Love Levels? A 3-Bedroom Duplex in the Gold Coast: 1100 N. Lake Shore Drive

1100 n lake shore drive #2

This 3-bedroom duplex in 1100 N. Lake Shore Drive in the Gold Coast just came on the market.

Built in 1980, this doorman building has just 76 units.

There are people who dislike one floor living, which is common in most condos, but this duplex has split living with an open staircase in the middle of the condo.

The living room, dining room and kitchen are on the main floor, along with a half bath.

The second floor has the three bedrooms, including the master suite with a walk-in closet and master bathroom.

There are dark solid oak hardwood floors throughout.

The kitchen has contemporary white cabinets with black granite counter tops and Viking stainless steel appliances with a subway tile backsplash.

The unit faces south and west, so there is no view of the lake or Lake Shore Drive.

It has wall air conditioning/heating units and in-unit washer/dryer.

Parking is leased in the building for $230 a month per car and you can have multiple cars.

The listing says there are no current specials or planned unbudgeted projects. The building is 100% owner occupied.

This unit last sold a little over 2 years ago for just $502,000.

It is priced $187,900 higher at $689,900 but there are new kitchen appliances and the 2014 listing showed dark blue carpet in the bedrooms.

To check that out, and what other changes were made, see the 2014 listing pictures here.

Rad!

Will it get the premium in this hot market?

Steven Johnson at Berkshire Hathaway KoenigRubloff has the listing. See the pictures here.

Unit #7C: 3 bedrooms, 2.5 baths, 2160 square feet, duplex

  • Sold in June 1992 for $292,000
  • Sold in October 2002 for $664,500
  • Sold in April 2014 for $502,000
  • Currently listed for $689,900
  • Assessments of $1371 a month (includes doorman, cable, Internet, exercise room, exterior maintenance, lawn care, scavenger, snow removal)
  • Taxes of $8450
  • No central air- wall units
  • Washer/Dryer in the unit
  • Parking is leased in the building for $230 a month per car
  • Bedroom #1: 18×13 (second floor)
  • Bedroom #2: 12×11 (second floor)
  • Bedroom #3: 18×13 (second floor)

 

 

Looking for Views? 4 Balconies from the 43rd Floor in Lakeview: 3660 N. Lake Shore Drive

3660 n lake shore drive approved

This 3-bedroom in the New York Private Residences at 3660 N. Lake Shore Drive in Lakeview came on the market in April 2016.

The New York was built in 1987. It has 49 floors, which makes it one of the tallest buildings north of North Avenue.

It is a full amenity building with 580 units and includes a parking garage.

I always thought most of the units were either 1 or 2 bedrooms but this 3-bedroom has 2460 square feet.

It appears to be a combined unit.

It has 4 balconies with views north, south and east, including of the Lake and downtown Chicago.

The unit has maple hardwood floors and the kitchen has luxury appliances by Subzero, Miele and Gaggenau.

There’s a master bedroom with a big spa tub and 2 walk-in closets.

The second bedroom is en suite.

2 garage parking spots are included. It also has central air and in-unit washer/dryer (which is rare for the building.)

Originally listed at nearly $1 million, it has been reduced to $948,500.

If you’re looking for a lot of space and views, is this a good alternative, for the money, to living right in the middle of downtown?

Stephanie Derderian at Berkshire Hathaway Koenig Rubloff has the listing. See the pictures here.

Unit #4301-2: 3 bedrooms, 3 baths, 2460 square feet

  • #4301 sold in 2000 for $352,000. I don’t have an original sales price on #4302
  • Sold in August 2014 for $890,000 (included the 2-parking spaces)
  • Originally listed in April 2016 for $996,500
  • Reduced
  • Currently listed for $948,500 (includes 2 parking spaces)
  • Assessments of $1550 a month (includes a/c, parking, doorman, cable, exterior maintenance, Internet, lawn care, scavenger, snow removal)
  • Central Air
  • Washer/Dryer in the unit
  • Built-in bar
  • Bedroom #1: 22×13
  • Bedroom #2: 14×12
  • Bedroom #3: 16×12

 

 

 

Looking for a Trendy 1-Bedroom With Views in Streeterville? 240 E. Illinois

240 e illinois

This corner 1-bedroom on the 20th floor at Fairbanks at Cityfront Plaza at 240 E. Illinois in Streeterville just came on the market.

It faces northeast, so it has city views.

The unit has dark wide plank wood floors and a built-in office nook.

The kitchen has custom white Italian cabinetry, granite counter tops and luxury stainless steel appliances.

The island is wrapped in custom reclaimed wood. Wood finishes on the walls and on cabinets are “in” right now.

At 1025 square feet, it is big enough to have its own dining room space.

It has central air, washer/dryer in the unit but there’s no parking.

