Reduced to $3 Million from $5.8 Million in 2008: 1258 N. Lake Shore Drive in the Gold Coast

Thanks to the Groove for pointing out that this 4-bedroom Holabird and Roche single family home at 1258 N. Lake Shore Drive in the Gold Coast recently reduced its price…again.

We first chattered about it all the way back in July 2008, when Crib Chatter was still in its infancy and Lehman Brothers still existed.

See our 2008 chatter here.

Yes, it is still on the market.

And it is still one of the few single family homes built directly on Lake Shore Drive.

Built in 1895, the lot measures 20x64x20.

The property has one car parking.

There are no pictures with the listing anymore because a buyer will re-do the interior. The house does have a rooftop terrace.

But if you want to see what the “bones” of the house look like- check out our prior chatter which has the interior pics.

After nearly 4 years on the market and a $2.8 million reduction, is this house getting close to an actual realistic selling price?

Marie Campbell at Koenig & Strey has the listing. See the listing here.

1258 N. Lake Shore Drive: 4 bedrooms, 5.5 baths, 5162 square feet, 1 car parking

  • Sold sometime before 1988
  • Was listed in July 2008 for $5.8 million
  • Several reductions
  • Was listed in March 2011 for $3.95 million
  • Reduced
  • Currently listed for $3 million
  • Taxes of $21,733
  • Central Air
  • Bedroom #1: 18×17 (second floor)
  • Bedroom #2: 17×13 (second floor)
  • Bedroom #3: 16×16 (fourth floor)
  • Bedroom #4: 18×16 (main level)

3-Bedroom Loft Triplex Reduces $155,000 in Past 11 Months to $295K: 1601 W. School in Lakeview

We’ve chattered about this 3-bedroom loft triplex at 1601 W. School in Lakeview several times over the past 11 months.

See our October 2011 chatter here.

First listed in March 2011 for $450,000, it has been slowly reduced $155,000 to just $295,000.

In our first chatter, some of you thought it might sell for around $350,000 but back in October, none of you even tried to guess.

Several of you commented on the awkward layout with all the bedrooms open to the living space (which means it can’t be occupied by roommates.)

If you recall, this building was a former Wieboldt’s department store so the loft has authentic features including exposed brick, big windows and tall ceilings.

This is a top floor unit. It has a spiral staircase leading to the second and third levels.

All 3 bedrooms are on separate floors.

The listing no longer says the buyer can entertain his/her friends in this unit. But it still does have a  private rooftop deck with north views and an outdoor grill.

There still aren’t any good pictures of the kitchen, but it looks like there are stainless steel appliances.

The loft also has a rare feature of TWO washer/dryers in the unit.

Would this make a good bachelor pad?

And how low will the price ultimately go? All the way back to 1996?

Laura Veeneman at Rerthoffer Realty still has the listing. See the pictures here.

Unit #701: 3 bedrooms, 3 baths, 1800 square feet

  • Sold in January 1996 for $219,000
  • Was listed in March 2011 for $450,000 plus $25,000 for parking
  • Reduced
  • Was listed in October 2011 at $350,000 plus $25,000 for parking
  • Reduced
  • Currently listed at $295,000 (I can’t tell if parking is still extra or if it is now included)
  • Assessments of $428 a month
  • Taxes of $5086
  • Central Air
  • 2 washer/dryers in the unit
  • Private 16×24 rooftop deck
  • Bedroom #1: 12×15 (second floor)
  • Bedroom #2: 12×15 (main floor)
  • Bedroom #3: 17×12 (third floor)

Get a 3-Bedroom With 100 Feet of Lake Views: 340 W. Diversey Parkway in Lakeview

This 3-bedroom in the Mies Van Der Rohe high rise the Commonwealth Plaza at 340 W. Diversey Parkway in Lakeview just came on the market.

Built in 1957, the unit has North and East views which means you get city (but no downtown views) and the lake.

The listing says it has 100 feet of floor to ceiling windows facing the lake.

This unit was originally 2 units but has been combined.

That’s why there are 2 master suites and 4 bathrooms. It also has an office and an exercise room in 2500 square feet.

The kitchen also apparently has 2 refrigerators and 2 dishwashers.

The unit does have a washer/dryer in the unit and it does have central air. Parking is leased in the building.

This is a full service building with a doorman and a pool.

