This 3-Bedroom West Town Townhouse Returns Completely Rehabbed: 642 N. Armour

642 w armour

We chattered about this Fannie Mae-owned 3-bedroom townhouse at 642 N. Armour in West Town several times last year.

See our November 2012 chatter here.

Back then, it was listed for $309,000 but most of you thought, given its condition and the neighborhood, that it would sell in the low $200,000s.

Most of you thought it was too much work to sell for anything more as it needed to be gutted.

It finally sold in February 2013 for $250,000.

And sure enough, it has been completely renovated and is back on the market just 4 months later.

The listing says it has new plumbing, decks and HVAC.

The kitchen is new and has granite counter tops and a Bosch appliance package.

All the baths are new.

You can see what it looked like before in this YouTube video (warning- music!).

Two bedrooms are on the second floor and the third is on the top floor.

There are several decks and a lower level den.

The townhouse has returned to the market at $399,950.

Will it sell for the premium now that it’s “new”?

Nick Patterson at Kale Realty has the listing. See the pictures here.

642 W. Armour: 3 bedrooms, 2.5 baths, no square footage listed, one attached garage

  • Sold in May 1996 for $198,000
  • Sold in September 2003 for $365,000
  • Lis pendens foreclosure filed in June 2011
  • Fannie Mae Homepath property
  • Was listed in August 2012 for $374,900
  • Reduced several times
  • Was listed in November 2012 at $309,900
  • Sold in February 2013 for $250,000
  • Currently listed at $399,950
  • Taxes of $4488
  • Central Air
  • Bedroom #1: 17×13 (second floor)
  • Bedroom #2: 14×12 (second floor)
  • Bedroom #3: 14×10 (third floor)
  • Den: 14×13 (lower level)


Looking for a 2-Bedroom Duplex West Town Loft? 2250 W. Ohio

2250 w ohio approved

This 2-bedroom duplex loft at 2250 W. Ohio in West Town came on the market in May 2013.

At 1350 square feet the listing says either bedroom can be used as a master bedroom.

One is on the main floor and the second is on the second floor. The upstairs bedroom has a area in which you can walk out onto a deck (which the listing says needs to be built-out.)

It has exposed brick walls and high wood ceilings.

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

The loft has all the other amenities that buyers look for including washer/dryer in the unit, air conditioning and garage parking.

The loft is listed $3500 over the 2007 purchase price.

Will it get the premium?

Rachel Kalocinski at Century 21 Affiliated has the listing. See the pictures here.

Unit #209: 2 bedrooms, 2 baths, 1350 square feet

  • Sold in May 1995 for $196,000
  • Sold in July 2007 for $389,000
  • Originally listed in May 2013 for $400,000
  • Reduced
  • Currently listed for $392,500
  • Assessments of $315 a month
  • Taxes of $4373
  • Central Air
  • Washer/Dryer in the unit
  • Parking included
  • Bedroom #1: 20×15 (second floor)
  • Bedroom #2: 16×12 (main floor)


Bidding War for 3-Bedroom SFH in Old Town Triangle Listed for Just $500,000: 315 W. Eugenie

This 3-bedroom historic farmhouse at 315 W. Eugenie in the Old Town Triangle Landmark District came on the market listed for just $500,000 only 3 days ago. (No- you aren’t reading that price wrong.)

By the time you read this, it may already be too late to make a bid as “highest and best” offers were due by 12 pm today.

The house was built in 1897 on a 24×120 lot.

It is one of the rare Old Town lots that actually has a 2-car garage.

I don’t know all the rules about rehabbing in the Triangle (I’m sure someone can tell us) but I’m assuming this house MUST be restored and cannot be torn down.

The listing says the home still has the original windows, hardwood floors and trim.

It has an unfinished basement with just 6 foot ceilings.

The listing says buyers should bring their contractor.

This house was on the market back in 2009. It was listed for $1.05 million and didn’t sell.

What’s the strategy of listing it at a really, really low price of $500,000 instead of something more reasonable like $750,000?

Buyers actually looking in this range won’t be able to bid, say, $750,000 or higher in order to try and “win”. So why bother to include them in the game?

BUT- you also get a lot more eyeballs to look at it and could stoke demand for those who CAN pay more. It will certainly create a sense of urgency if you get, say, 100 bids instead of just 15. Or if prospective buyers are there touring the place with 50 other couples instead of just 5.

Will this house sell for over a million dollars in a bidding war?

Burt Fujishima at Coldwell Banker has the listing. See the pictures here.