Is this a better deal than renting in the neighborhood?

Monica Sobieski has the listing. See the pictures here.

Unit #2010: 1 bedroom, 1.5 baths, 1025 square feet

  • Sold in March 2012 for $370,000 (looks like from the developer)
  • Sold in October 2014 for $475,000
  • Currently listed for $499,000
  • Assessments of $643 a month (includes a/c, gas, doorman, cable, exercise room, pool, exterior maintenance, lawn care, scavenger, snow removal)
  • Taxes of $6057
  • Central Air
  • Washer/Dryer in the unit
  • No parking
  • Bedroom: 14×13

 

 

Have You Always Wanted a Brick and Timber Bucktown Loft? A 2-Bedroom at 2300 W. Wabansia

2300 w wabansia

This 2-bedroom duplex up loft in the Clocktower Lofts at 2300 W. Wabansia in Bucktown just came on the market.

The Clocktower Lofts are a brick and timber authentic loft building with indoor garage parking.

Converted in the 1990s, it is one of the most popular loft buildings in Bucktown because it has kept most of its original loft features and the layouts aren’t cookie cutter.

This loft has one bedroom on the main level and the second bedroom on the second floor.

Many of the duplex units have a unique wall of skylights along one wall of the second floor, as this unit does, which certainly lets the light in.

The kitchen has maple cabinets, stainless steel appliances and stone counter tops.

There’s only one bathroom.

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

Bucktown continues to be one of the hottest neighborhoods in the city and inventory is extremely limited.

Is this loft a way to get a toe into this neighborhood?

George Morgan at @Properties has the listing. See the pictures here.

Unit #300: 2 bedroom, 1 bath, duplex up, no square footage listed

  • Sold in March 2002 for $239,000 (included the parking)
  • Sold in September 2006 for $316,000 (included the parking)
  • Currently listed at $350,000 (includes the parking)
  • Assessments of $382 a month (includes cable, exercise, exterior maintenance, lawn care, scavenger, snow removal)
  • Taxes of $3638
  • Central Air
  • Washer/Dryer in the unit
  • Bedroom #1: 19×17
  • Bedroom #2: 11×10

 

10 Months on the Market Even With Lake and Lincoln Park Views: 2314 N. Lincoln Park West

2314 n lincoln park west approved

This 2-bedroom on the 20th floor of The Conservatory at 2314 N. Lincoln Park West in Lincoln Park came on the market in September 2015.

Built in 1979, the Conservatory has just 2 units per floor and looks out over Lincoln Park, the actual conservatory, the Zoo and Lake Michigan.

If you’re out on your east facing balcony, you also have a downtown view.

This unit has an east facing view.

It also has diagonal hardwood floors throughout.

The listing says it has an “upgraded kitchen and baths.”

The kitchen has wood cabinets (maple?), stainless steel appliances and what looks like stone counter tops.

There’s a boxed ceiling in the kitchen/dining area.

The unit has parking, central air and a rare 6×5 laundry room (with- apparently- in-unit washer/dryer but see below for more on that).

On the market since September 2015, it has been reduced and was also recently under contract before coming back on the market.

With the market as hot as it is, and record low inventory, it’s unusual to see a property for sale for 10 months in East Lincoln Park.

What will it take to sell this unit?

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

Unit #20S: 2 bedrooms, 2 baths, 1600 square feet

  • I couldn’t find an original sales price as the ccrd was “down”
  • Listed in September 2015 for $693,000
  • Reduced
  • Under contract in May 2016
  • Currently listed for $599,000 (includes garage parking)
  • Assessments of $1353 a month (includes heat, a/c, parking, cable, exterior maintenance and scavenger- also doorman, I believe- but it’s not listed on Redfin)
  • Taxes of $9960
  • Central Air
  • In the public listing, under the appliances, it does NOT list the washer/dryer. But it seems to have one as there is a 6×5 laundry room. Could this be the reason it isn’t selling? That it’s not showing up in buyer’s trackers who are looking for a 2/2 WITH in-unit washer/dryer? Perhaps the agents could chime in…
  • Bedroom #1: 15×14
  • Bedroom #2: 11×11
  • Laundry room: 6×5

 

Market Conditions: Will State Budget and CPS Chaos Impact the Green Zone Housing Market?

Roscoe Village kiosk 2015

This is one of the hottest housing markets that Chicago has ever seen…in the Green Zone.

The entire city isn’t as hot as it was in 2005-2007, but in certain Green Zone neighborhoods, the price is well past peak with multiple offers, bidding wars, buying sight unseen and other nonsense association with super hot housing markets.

In many of the listings in certain neighborhoods you would see the mention of the school such as “it’s in the highly desirable Nettlehorst school district” or “it’s in Blaine” or “it’s an affordable option in Bell.”