Given the square footage, location and views, is this a good candidate for the buyer who is trading in the suburban single family home for city living?

Justin Paul at Baird & Warner has the listing. See the pictures here.

Unit #1920: 3 bedrooms, 4 baths, 2500 square feet

  • It looks like it last sold before 1985? (or maybe some kind of change in ownership in 2002???)
  • Currently listed for $714,900
  • Assessments of $1628 a month (includes heat, a/c, gas, cable, doorman, pool)
  • Taxes of $8854
  • Parking is rental for $150 to $205
  • Central Air
  • Washer/Dryer in the unit
  • Bedroom #1: 20×17
  • Bedroom #2: 18×11
  • Bedroom #3: 17×11
  • Office: 14×11
  • Exercise Room: 13×11

Back To The 2001 Price For This South Loop 2-Bedroom? 1430 S. Michigan


This 2-bedroom in the mid-rise at 1430 S. Michigan in the South Loop just came on the market.

Built in 2001, it is a “soft loft” type unit with exposed duct work and concrete ceilings.

The listing says, however, that the bedrooms have full ceiling height (which some soft lofts do not.)

There are hardwood floors and the kitchen has maple cabinets, white appliances and granite counter tops.

The unit does have the amenities buyers look for in terms of central air, washer/dryer in the unit and deeded parking is available for $30,000.

The unit is listed for $7600 under the 2001 price (if you don’t buy the parking.)

Is this a deal?

[Also, from the sales history it appears this unit was originally bought pre-construction and flipped just months after closing for $50,000 in profit. Remember those days? Ah…memories…]

Thomas Klahn at Quest Realty Group has the listing. See the pictures here.

Unit #506: 2 bedrooms, 2 baths, 1200 square feet

  • Sold in January 2001 for $202,500
  • Sold in March 2001 for $252,500
  • Sold in June 2005 for $316,500
  • Currently listed for $244,900 (plus $30,000 for parking)
  • Assessments of $448 a month (includes cable)
  • Taxes of $4274
  • Central Air
  • Washer/Dryer in the unit
  • Bedroom #1: 15×12
  • Bedroom #2: 11×10

Looking For a Painted Lady? Try The Oldest House in West Lincoln Park: 2029 N. Seminary

Mrs. O’Leary’s cow didn’t burn down this 4-bedroom Victorian at 2029 N. Seminary in Lincoln Park.

Built in 1861 on a 25×124 lot, the house pre-dates the Chicago fire (making it among the oldest houses we’ve ever chattered about) and the oldest in West Lincoln Park.

The listing says it was originally a farmhouse.

With 3 fireplaces it still has its antique mantles and leaded glass.

It also has the modern amenities of central air and a 2-car garage.

The extensive listing says it was last renovated in 1992 (when it also last sold.)

The kitchen has white cabinets and black appliances.

The house has been on the market 20 months and has been reduced $174,100 in that time.

On the listing page on Coldwell Banker, it says this property has been viewed 2,690 times (and that’s before all you chatterers took a look.)

Clearly it’s garnered publicity in the past.

What kind of price will it take to finally get this property sold in today’s market?

Jennifer Ames at Coldwell Banker has the listing. See the pictures and floorplan here.

2029 N. Seminary: 4 bedrooms, 3.5 baths, no square footage listed, 2 car garage

  • Sold in May 1992 for $560,000
  • Originally listed in June 2010 for $1,749,000
  • Reduced
  • Currently listed at $1,574,900
  • Taxes of $16573
  • Central Air
  • Bedroom #1: 15×19 (second floor)
  • Bedroom #2: 15×12 (second floor)
  • Bedroom #3: 11×11 (second floor)
  • Bedroom #4: 13×15 (lower level)
  • Recreation Room: 19×14 (lower level)


This Modern 4-Bedroom SFH Is Being Built Everywhere on the West Side: Is It Good or Bad?

We first started chattering about this modern new construction single family home, being marketed by North Clybourn Group, at 1214 N. Rockwell in the East Humboldt Park neighborhood, in November 2010.

See our prior chatter here.

Back then, some of you were into it. After all it was a new construction house that was listed for anywhere from $350,000 to $450,000 (depending on location.)

That’s the price of a condo in most areas and this was a HOUSE.

