Logan Square Vintage Beauty is Back and Reduced $300K: 2048 N. Humboldt Blvd

We last chattered about this giant 5-bedroom American Four Square in Logan Square at 2048 N. Humboldt Boulevard in June 2008.

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See our prior chatter and pictures here.

Built in 1921, it has a woodburning fireplace, stained glass, beamed ceilings and is on a large lot of 50×150.

It’s back on the market and has been reduced $300,999.

It has no central air and as you can see from the kitchen picture, it needs updating.

Is this now a deal at this price?

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Mario Greco at Rubloff has the listing. See more pictures and a virtual tour here.

See the property website here.

See the floorplan here.

2048 N. Humboldt: 5 bedrooms, 2 baths, 2 half baths, 2 car garage, 4200 square feet

  • I couldn’t find a prior sales price
  • Was listed in June 2008 for $1,099,999
  • Withdrawn
  • Back on the market and currently listed for $799,000
  • Taxes of $6,069
  • No central air- window units

43 Responses to “Logan Square Vintage Beauty is Back and Reduced $300K: 2048 N. Humboldt Blvd”

  1. No central air and you have to gut the kitchen and all the bathrooms.

    Eek!

    Is it really a “landmark” and if so, will that cause you problems for the renovations that you’d have to do? Or is that just realtor speak and he doesn’t realize that that has some serious (and annoying) legal implications.

    Still, I guess you can say it is under $200/sq ft

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  2. At this new price point, that kitchen does not cut it. I would be ok with such a kitchen in a $200,000 2bd bungalow in Jefferson Park.

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  3. That layout is awesome, other than the oversized foyer.

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  4. gorgeous house. rough sell in that location.

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  5. Given the RE bubble burst and recession, will that part of Logan Square continue to gentrify, or at least be stable, over the next 5 years — or will it backslide?

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  6. awesome house, too much driveway. The kitchen can be functional, 50’s cabinets (enamel) were well build, depending if it was maintained. For the owners it is all about the vintage (inc bathrooms), and it will need to be for the buyers as well. AC for that place is going to be very expensive.

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  7. “Is it really a “landmark””

    It’s part of the Logan Square Boulevards Historic District, a national register historic district and also a City historic district. So, yes, sort of. Shouldn’t stop interior or rear yard cahnges, but probably places some restrictions on streetscape changes.

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  8. Stupid question I’m sure but is it possible to “install” central air conditioning? And how much does that cost, roughly, in a house of this size?

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  9. Good info anon (tfo). Thanks for that bit or research.

    Looking at the floorplan I will say it is nice. Unfinished (I assume) storage area in the basement could make a really nice basement/theater space. Combine a couple of bedrooms and one of the bath’s upstairs for a real master and it could work. Nice bones as they say.

    If it was me I’d need to gut a lot of it and sink a whole bunch more money into it to make it really nice

    You’ve got to find somebody that REALLY loves vintage or get it down another couple hundred grand to move it I think, just because of how much money most buyers are going to want to dump into it.

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  10. I don’t know kp – I’d be cool with just building a nice cook’s kitchen as the rest of the house looks pretty good to me.

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  11. “I’d be cool with just building a nice cook’s kitchen as the rest of the house looks pretty good to me”

    Questions I have would be the state of the wiring and the condition and height of the basement. And the bathrooms need a refresh, too, but that’s not too expensive. And there is the AC question.

    This isn’t a house to buy if you want to do major work, b/c you’re paying for it being in pretty good shape.

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  12. ME,

    Would you really pay $800k to have window units? In Chicago? And if you say yes, get back to me in August.

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  13. Yeah enjoy your nice $1k monthly power bills from July-October

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  14. kp – I never said I would go for this house at $800K. I actually would not. But maybe at $500-600K, it would start to look much more acceptable.

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  15. Personally I love the cabinets but I hate the neighborhood. I would take the norwood over this.

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  16. “Stupid question I’m sure but is it possible to “install” central air conditioning? And how much does that cost, roughly, in a house of this size?”