But now, some of the teachers and principals are fleeing CPS and heading to the suburbs.

According to the Chicago Tribune, Lake View high school principal Scott Grens is going to Lincolnwood:

The School Board announced Thursday that Lake View High School principal Scott Grens would be the new principal of Rutledge Hall for the 2016-17 school year.

Rutledge Hall is an elementary school serving about 400 students in grades 3 through 5.

And nearby Lane Tech principal Kathryn Anderson, who had been principal for less than a year, is going to Deerfield. From DNA Info:

“It is with a heavy heart that I am writing to inform you that I have accepted a new position outside of the district, as the principal at Deerfield High School effective July 1, 2016,” Anderson said.

“While I look forward to the opportunities that await me, I will never forget my experiences at Lane that have shaped my educational outlook,” she said.

According to the job posting for the Deerfield postion, the principal’s job paid “in the range of $165,000 plus an excellent comprehensive benefits package.” According to CPS data, her salary at Lane Tech was $134,511 plus benefits as of March of 2016.

Lane Tech is one of the largest high schools in the state.

Over the past 15 years, home buyers in the Green Zone have been sold the idea that CPS was turning around and that families didn’t need to move to the suburbs for the schools anymore.

It’s not a surprise that home prices in both Bell and Blaine are now among the highest in the city as that’s where Blaine and Bell, highly touted neighborhood elementary schools, are located.

Is that narrative about to change?

Could it be the state budget problems, and not the Fed or a recession, that cools off the Green Zone housing market?

In 1891, When This 3-Bedroom Victorian Was Built, the El Wasn’t There: 2138 W. Caton in Bucktown

2138 w caton #1

This 3-bedroom Victorian, complete with a turret, at 2138 W. Caton in Bucktown came on the market in February 2016.

Built in 1891, on an extra wide 50×100 lot, it is a vintage lover’s dream with nearly all of its vintage features preserved including:

  • leaded glass windows
  • plaster walls
  • medallions
  • cove moldings
  • a grand carved staircase
  • ornate oak leaf woodwork
  • a pier mirror

And 3 fireplaces, which are gas.

There are two bedrooms on the second floor with the third in the renovated attic, along with a playroom and a full bath.

The kitchen has blue or green cabinets (I can’t tell which from the pictures) and commercial grade stainless steel appliances.

The house also has a lower level recreation room.

It has a 2-car garage and central air.

Caton is an unusual street as it is a landmarked block filled with mansions.

When those houses were built, the El wasn’t yet a reality.

Now, the blue line runs just behind the property. They don’t try to hide it in the pictures. You can see it in my picture of the house from the side.

2138 w caton #2

Originally listed for $1.495 million, it has been reduced $300,000 to $1.195 million.

Is this a deal for a vintage 4700 square foot mansion in a hot neighborhood even with the El nearby?

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

2138 W. Caton: 3 bedrooms, 4.5 baths, 4700 square feet, 2 car garage

  • Sold in August 1994 for $479,000 (per Zillow)
  • Originally listed in February 2016 for $1.495 million
  • Reduced
  • Currently listed at $1.195 million
  • Taxes of $10,636
  • Central Air
  • 2 car garage
  • 3 fireplaces
  • Bedroom #1: 12×14 (second floor)
  • Bedroom #2: 12×11 (second floor)
  • Bedroom #3: 13×33 (third level)
  • Playroom: 15×20 (third level)
  • Recreation room: 17×24 (lower level)

 

Live in the Wicker Park Historic District in an Italianate Mansion: 1356 N. Hoyne

1356 n hoyne

This 5-bedroom Italianate mansion in the Wicker Park Historic District at 1356 N. Hoyne in Wicker Park came on the market in March 2016.

Built in 1888, the 6,000 square foot house is on an oversized lot of 44×150 and has a 3-car garage.

4 of the 5 bedrooms are on the second floor, including the master bedroom.

It has a lower level family room which is at grade level because of the stairs leading up to the front door. The lower level, in addition to a family room, has a mud room, a full bar and a guest room with bath.

There’s also a third floor recreation room which leads to a rooftop deck.

The kitchen has custom cabinets with Subzero, Viking and Bosch appliances.

The house has been updated with all of the current amenities including central air, an outdoor irrigation system, and skylights.

Originally listed for $2.7 million in March, it has been reduced $200,000 to $2.5 million.

It’s amazing how the Wicker Park neighborhood has been transformed in the last 20 years.

This house sold in 1997 for just $240,000.

Who’s the buyer for this type of home in this neighborhood?

Beth Gomez at Berkshire Hathaway KoenigRubloff has the listing. See the pictures here.

