The 3-Bedroom Duplex Up Condo for Under $600K in Lincoln Park: 2629 N. Dayton
We’ve chattered about duplex up units like this one at 2629 N. Dayton in Lincoln Park before.
At 2400 square feet, it’s as big as most single family homes.
It has 3 private decks, 22 foot ceilings and skylights. The unit also has a rare 3 full bathrooms.
The kitchen has maple cabinets, granite counter tops and black appliances.
At this price, is this unit a good alternative for those who want space but also want to remain in Lincoln Park?
Mario Greco at Prudential Rubloff has the listing. See the pictures and the virtual tour here.
Unit #3N: 3 bedrooms, 3 baths, 2400 square feet, 1 car parking, duplex up
- Sold in April 1998 for $389,000
- Sold in July 2000 for $480,000
- Originally listed in March 2009 for $649,000
- Reduced
- Currently listed for $574,500
- Assessments of $177 a month
- Taxes of $7408
- Central Air
- Washer/Dryer in the unit
- Its sister unit, Unit #3S, also just came on the market for $589,900. It only has 2.5 baths. Brett Novack at @Properties has the listing. See the pictures here.
Both units are overpriced. LP is glutted with places like this. The Y2K price is probably right… if there are no construction problems.
Speaking of which, people are going to start to become really leery of anything built in the past 10 years. Aside from the fugly, pedestrian, cookie-cutter architecture of this place, what nasty surprises lurk within the walls?
The assessment looks unrealistically low, especially if you want to build an ample reserve.
No bubble pricing in LP, ever. Folks, move right along. there’s nothing here to see. 11.5% appreciation per year for two years in normal. In a more ‘normal’ market like 2005/6 this would have sold for nearly $750k or more, which is clearly evidence by the March 2009 price of $649k – which would have undoubtedly been much higher if the timing were slightly better.
“Sold in April 1998 for $389,000
Sold in July 2000 for $480,000”
@574k i would think i would get better finishes and not have the feel of Lowe’s middle grade special. can you get a discount for the Blandness of the kitchen, i like the black appliances but the menards “president edition” cabinets hurt my feelings. (well if i lived in palitine i would feel like home).
I would think if i am dropping 600k for a place it should have something substantial for me to open my checkbook
This place, while sizeable and in a nice location, is aggressively boring.
I think that 3S has a much better 2nd fl layout. Instead of the seperate loft and family room, they have an a large open family that leads to the rooftop deck. In 2N you have to go through the master bedroom to get to the deck. I’d love to see floor plans for both. IN says that there is a floorplan in the V-tour but I didnt see a link.
Groove,
$600k will get you a 3,700 sq ft house in Palatine. Built around the same time as this nasty place. Short drive to the Palatine train station in a nice residential ‘hood just down the block from the really rich people in Inverness (just like here in LP).
http://www.redfin.com/IL/Palatine/354-S-Clyde-Ct-60067/home/13883265
Register and log in to see the pictures.
I’m not advocating Palatine (it sucks) but hell if I had $600k and only two choices in life, I think I’d take the house in Palatine.
And if you look closely: both homes have pool tables in the basement.
HD – You make me laugh! Pumping Palatine as a great place to live. Now go get to work so you get that raise you are after.
You better like stairs if you buy this place.
$600K will get you an even bigger house in Naperville.
I don’t think i’m pumping it as a place to live but rather a $600k alternative to this overpriced POS
“steve Heitman on February 11th, 2010 at 11:59 am
HD – You make me laugh! Pumping Palatine as a great place to live. Now go get to work so you get that raise you are after.
“
My compliments to all on the entertaining comments that truly resonate…OMG that place in Palatine is ugly.
When I first started looking, I toured 3N. (I’ve since gotten smarter and stopped looking at these boring, horrid upper duplexes). It is a long slog up the steps. It was so overpriced I was shocked*. The place was dirty, the kitchen cabinets were crappy, and the LR/DR/kitchen was really small. I couldn’t even figure out where to put a TV. I did like the master bath.
If I remember right, the layout was a typical duplex upper. The first floor had two bedrooms and two baths (one en-suite) with a balcony off the back bedroom. The second floor had the open loft, then the master and bathroom with a deck.
*One of the things I had a hard time with in looking at all of these upper duplexes is how variable the pricing was. Most of them are exactly the same as the next. They are sprinkled throughout relatively nice areas of LP and LV and, yet, the prices are all over the place.
“(I’ve since gotten smarter and stopped looking at these boring, horrid upper duplexes)”
LOL @ Question
probably the funniest comment on cribchatter EVER
palatine is a dump – thats why you can get a home there for 600k.
if we follow this mentality, you shouldn’t pay 300k for a 1 bed in streeterville because you can get one thats double the size in the south loop or bronzeville.
if you’re in the burbs, don’t pay 1 mill for a house in oakbrook bc westmont is 1 mile away and you can get a house double the size…
not logical thinking.
i don’t mind the duplex up – i’d say its not a terrible deal if it went for 499, it’s a big space and finishes can be changed.
“and finishes can be changed”
not to be harsh but yeah what do you think it will cost to redo the kitchen cabinets and the blah basic stair railings just to name a few?
you could stain the face of them and change the pull hardware, but its like throwing a lambo body kit on a feiro.
dont you think the blandness should be reflected in the listing price?
The Crib Haters are out!