    Yes it is possible. It would be difficult if not impossible to retrofit this house with a traditional central air system with rigid metal ductwork. The alternative is a Spacepak system which uses high velocity air moving through 2 inch flex duct. This kind of system is much easier to retrofit into existing homes and the cold air outlets are very unobtrusive. It’s not cheap through — I would guess the installed cost in this house would be well over $30K.

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  17. love it. love the bathroom. love the large rooms. love love love.

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  18. Not a stupid question whatsoever Jessica and one I was left wondering myself.
    It can be done, but every ceiling in every room would need to be ripped through to install the ductwork. Of course, looking at the floor plan there is space for the unit(s) themselves…I say units as it would be a good idea to install more than one for this size home. As for the cost to do so…I would estimate (without actually seeing the place) at least nearing $90-100k.
    JPS, the unit you describe is better for smaller homes that are only one level…I did one in Florida and while it did work out fine, with all the work involved we should have just gone with a traditional unit! There is no way I would buy such a grand home only to rely on window units to cool it…the sound alone from running them 24/7 would drive me crazy!
    On top of that major piece of work, there are the kitchen and baths that would need significant work to bring them all up to date. This is the type of place where you would not want to ‘cut corners’ and do it cheaply as the house should only appreciate in value…if only in the new buyers head! Of course you would want the sub-zero, wolf and meile and custom if not the highest quality cabinets for the kitchen.
    At $799k, I would say this is a very fair price. Just wondering if one would be able to get another $200k+ to update it. Will be interested to see how it comes along and processes the new buyer has to perform to bring about the changes.

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  19. “At $799k, I would say this is a very fair price. Just wondering if one would be able to get another $200k+ to update it.”

    Actually, WL, I think you are not fairly accouting for the genuinely marginal location of the house. Drive around the side streets in the immediate area–esp on a warm summer night–before you decide that $1mm invested in this location is wise. I’d be afraid that the immediate area will backslide, making a break-even exit difficult. Not that I think this area is genuinely bad, but I dunno when it will be that folks buying $1mm+ homes will consider this a good location, with the number of roughly comparable homes in better parts of Logan, Bucktown and east of the river available.

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  20. “JPS, the unit you describe is better for smaller homes that are only one level.”

    I’m not an HVAC pro but I’ve seen lots of info on the web about succesful Spacepak retrofits in large multilevel homes.

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  21. “with the number of roughly comparable homes in better parts of Logan, Bucktown and east of the river available.’

    I’m not questioning your opinion of this location — but where are you going to find a similarly grand 4200 square feet SFH for $1MM (allowing $200K for improvements) in the areas you mention?

    I think the price is discounted substantially because of the location.

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  22. “I’m not an HVAC pro but I’ve seen lots of info on the web about succesful Spacepak retrofits in large multilevel homes.”

    Sure, you can put this unit in a multi level home and it will operate…mere steps above what you could expect from window units.
    I am just thinking, for a home this large, if you are going to take the trouble and expense to do so, do it right the first time and know that what you did was done correctly and you got the most for your $$$.

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  23. “but where are you going to find a similarly grand 4200 square feet SFH for $1MM (allowing $200K for improvements) in the areas you mention?”

    You’re not; that’s why I weaseled a bit with “roughly comparable”. And I stick with the conceit that someone looking to spend $1mm is not likely to go prospecting this far.

    Indeed, Kenwood would probably yield better value (i.e., re-sale prospects) for a more than “roughly” similar house in teh $1mm range.

    WL: “you can put this unit in a multi level home and it will operate”

    Even if you use two systems? Honest question w/ no pre-conceived answer (other than that it might end up almost as expensive as your route).

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  24. “It can be done, but every ceiling in every room would need to be ripped through to install the ductwork. ”

    only one floor need to be impacted, as you can share the ductwork.

    our house has this, and it works fine – the ductwork runs down the middle of the house in the basement, and there are cuts in the floors of the first floor for vents.

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  25. Thats what I am getting at anon…if you do install two units for a two floor house (basements MAY be a different story) your cost/time/energy would run nearly the same for the regular unit you would normally install in the house, so why not just do it right the first time and save all the headaches? Esp on a house like this one, I would not, as said above, cut any corners with cheaper items.
    Regarding using the same ductwork, I seem to remember a wall unit heating system in the pictures that would not work for this type of AC…or any other type either.

