a few people own decks, isn’t it then a limited common and therefore, the owners responsibilty? Anyway, the place seems ok for the price/location. Yes the kitchen column is ridiculous. But kitchen functionality isn’t that important to everyone, particularly the traveling/working couple who go to the nearby Whole Foods for take out on nights they aren’t at restaurants.

    VA:F [1.9.22_1171]
    Rating: +1 (from 1 vote)
  17. ^yes, they are a limited common element, but just like with balconies, it is up to the Board whether to absorb the cost of maintenance… either way, the Board should apply the policy consistently across all limited common elements…

    VA:F [1.9.22_1171]
    Rating: +1 (from 1 vote)
  18. It’s only been a month but our Kenmore Elite dishwasher has been performing excellently.

    VA:F [1.9.22_1171]
    Rating: +1 (from 3 votes)
  19. Look at Mr. red socks here with his “elite” dishwasher

    VA:F [1.9.22_1171]
    Rating: +1 (from 1 vote)
  20. Elliot, I lived in the building for six years and moved a couple of years ago only because of a work commute. While I was there the reserves were strong, and the association & management company (Property Solutions) were really good. I still miss the wonderful onsite maintenance person … he’s been with the building for 20+ years. There were always masonry repairs going on, but that’s what you get with an old brick building.

    VA:F [1.9.22_1171]
    Rating: +2 (from 2 votes)
  21. “Kenmore Elite dishwasher”

    Manufactured by whom? Kenmore is all re-badged something else–what’s the equiavlent?

    VA:F [1.9.22_1171]
    Rating: +2 (from 2 votes)
  22. Play this little game with me. When approaching Roscoe from a half block away, will the train thunder overhead before or after you pass the tracks?

    VA:F [1.9.22_1171]
    Rating: -3 (from 3 votes)
  23. Love this location – and who needs a kitchen without columns when you have the lovely Four Moon Tavern across the street?

    This is a really good deal for this place and I think will sell quickly, possibly above ask. I’d rather be a floor or two higher without the deck – better views of the city and more privacy.

    VA:F [1.9.22_1171]
    Rating: +3 (from 3 votes)
  24. All dishwashers have cheap plastic parts, and I’m talking about the important ones underneath the unit. They break and wear out.

    VA:F [1.9.22_1171]
    Rating: -2 (from 4 votes)
  25. “I’d rather be a floor or two higher without the deck – better views of the city and more privacy.”

    Yes, there are definitely better views higher up. You have a nice downtown view from the top floor. But there are some people who can’t live without outdoor space. They won’t buy without it.

    That’s why these units with the decks (even though they’re all on the second floor of the building) usually sell so fast.

    VN:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  26. Sorry there was no new post today. I had some technical difficulties, which I have now resolved. So we’ll resume with a new property tomorrow.

    VN:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  27. “Manufactured by whom? Kenmore is all re-badged something else–what’s the equiavlent?”

    Should ick have gotten the low end bosch he was thinking of instead? Or does it depend on who made the kenmore?

    VA:F [1.9.22_1171]
    Rating: 0 (from 2 votes)
  28. “Should ick have gotten the low end bosch he was thinking of instead? Or does it depend on who made the kenmore?”

    Depends!

    Depends on if the Kenmore is an “american” or “euro” dw, and if the former–and that what you want–then bosch is not a sub. If the latter, and bosch a true sub, then *maybe*, but I’d bet that the Kenmore had better features for the same or lower price.

    VA:F [1.9.22_1171]
    Rating: +1 (from 1 vote)
  29. Jim in Chicago on April 6th, 2017 at 9:58 am

    Decks and balconies are normally Limited Common Elements. I live in a unit where my deck sits on top of part of the roof of the unit below. When we had major roofing work done it involved replacing all the roof and drainage systems, and repainting the balcony and deck railings.

    The board, wisely in my option, went to the attorney for clarity on who should be charged for what.

    The balcony owners were charged for their painting since they had exclusive use of the balcony.

    The deck owners were charged for the painting as well, since they also had exclusive use.

    BUT: the roofs and drains (including ongoing maintenance) were the responsibility of the association since they form part of the roofing system as they sit on top of various units.

    Bottom line, we’re responsible for the decking material, which sits on top of the roof, and the railings, but NOT the roofing material that sits under our deck.

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  30. So, if older decks must be dismantled to lay down the new roofing, who pays for the new decks?

    VA:F [1.9.22_1171]
    Rating: 0 (from 0 votes)
  31. As I thought, this loft went under contract within days.

    These units with the south facing decks rarely come on the market and especially at this price point.

    VN:F [1.9.22_1171]
    Rating: +1 (from 1 vote)

Leave a Reply