Since I live in a place very much like this, I will – of course – defend it. Seems like nobody could find the usual flaws (horribly outdated, no A/C, no parking, too few bathrooms, small rooms sizes, etc.) so general hateration had to take over…
I would say that $240 per square foot for this location is pretty decent. Duplex up living isn’t for everyone, but there’s definitely a market for it. I will say that I like having an elevator in my building and the majority of the square footage on the lower floor, but this place is nice – and it’s not $700K which is where some unrealistic sellers/agents might put it.
I don’t see the boring, pedestrian, fugly in this place.
the palatine home is on the border of inverness. Is inverness a dump too?
Grove’s the party who brought up palatine, not me. I just liked to a large 600k home on the border of inverness to compare it to what a $600k duplex up dump gets you in LP.
gawd.
“riz on February 11th, 2010 at 1:11 pm
palatine is a dump – thats why you can get a home there for 600k.”
You may think Palatine is a dump, but doing anything or getting anywhere in LP is a pain in the ass.
Boring, pedestrian, bland, fugly, common as dirt…. there were so many places like this being built during the rampage, I thought for a while that there must have been somebody with a BIG cookie press stamping these things out, except I saw people actually building them.
Some have pretty cove molding and some have nice kitchens and some have decks and some have classical balastrudes along the roof line, but they are (almost)all alike. I view one in the 4700 block of N. Winthrop and it doesn’t look or feel all that different from one in LP or Lakeview or on Damen Ave in Ravenswood or on Farwell in RP.
There are outstanding exceptions, of course. but for the most part they’re just a bunch of boring subdivision houses, urban generic ticky-tacky. But most of them have the same boring though weird layout- kitchen in the living room, narrow rooms, “shotgun” floorplan. And most of them, it turns out, have construction flaws that are often rather major- thus you get what you buy new construction to avoid, which is big problems and big special assessments.
@ Jon,
“The Crib Haters are out!”
i cannot believe you are defending it, this cannot be Bucktown jon but an impostor.
Fair market price or not their is no way i could wake up every morning and be proud of the way i spent 600k.
HD,
way to throw a brother under the bus “Grove’s the party who brought up palatine, not me.”
I really try not to be such a hater. I thought a duplex upper would be ideal for us. But, there are so many of them. And, they look the same. And, the living rooms are small. And many are overpriced. And many have crappy quality kitchens. And you can’t rely on the construction. And you often have to walk through a bedroom to get to your outside space. And the list goes on. This place happened to be my final straw with the upper duplexes. The seller had obviously put in no thought to selling it because it was so filthy dirty. Thus, my (unintentionally, but apparently funny) comment.
In terms of price per sq. ft., I don’t think you can compare a duplex with a townhouse. They often have three bedrooms, but are not really setup for families given the stairs. They also often lack storage.
“Boring, pedestrian, bland, fugly, common as dirt…subdivision…urban generic ticky-tacky…blah blah blah”
To each their own. From your posts, I can tell this isn’t your kind of place (still trying – albeit not hard – to figure that out… maybe a 400 SF vintage castle with neo-classic architecture and garden trolls at 7000 North? just guessing!), but the critique is a bit harsh sister. Like I pointed out earlier, there aren’t the obvious problems with these places because they have nice enough finishings, parking, A/C, lots of SF…
The layout/room work – moved my spouse-to-be in, plenty of space for step kids, 2 dogs, 2 cars. Just saying (again, I guess). I know you don’t want to do a lot of work to a place when you drop this money on it, but the space here is fine to keep or easy enough to change gradually.
Boring crapbox with “juliet balconies” please someone take some dynamite to this place
“I’m not advocating Palatine (it sucks) but hell if I had $600k and only two choices in life, I think I’d take the house in Palatine. ”
yeah you would take the house in palatine wouldn’t you…
you know people, the burbs arent a bad place to live. it just depends on what one needs are at that specific time in their lives.
no need to be snotty about living in the city, cause lets face it, there are some real sh!tholes in the city as well as the burbs.
(i live in the city, fyi)
Sonies ? Schaumburg
jon, I’m thinking more like 1100 sq ft about 6000 N., with gargoyles on the roof and newer elevators. Or 1100sq ft. a nice courtyard about 6200 N. Right now I live in a vintage castle with 900 sq ft.
Watch out for anything north of Farwell. Some streets are great and others terrible.
At least in the city, you can actually walk to things from your McCrapBox condo versus having to drive everywhere from your McCrapBox Mansion.
A lot of the new construction that spawned all over the city is not going to age well and 30-40 years from now people will be saying “ewww..” just like we do when we see those nasty looking 4 + 1’s all over Edgewater.
“A lot of the new construction that spawned all over the city is not going to age well and 30-40 years from now people will be saying “ewww.”
If they are still standing with all the stellar quality builds we have seen 🙂
“jon, I’m thinking more like 1100 sq ft about 6000 N., with gargoyles on the roof and newer elevators. Or 1100sq ft. a nice courtyard about 6200 N. Right now I live in a vintage castle with 900 sq ft.”
I guess I’ve been paying closer attention than I thought because I was pretty close.
“Watch out for anything north of Farwell. Some streets are great and others terrible.”
Farwho? When I get to Irving Park I close my eyes and gently rock in the passenger seat until we get to Evanston.
I’ll take a large functional duplex “down” over the “up” at this price in LP any day. Unless you don’t need much functionality and want views or something… People equate top floors with success as well. The look down on mole people like me.
Why diss Palatine? You ever been to Durty Nellies to see live music?
“Why diss Palatine? You ever been to Durty Nellies to see live music?”
Yes I have been many times. I know the band The Cowbirds that play there quite frequently. I used to jam with all them before they were a band. I also used to go to “Slice” where they put olives in your beer (yum) Palatine still sucks though.