The developers have been buying up foreclosed properties in West Town, Logan Square, Avondale and Humboldt Park neighborhoods and building new.

One of these houses was even featured on an episode of House Hunters and despite the buyers wanting to be close to restaurants and shops, they couldn’t resist purchasing it in a neighborhood that wasn’t their first choice, because it was a HOUSE.

Since November 2010, there have been many more of these built.

But recently, I’ve seen even more of them around town.

Here’s a few:


1807 W. Wabansia in the heart of Bucktown

  •  I couldn’t even find an old listing for this one. Perhaps it wasn’t ever listed.
  • But it looks like it sold in July 2011 for $550,000 (among the most expensive price points I’ve seen.)


2026 N. Point in Logan Square: The listing says it sold “before print.” 

  • Sold in November 2011 for $439,426
  • On an irregular 80x105x70 lot (see above)
  • I wish I would have taken a better picture- but due to the lot size, the front is long and rectangular (I only have half of the front in the picture above.)



2028 N. Point in Logan Square: Curently pending but being used as a “model” for others in the neighborhood

  • Listed at $419,000


2120 N. Bingham in Logan Square: Just two blocks east of the North Point street houses.

  • Currently listed for $399,000
  • There look to be two lots here- so maybe two houses?
  • Obviously under construction
  • See the pictures here (although they use the same pictures for every house)

2967 W. Nelson in Avondale

  • Was listed in August 2011 for $349,000
  • Just pulled off the market
  • See the pictures here

2965 W. Nelson in Avondale

  • Was listed for $339,000
  • Now off the market

Is it good, or bad, for these neighborhoods to have what is, essentially, the same house being built over and over again on multiple nearby blocks (sometimes right next to each other)?

Is this akin to the building of the bungalows, all of which looked similar and served a purpose as starter homes, in the last century?

There is clearly demand for single family homes that are “new” in these neighborhoods. Why aren’t other developers doing it?

Bonus points to whomever can list the most addresses with this same house. I’m sure there are a bunch more out there currently on the market.


Asking $150K More than the 2010 Price On This Modern 3-Bedroom: 1615 N. Wolcott in Bucktown

This 3-bedroom in the mid-rise condo building of the Urban Sandbox development at 1615 N. Wolcott in Bucktown just came on the market.

This 8-unit building was originally marketed in 2007 but this unit didn’t sell until February 2010.

The architect was Miller Hull and in 2009 it won the Builder’s Choice Urban Infill Grand Award and Project of the Year.

See the architect’s website here.

It has 10 foot ceilings and floor to ceiling windows.

The finishes are all luxury and read like a who’s who of an interior design magazine with Arclinea cabinets in the kitchen along with SubZero, Miele, Ann Sacks, Hansgrohe and Duravit.

The unit has central air, washer/dryer in the unit and garage parking for an extra $19,900.

This unit has had interesting pricing over the years.

It was originally listed at $719,800 but was significantly reduced before finally selling in February 2010 for $550,000, which included the parking.

Now priced at $699,000, with the parking at $19,900, it is essentially the same price as the original list back in 2007.

Has the market improved enough to command a premium to the 2010 price?

Mimi Collins at Prospect Equities has the listing. See the pictures here.

Unit #201: 3 bedrooms, 2 baths, no square footage listed

  • Originally listed in November 2007 for $719,800
  • Reduced several times
  • Sold in February 2010 for $550,000 (included the parking)
  • Currently listed for $699,000 (plus $19,900 for parking)
  • Assessments of $211 a month
  • Taxes of $8327
  • Central Air
  • Washer/Dryer in the unit
  • Bedroom #1: 12×15
  • Bedroom #2: 10×11
  • Bedroom #3: 9×11

9 Months Later, This 2/2 On the Boulevard Is Under Contract: 2808 W. Logan Boulevard


We last chattered about this 2-bedroom on the Boulevard at 2808 W. Logan Boulevard in Logan Square in May 2011.

See our prior chatter here.

Back then, it was listed for $45,000 under the 2006 price at $265,000.

Since then, it has reduced its price another $16,000 to $249,000.

In our last chatter, someone guessed it would probably sell around $250,000

If you recall, it has some unique features such as exposed brick along a hallway wall.

The unit also has a separate dining room and den.

It has hardwood floors and a fireplace.

The kitchen has white appliances with a stainless steel microwave.