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  26. Spacepak works fine for multilevel houses. Ours is great in a two story house. And no, you do not have to tear down the ceilings to install the small air outlets. Just a drill with an installer who knows how to measure.

    With a large house such as this, it would make sense to use Spacepak in the second floor ceiling and a separate conventional system using ductwork in the basement for ducts in the floor. And it would not cost anywhere close to $100,000.

    Nice house, but the neighborhood does not seem to support even the current pricing.

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  27. logansquarean on April 1st, 2009 at 8:49 pm

    I see there is a resale happening about 4 blocks away at 1830 N. California; those are those “lumeniferous” single family homes over there, and for a 4/4 built back in 2006, they’re asking %699k.

    I’d take this gorgeous place on a boulevard, upgrade needs notwithstanding, than some new construction over on California and Bloomingdale anyday…

    And, you’re all making much too much of the lack of central AC. Old houses with working windows and old trees and brick really don’t heat up as much as those all-glass-south facing highrise condos, or cheapo frame townhomes might. Once upon a time, homes were built with good cross breezes and such, but I doubt anyone remembers that.

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  28. Thank you, Logansquarean. This is a beautiful house on one of the best streets in the city. I used to walk by it all the time with my dog, and sought it out the first time it was featured on this site. Absolutely beautiful. I don’t think people understand just how gorgeous Humboldt Blvd. is around here (and Kedzie after Fullerton). For those who could afford it, this seems like an amazing opportunity to own a truly unique home, for a relatively reasonable price.

    I’ve since moved to Ukrainian Village, but really miss the opportunity to wander through these boulevards. Amazing, and underappreciated in the city.

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  29. “And, you’re all making much too much of the lack of central AC. Old houses with working windows and old trees and brick really don’t heat up as much as those all-glass-south facing highrise condos, or cheapo frame townhomes might. Once upon a time, homes were built with good cross breezes and such, but I doubt anyone remembers that.”

    All true, especially after you fill the ceiling space on teh 2d floor with good insulation. I still don’t like the humidity at night.

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  30. OK, here is the thing…this is a large, historic and a VERY beautiful house in a very nice neighborhood (I went through it yesterday and LOVED it). Most of us here would love to own and occupy it for years to come…a real dream home if you will.
    That said, I am more than certain those who have given their testimonials here are happy with Spacepak. But again, would you not want only the best, most reliable and permanent unit for this particular house? Yes, it would cost $100k or so to install it, but why not?
    IMO, if you do not have that kind of money to invest in this house, then it probably is not the best choice for you…and that goes for the other improvements that are needed to assure this home stays in a pristine condition for the next, say 50 years. Unfortunately, there are a number of issues this home needs to have corrected…AC not being on the top of the list.

    But back to the subject at hand. I did admit above that Spacepak is a decent unit when you cannot afford, or are otherwise unable to have a traditional AC unit installed. Having done most of my business in Florida and having workd with nearly type and make of AC system out there, I know a bit about what can get you by for a few years and what will last for the duration of your stay in a home.
    Am I the last word on AC units? Of course not, but after years of dealing with them, I am somewhat qualified to make a comment and have it understood to a degree without personal examples of “Well, we have this unit and blah blah blah” thrown in. I realize this is an open forum to discuss RE concerns, but as was mentioned in another article, do people just come on to bitch, whine and moan when confronted with opionions and ideas that are different from their own?
    If it works dandy for you in your homes, I am going to be the first to say “good for you, if you are happy then I am happy!!” But for this place, I could not, even with the worst of intentions, suggest anyone take this route. Sorry!
    That is one of the biggest frustrations that I face with nearly every property I purchase for a rehab. People buy a property at a greatly reduced price, knowing that they will need to invest a ton of time and money in it to make it surpass their needs and expectations. Then, after all the papers are signed, they proceed realizing they need to reduce their home improvement budget by 50%…improvements not done correctly and/or are not done with the highest quality materials.
    It takes so much time/energy/money to correct these types of “improvements” that I often wonder what people are thinking when contemplating doing a rehab to begin with?
    Logansquarean, I hear what you are saying re AC in this part of the country. Although summers are very shortlived here, I found myself running the unit in my condo in the middle of Decemeber. For me, just the thought of heavy, hot and stagnant air hanging above and all around me makes me start sweating and entering a state of near panic! I do love me a good, cold air producing air conditioner year round. And no amount of insulation in an attic is going to change that need…

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  31. westloopelo, tell us about the house! you said “Unfortunately, there are a number of issues this home needs to have corrected…” what are the issues you noticed? (i’ve peeked in this house’s windows twice and am drooling, but i don’t want bother the broker with a viewing b/c i’m really not in the market — just very, very curious.)