1356 N. Hoyne: 5 bedrooms, 4.5 baths, 6000 square feet

  • Sold in July 1997 for $240,000
  • Sold in June 2004 for $675,000
  • Sold in September 2007 for $2.234 million
  • Originally listed in March 2016 for $2.7 million
  • Reduced
  • Currently listed at $2.5 million
  • Taxes of $18,088
  • Central Air
  • Gas fireplace
  • Rooftop deck
  • 3-car garage
  • Bedroom #1: 23×19 (second floor)
  • Bedroom #2: 14×12 (second floor)
  • Bedroom #3: 14×11 (second floor)
  • Bedroom #4: 13×11 (second floor)
  • Bedroom #5: 12×12 (third floor)
  • Recreation room: 29×16 (third floor)
  • Family room: 22×21 (lower level)

A 37% Price Reduction on a Benjamin Marshall 2/2 at 1200 N. Lake Shore Drive in the Gold Coast

1200 n lake shore drive

This 2-bedroom at 1200 N. Lake Shore Drive in the Gold Coast originally came on the market in October 2015.

This Benjamin Marshall building was constructed in 1912 and has just 34 units.

This unit has direct lake views and has the curved wall of windows in the living room.

It has dark hardwood floors and crown molding along with tall ceilings.

The kitchen has new cabinets, quartz counter tops and stainless steel appliances.

It also has the large bedrooms that were common in units from this era.

It doesn’t have in-unit washer/dryer although it is allowed by the building. It also doesn’t have central air.

There’s no parking with the building but rental is available next door at 1212 N. Lake Shore drive for $375 a month.

Originally listed for $1,199,900 in October 2015, it has been reduced 37% and is now listed at just $755,000.

Is it a deal at this price?

Billie Diamond at @Properties has the listing. See the pictures here.

Unit #701: 2 bedrooms, 2 baths, 1754 square feet

  • I couldn’t find a prior sales price
  • Originally listed in October 2015 for $1,199,900
  • Reduced several times
  • Currently listed for $755,000
  • Assessments of $1762 a month (includes heat, doorman, cable, exterior maintenance, lawn care, scavenger, snow removal)
  • Taxes of $9510
  • Parking available next door for $375 a month
  • No in-unit washer/dryer
  • No central air- window units
  • Bedroom #1: 22×12
  • Bedroom #2: 18×11

Vintage 2-Bedroom in Lincoln Park Finds Another Bathroom: 2034 N. Seminary

2034 n seminary

This top floor vintage 2-bedroom at 2034 N. Seminary in Lincoln Park just came on the market.

Some of you may recognize it because we chattered about it in August 2011 and again June 2012 when it still hadn’t sold.

You can see our June 2012 chatter here.

The building was built in 1891 and the unit has much of its original features including 11 foot ceilings, woodwork, built-in bookcases, a fireplace in the living room and stained glass windows.

The kitchen is the same as in 2011/2012 with light wood cabinets, a Subzero refrigerator and a “commercial grade” stove.

If you recall, this was a 3 bedroom, 1 bath unit which was turned into a 2 bedroom unit because the third bedroom became a 9×9 walk-in closet.

In 2012, many of you complained about paying nearly $400,000 for a 2/1 and that they should have used some of the space from the master bedroom closet on another bathroom.

While the current owners didn’t do that, they DID add another bathroom elsewhere in the unit- in what was formerly the laundry room/storage room off the kitchen.

So this unit is now a 2/2 with 1400 square feet, including the 9×9 master bedroom closet, and garage parking.

However, it still doesn’t have central air.

After being on the market for over a year in 2011 and 2012, it finally sold for $385,000.

But that was at the bottom of the market and times have now changed.

This unit has come back on the market, with its new full bath, priced $130,000 higher, at $515,000.

It’s still just a few blocks from the shops and restaurants on Armitage as well as the Armitage brown line El stop.

Will it get the premium this time around?

Ryan Gehris at US Realty.com has the listing. See the pictures here.

Unit #3: 2 bedrooms, 2 baths, 1400 square feet

  • Sold in August 1999 for $308,000
  • Sold in December 2004 for $425,500
  • Originally listed in February 2011 for $435,000
  • Reduced in July 2011
  • Was listed in August 2011 at $409,000
  • Withdrawn in October 2011
  • Was listed in June 2012 for $399,000
  • Sold in August 2012 for $385,000
  • Currently listed for $515,000
  • Assessments are now $147 a month (they were $139 a month in July 2012)
  • Taxes now $5578 (they were $3159 in July 2012)
  • No central air (window units only)
  • Washer/Dryer in the unit
  • Private garage parking included
  • Bedroom #1: 16×14
  • Bedroom #2: 13×10
  • Walk-in closet: 9×9 (was bedroom #3?)
  • New second bathroom