Can Older High Rises Compete? A 2-Bedroom in 1501 N. State Parkway in the Gold Coast

1501 n state parkway

This 2-bedroom in The Warwick at 1501 N. State Parkway in the Gold Coast recently came on the market.

The Warwick was built in 1975. It has 55 units with balconies.

It’s a full service and amenity building with a doorman, a parking garage, with guest parking, a sun deck, an indoor pool and a live-in engineer.

This unit is a southeast corner unit with city and lake views.

It has an open kitchen with dark wood cabinets, granite counter tops and a wine fridge.

There’s a master suite with a new spa-like bath.

It has washer/dryer in the unit, central air and parking is included in the assessment.

With all of the new high rises that have been built over the last 15 years, is it hard for the older buildings to compete?

Stacey Grossman at Coldwell Banker has the listing. See the pictures here.

Unit #11C: 2 bedrooms, 2 baths, 1800 square feet

  • Sold in August 2002 for $850,000
  • Sold in September 2005 for $885,000
  • Currently listed for $990,000
  • Assessments of $1558 a month (includes cable and water and all of the amenities listed above in the post)
  • Taxes of $11098
  • Central Air
  • Washer/Dryer in the unit
  • Parking is included in the assessment along with guest parking
  • Bedroom #1: 20×14
  • Bedroom #2: 14×13

They Don’t Build Them Like This Anymore: A 2-Bedroom at 559 W. Surf in Lakeview

559 w surf approved

This 2-bedroom in The Green Brier at 559 W. Surf in East Lakeview came on the market in September 2015.

Built in 1903, the building has 78 units, a doorman and parking. Some listings say it is indoor and others say it is outdoors.

This unit on the 7th floor has north and south exposures.

Most of its original features remain, including pocket doors, thick crown molding and window moldings.

It has a decorative fireplace.

The unit also has a very unusual octagonal living room and an office.

It has all the other features buyers look for including central air and washer/dryer in the unit. Parking is included in the price.

This unit last sold 12 years ago.

Is this a rare opportunity to own a vintage beauty?

Helen Sobel at Baird & Warner has the listing. See the pictures here.

Unit #704: 2 bedrooms, 1.5 baths, 1500 square feet

  • Sold in September 1999 for $233,000
  • Sold in September 2003 for $315,000
  • Listed in September 2015 for $366,000 (parking included)
  • Currently still listed at $366,000
  • Assessments of $725 a month (includes water, doorman, cable, exterior maintenance, snow removal, scavenger)
  • This building had a special assessment earlier this year. Does anyone know anything?
  • Taxes of $5086
  • Central Air
  • Washer/dryer in the unit
  • Bedroom #1: 17×13
  • Bedroom #2: 14×14
  • Office: 8×6

20 Foot Ceilings and City Views in Lincoln Park: A 2-Bedroom at 2343 N. Greenview

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This 2-bedroom duplex at 2343 N. Greenview in West Lincoln Park came on the market in July 2015.

The listing says it is an “architect designer rehab”.

It has 20 foot ceilings in the living/dining/kitchen with dark espresso wood floors and south city views.

The listing says the kitchen has been “newly remodeled.” It has white cabinets, stainless steel appliances and granite counter tops.

There is just one bath but it is “newly remodeled” with 2 sinks.

Both bedrooms and a den are on the second floor.

This unit has central air and gated, secured parking is included. But it doesn’t appear to have in-unit laundry.

It has been listed for more than 75 days and been reduced $24,000.

Buyers love move-in ready properties. So why isn’t this selling?

Frank Mitrick at Real Tek Realty has the listing. See the pictures here.

Unit #212: 2 bedroom, 1 bath, 1400 square feet, duplex up

  • Sold in April 1993 for $170,000
  • Sold in June 1996 for $177,500
  • Originally listed in July 2015 for $359,000
  • Reduced
  • Currently listed at $335,000
  • Assessments of $255 a month (includes water, security system, exterior maintenance, scavenger, and snow removal)
  • Taxes of $4396
  • Central Air
  • No washer/dryer in the unit
  • Gated parking included
  • Bedroom #1: 18×18 (second floor)
  • Bedroom #2: 10×10 (second floor)
  • Den: 10×8 (second floor)

 

Buy Your Own “White Palace” in River North: A 1-Bedroom Loft at 411 W. Ontario

411 w ontario

This 1-bedroom duplex up loft at 411 W. Ontario in River North came on the market in April 2015.

The listing has dubbed it the “White Palace” because everything in it is white except the timber ceilings.

The kitchen has European style white cabinets with white counter tops and stainless steel appliances (so I guess those are one of the only other things not white.)

The bedroom is on the second floor and you ascend a white staircase to get there.

This unit has washer/dryer in the unit, central air and deeded parking is included.

White is “in” as a decorating motif.

But this unit is on the first floor of the building- not the high first floor- but the actual first floor.

It has been reduced $60,000 since April to $339,000.