While there is no central air (only window units), it does have the much sought after deeded parking and a washer/dryer in the unit.

We’ve seen some properties sell quickly on the Boulevard in the last year.

Are only the renovated and “new” properties selling fast?

Ron Knoll at Saffron Realty still has the listing. See more pictures here.

Unit #2E: 2 bedrooms, 2 baths, den, no square footage listed

  • Sold in September 1998 for $126,000
  • Sold in October 2001 for $200,000
  • Sold in April 2006 for $310,000
  • Listed in May 2011 for $265,000
  • Reduced
  • Currently listed for $249,000
  • Under Contract
  • Assessments of $343 a month (includes heat)
  • Taxes of $3019
  • No central air (window units)
  • Washer/Dryer in the unit
  • Parking included
  • Bedroom #1: 14×10
  • Bedroom #2: 16×10
  • Den: 11×10
  • Living room: 19×13
  • Dining room: 11×9
  • Kitchen: 18×8

Did You Love the Loft-Style House in the Movie “The Vow”? 2116 N. Leavitt in Bucktown

I saw the movie “The Vow” over the weekend. It is set in Chicago (and actually uses quite a few Chicago scene-scapes.)

Whatever you might think about the actual movie- how could you not fall in love with the loft-style house the main characters live in somewhere on the “north side”? (yes- I know it’s not “real” and they use a set.)

I wondered: are there any properties like it on the market right now?

This 3-bedroom former storefront at 2116 N. Leavitt in Bucktown is the closest I could find to their house.

This single family home has similar tall ceilings and exposed brick with an open floor plan.

Just swap out the current furniture with bohemian style furniture, paint colors and artwork and viola- you have “The Vow.”

This house in Bucktown also has a 20 foot glass ceiling in the main living area and a roof terrace.

The kitchen is fancier than the “bohemian” style one in the movie. It has granite counter tops and what looks like a huge 8-burner professional stainless steel stove.

The house has central air but no parking and is on a smaller than standard 24×100 lot.

Listed since September 2011, it has been reduced $50,000.

Will buyers be inspired by the movie to check out this out-of-the-ordinary property?

Brad Lippitz at Prudential Rubloff has the listing. See the pictures here.

2116 N. Leavitt: 3 bedrooms, 2.5 baths, 3500 square feet

  • Sold in June 1997 for $320,000
  • Sold in October 2002 for $577,000
  • Originally listed in September 2011 for $985,000
  • Reduced
  • Currently listed for $935,000
  • Taxes of $8586
  • Central Air
  • No parking
  • Bedroom #1: 18×16 (second floor)
  • Bedroom #2: 12×11 (main floor)
  • Bedroom #3: 10×10 (main floor)

Buy This Lakeview 3-Bedroom Single Family Home For Just $349,900: 1115 W. Roscoe

Forget the 3-bedroom condo. Buy this bank owned 3-bedroom single family house at 1115 W. Roscoe in Lakeview for just $349,900  instead.

What’s the catch?

It’s on a very small 22×50 lot, with no backyard.

It DOES have a 1-car garage (which you can see on the alley in the picture below.)

The house has hardwood floors and its kitchen and bathrooms appear to be intact.

The kitchen has maple cabinets and granite counter tops. The appliances are missing, however.

The house has central air and a full, unfinished basement.

This house is directly across the street from 1114 W. Roscoe another bank owned property we chattered about a year ago- but that house was ON the El line and was a 3-flat that needed work. See our chatter on that property here.

It sold for $305,000 in January 2011, was renovated and re-sold for $675,000 in November 2011.

Will there be a bidding war on this house?

Any guesses on a selling price?

Jason Reiner at Solid Source Realty has the listing. See the pictures here.

1115 W. Roscoe: 3 bedrooms, 2.5 baths, 1756 square feet, 1 car garage

  • I couldn’t find any prior selling info because the PIN appears to be for the building next door. Not sure what the correct address is on this property.
  • Redfin and Zillow both say it sold in August 2004 for $578,000
  • It is a Fannie Mae Homepath property.
  • Currently listed for $349,900
  • Taxes of $8328
  • Central Air
  • Bedroom #1: 19×10 (second floor)
  • Bedroom #2: 13×13 (second floor)
  • Bedroom #3: 12×13 (second floor)