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  32. Ummm, high velocity systems such as Spacepak cost more than a conventional AC system. Only reason to go with it is if a conventional system won’t work with existing conditions such as lack of a suitable chase, ornate ceilings, lack of room for sheetmetal, etc. Not sure where you got a figure of $100,000 for AC, it seems very, very high.

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  33. Unless westloopelo broke into the house or had one of the neighbors let him in without the seller’s permission or without notifying me, there is no way he/she could have been in the house since I am the listing agent. Unless westloopelo is a female broker and owner of her own brokerage looking for herself, he/she could not have seen the house. And that being said, I had no showings there on April 1st. Additionally, although I appreciate all of the opinions about spacepak and GFA systems, etc., I can assure all of you that the seller has a quote to install a MULTI-ZONED SPACEPAK system for $28,000.

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  34. MG, I am not going to dignify your ridiculous and false accusations with any sort of response. I know what my schedule was for the past month and I indeed did visit that home. I was not much impressed with it as it does require a lot of work for the asking price.
    I have addressed your post in another thread and feel no need to defend myself against your comments.
    I do with you lots of luck in the sale of that home. While it does have some strong points, it needs way too much time and money invested to bring it up to a livable and enjoyable condition.

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  35. westloopelo – I am not sure why you’re getting so bent out of shape. I didn’t falsely accuse anyone. You did NOT see the house unless you were unaccompanied by me or the seller. I have spoken to the neighbors and they haven’t taken anyone through the house. Unless you’re adept at breaking/entering, you could not have seen the house.

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  36. MG,

    westloopelo is absolutely fabulous at more than just real estate. Theres no doubt in my mind he did indeed break into the house for an unofficial viewing.

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  37. Apparently so… including but not limited to (and in reverse order of demonstrated ability):

    1) HVAC retrofit estimation
    2) spelling and grammar
    3) ranting
    4) raving

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  38. “Yeah enjoy your nice $1k monthly power bills from July-October…”

    At 4,200 square feet, enjoy $1K utility costs all year. This building is a masonry Humvee. Not many of those selling nowadays…

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  39. hey, just wanted to say i’m a long time resident of wicker park, humboldt park, logan sq., noble sq. and am very familiar with these areas and their borders. this house is advertised as being being in th e lovely logan sq neighborhhod, close to all the conveniences of wicker park etc. with absolutely NO mention of humboldt park. this is hilarious. this house is located ON HUMBOLDT BLVD about three blocks from HUMBOLDT PARK! hey, guess what?! it’s located in the neighborhood of humboldt park NOT logan sq.

    humboldt park is not as gentrified as these other areas and that’s why it’s less expensive than a house of the same quality would be in those areas. why not claim humboldt park rubloff? it’s an up and coming area and has changed DRAMATICALLY in the last ten years, even five years. there is nothing wrong with humboldt park and this is one of the nicest streets in the neighborhood.

    i find it ignorant, insulting and ever so obvious to bypass the name of humboldt park as a viable neighborhood. please be honest.

    that being said, let me also comment on this house. it may need some work to bring it up to the conveniences of today, but it is gorgeous house inside & out, and among all the other lovely houses on the boulevard it has always stood out among the others. i have admired it for years, and it is completely worth the asking price. i’m also happy that i finally get to see what it looks like on the inside, as i’ve often wondered, nice pics. i wish i was in the market right now…

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  40. i looked again, it even says “walk to bucktown” bla, bla, bla.
    yeah, if you want to be walking for about an hour. more hilarity!

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  41. That other bathroom does seem a bit like something you’d find on a cruise ship.

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  42. damnit, disregard, mispost

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