What will it take to make a sale on this property?

Barbara Sapstein at Baird & Warner has the listing. See the pictures here.

Unit #101: 1 bedroom, 1.5 baths, duplex up, no square footage listed

  • Sold in June 1995 for $145,000
  • Sold in June 1999 for $200,000
  • Sold in December 2007 for $285,000
  • Originally listed in April 2015 for $399,000
  • Was under contract in May 2015
  • Reduced
  • Currently listed for $339,000 (included garage parking)
  • Assessments of $445 a month (includes water, parking, doorman, cable)
  • Taxes of $4179
  • Central Air
  • Washer/Dryer in the unit
  • Bedroom: 18×12 (second floor)

 

The Rare 2-Car Private East Lakeview Garage: A 2-Bedroom at 559 W. Roscoe

559 w roscoe

This top floor 2-bedroom at 559 W. Roscoe in East Lakeview just came on the market.

The building was constructed in 1920 and has 6 units.

This unit has many of its original features include crown molding and a butler’s pantry.

The kitchen has white cabinets and counter tops along with stainless steel appliances and a wine refrigerator. It also has an eat-in breakfast nook with a skylight.

There are espresso stained hardwood floors throughout and a gas fireplace.

This unit has a washer/dryer in the unit but no central air.

There also is no private outdoor space with this unit but there is a community patio area.

But what makes this property very unique for East Lakeview is that it comes with its own 2-car tandem private garage.

That is the garage door on the front of the building.

Even 1-car parking is rare for East Lakeview let alone two spots.

Will this sell quickly because of the parking?

Kim Kerbis at @Properties has the listing. See the pictures here.

Or go to the Open Houses this weekend on Saturday, Oct 3 from 1-3 pm or Sunday, Oct 4 from 1-3 pm.

Unit #3W: 2 bedrooms, 2 baths, 1550 square feet

  • Sold in September 1991 for $155,500
  • Sold in November 1998 for $270,000
  • Sold in May 2001 for $365,000
  • Sold in March 2006 for $450,000
  • Sold in August 2009 for $460,000
  • Sold in August 2013 for $415,000
  • Currently listed for $428,000 (includes 2-car tandem garage parking)
  • Assessments of $520 a month (includes water, exterior maintenance and scavenger)
  • Taxes of $6612
  • No central air- window units only
  • Washer/Dryer in the unit
  • Bedroom #1: 16×13
  • Bedroom #2: 13×11
  • Dining room: 17×12

Get a 2/2 With Parking Across from Grant Park for Under $340K: 330 S. Michigan

330-s-michigan-approved

This 2-bedroom in 330 S. Michigan across from Grant Park in the Loop came on the market in June 2015.

At 1100 square feet, it has a split floor plan with hardwood floors in the living area and carpet in the bedrooms.

The kitchen has maple cabinets, white appliances and green stone counter tops.

This unit doesn’t have Grant Park views but it has windows in each of the rooms.

It has the features buyers look for including central air, washer/dryer in the unit and garage parking is included in the price.

This unit has already been under contract once but has since reduced $35,900 to $339,000.

Is this a deal?

Jason Webb at City Point Realty LLC has the listing. See the pictures here.

Unit #1510: 2 bedrooms, 2 baths, 1100 square feet

  • Sold in February 2000 for $196,500
  • Sold in April 2003 for $210,000
  • Originally listed in June 2015 for $374,900
  • Reduced
  • Under contract once
  • Currently listed for $339,000 (includes the parking)
  • Assessments of $582 a month (includes water, parking, doorman, cable, exterior maintenance, exercise room, snow removal)
  • Taxes of $3740
  • Central Air
  • Washer/Dryer in the unit
  • Bedroom #1: 15×12
  • Bedroom #2: 11×10
  • Living room: 19×17
  • Kitchen: 10×7

Does a Rental Cap Matter? A 1-Bedroom Loft at 2510 N. Wayne in Lincoln Park

2510 n wayne

This 1-bedroom top floor loft in the Wheelworks Lofts at 2510 N. Wayne in Lincoln Park came on the market in April 2015.

The Wheelworks is a former Schwinn factory.

This loft has exposed brick and 16-foot timber ceilings

with a skylight.

This is 2-units that have been combined into one larger unit so it is a rare 1-bedroom with 2 bathrooms.

It also has 2 wood-burning fireplaces.

The kitchen has white cabinets and some appliances are stainless steel.

It has central air, washer/dryer in the unit and deeded, gated secured parking which is included in the price.

The listing says this building has no rental cap but a great owner occupancy which makes this home a “great investment.”

This unit has been reduced $25,000 since April 2015.

If you’re an owner occupier, is it good or bad that there isn’t a rental cap in place?

Thomas Youngblood at @Properties has the listing. See the pictures here.

Or see it in person at the Open House on Sunday, Oct 4 from 12-2:00 pm

Unit #305: 1 bedroom, 2 bath, 1100 square feet

  • Sold in January 1994 for $217,500
  • Bank owned in October 1998
  • Sold in November 1998 for $175,000
  • Sold in June 2005 for $275,500 (included the parking)
  • Originally listed in April 2015 for $324,900
  • Reduced
  • Currently listed at $299,900 (includes the parking)
  • Assessments of $324 a month (includes water, snow removal, exterior maintenance, scavenger)
  • Taxes of $3622
  • Central Air
  • Washer/dryer in the unit
  • 2 wood burning fireplaces
  • Bedroom: 13×13

 

 

Dreaming of Your Own Turret? A 2-Bedroom at 1170 W. Armitage in Lincoln Park

1170 w armitage

This 2-bedroom at 1170 W. Armitage in Lincoln Park came on the market in early September 2015.

It is in turreted part of the building.

It has 10-foot ceilings, custom built-ins and a wood-burning fireplace.

The kitchen has dark cabinets, a breakfast bar, stainless steel appliances and granite counter tops.

The unit has a master suite where the bathroom has a walk-in body shower.

There’s central air and washer/dryer in the unit.

A deeded parking spot is including in the price at 1122 W. Armitage.

This property recently reduced $9,000 to $510,000.

Properties near the Armitage brown line stop and its shops and restaurants are getting a premium.

Will this unit get it too?

Cathy Ivcich at @Properties has the listing. See the pictures here.

Unit #2W: 2 bedrooms, 2 baths, 1450 square feet

  • Sold in June 1994 for $205,000
  • Sold in December 2010 for $290,000
  • Originally listed in September 2015 for $519,000
  • Reduced
  • Currently listed at $510,000
  • Assessments of $289 a month (includes water, exterior maintenance, scavenger, snow removal)
  • Taxes of $5463
  • Central Air
  • Washer/Dryer in the unit
  • Deeded parking included in the price at 1122 W. Armitage
  • Wood-burning fireplace
  • Bedroom #1: 17×12
  • Bedroom #2: 14×12

 

A Printers Row Loft With all the Bells and Whistles: A 2/2 at 547 S. Clark

547 s clark

This 2-bedroom loft in the Harrison Street Lofts at 547 S. Clark in Printers Row just came on the market.

The Southwest corner unit has 12 foot concrete ceilings and a two walls of industrial sized windows.

At 1532 square feet, it isn’t your typical new construction 1200 square foot 2/2. It has enough space for a dining room table.

The kitchen has cherry cabinets, granite counter tops and stainless steel appliances.

There is custom lighting and window treatments throughout.

The master suite has a walk-in closet and a dual shower.

It is unique for Printers Row because it seems to have all the bells and whistles that buyers look for including washer/dryer in the unit, central air and heated garage parking.

It even has a balcony, which is rare for most of the loft buildings in this neighborhood.

Will this sell quickly?

Pamela Sage at Baird & Warner has the listing. See the pictures here.

Unit #602: 2 bedrooms, 2 baths, 1532 square feet

  • Sold in April 2004 for $374,000
  • Currently listed for $499,500 (includes 1 heated garage parking space)
  • Assessments of $591 a month (includes water, security system, exercise room, scavenger, snow removal, exterior maintenance)
  • Taxes of $6406
  • Central Air
  • Washer/Dryer in the unit
  • Bedroom #1: 11×16
  • Bedroom #2: 11×13

 

Is One Museum Park a Luxury Address? A 3-Bedroom at 1211 S. Prairie in the South Loop

1211 s prairie approved

This 3-bedroom in One Museum Park at 1211 S. Prairie in the South Loop came on the market in June 2015.

It is the preferred Northeast corner with views of Grant Park and the Chicago skyline as well as the lake the museum campus.

At 2920 square feet, it is a true home in the sky with a family room and side-by-side washer/dryer.

The master suite has 2 custom walk-in closets and the bathroom has a double steam shower.

The listing says the kitchen is new with white Wood-Mode cabinets and quartz counter tops along with luxury stainless steel appliances.

One car parking is included and a second is available for another $40,000.

It appears this unit may still be developer owned. It has been on and off the market since 2008.

Listed at $1.875 million, is this building considered a “luxury address” by buyers?

Millie Rosenbloom at Baird & Warner has the listing. See the pictures here.

Unit #3401: 3 bedrooms, 3.5 baths, 2920 square feet

  • No prior sale
  • Originally listed in June 2015 for $1.875 million
  • Currently still listed at $1.875 million
  • Assessments of $1787 a month (includes heat, a/c, water, doorman, exercise room, snow removal, exterior maintenance)
  • Taxes of $6481
  • Central Air
  • Washer/Dryer in the unit
  • 1 car parking included with a second available for another $40,000
  • Bedroom #1: 16×14
  • Bedroom #2: 14×12
  • Bedroom #3: 11×11
  • Family room: 15×13
  • Laundry room: 7×7