315 W. Eugenie: 3 bedrooms, 2 baths, 2200 square feet, 2 car garage

  • Last sold before 1987
  • Originally listed in 2008-2009
  • Was listed in 2009 for $1.05 million
  • Withdrawn
  • Currently listed for $500,000
  • Best and highest offer by 12 pm on June 12, 2013
  • Taxes of $13766
  • Space Pak
  • Bedroom #1: 16×12 (second floor)
  • Bedroom #2: 14×12 (second floor)
  • Bedroom #3: 18×7 (main floor)


This 1-Bedroom Condo Can Be Yours For Just $899,000: 340 E. Randolph in Lakeshore East

340 e randolph

This 1-bedroom in 340 On the Park at 340 E. Randolph in Lakeshore East recently came on the market.

It is an oversized 1-bedroom measuring 1400 square feet. The other 1-bedrooms in the building usually measure around 1100 square feet.

It also has the coveted south views of Millennium Park and the lake from the 35th floor.

There are no pictures of the actual unit in the listing. There are simply marketing pictures from when the building was first developed.

If you recall, the developer put the same kitchen and baths in most of the units (unless you went with something custom on your own.)

The kitchen has tan Snaidero cabinets and stainless steel appliances.

Parking is available in the building for $50,000.

This unit was listed last year for the same amount but didn’t sell.

But that was then and this is now.

The building also remains one of the most popular south of the River.

Will these sellers finally be able to get $899,000 for a 1-bedroom in this hotter market?

Kristine Farra at Gold Coast Exclusive Real Estate has the listing. See the pictures here.

Unit #3505: 1 bedroom, 1.5 baths, 1400 square feet

  • Sold in December 2007 for $616,000 (parking included)
  • Sold in October 2008 for $783,000 (parking included)
  • Originally listed in July 2012 for $849,000 (parking extra)
  • Reduced to $848,000
  • Withdrawn in February 2013
  • Re-listed for $849,000 (parking $50,000 extra)
  • Assessments of $450 a month (includes a/c, cable, gas, doorman, pool, exercise room)
  • Taxes of $4524
  • Central Air
  • Washer/dryer in the unit
  • Bedroom: 15×17

Don’t Buy It, Rent It: A 3-Bedroom Southport Single Family Home at 3408 N. Bosworth

3408 n bosworth approved

We’ve chattered about this 3-bedroom single family home at 3408 N. Bosworth in Southport several times over the years.

Check out our last chatter in May 2013 here.

Yes- it sits right next to the Brown Line tracks.

It’s now been on the market for over 3 months without a sale.

However, there’s now a new option. Instead of buying it, interested parties can rent it.

If you recall, the house has most of the features buyers look for including central air and a 2 car garage.

Built in 1877 on a 25×125 lot, it has some of its original features including stained glass but also has been updated, including a new chef’s kitchen with Viking and Jennair appliances, white cabinets and granite counter tops.

2 of the 3 bedrooms are on the second floor and the property has an unfinished basement.

The house only has 1 bathroom however.

In 2010, the house rented for $2275 a month.

This time, it has listed for $2950 a month. You can see the rental listing here.

What is hotter, the for sale market or the rental market?

Deborah Nick at Conlon still has the listing. See the pictures here.

3408 N. Bosworth: 3 bedrooms, 1 bath, no square footage listed, 2 car garage

  • Sold in February 1996 for $132,000
  • Sold in February 1997 for $170,000
  • Sold in June 2002 for $428,000
  • Sold in July 2005 for $569,000
  • Originally listed in April 2010 for $749,000
  • Reduced
  • Was listed in October 2010 for as low as $589,000
  • Withdrawn
  • Originally listed in March 2013 for $599,000
  • Reduced
  • Currently listed at $575,000
  • Taxes now $10,747 (they were $8523 in October 2010)
  • Rented in December 2010 for $2275 a month (originally listed at $2500 a month)
  • Now also currently available to rent for $2950 a month
  • Central Air
  • Bedroom #1: 15×14 (second floor)
  • Bedroom #2: 14×10 (second floor)
  • Bedroom #3: 11×8 (main floor)
  • Living room: 23×12
  • Dining room: 12×12
  • Kitchen: 16×9
  • Mudroom: 9×6
  • Unfinished basement

Is Buena Park Feeling the Impact of the Hot Housing Market? A 3-Bedroom at 657 W. Buena

This 3-bedroom vintage unit at 657 W. Buena in the Buena Park neighborhood of Uptown recently came on the market.

The building was built in 1919 and is just one block from the lake.

The unit has some of its vintage features including crown molding and hardwood floors throughout.

It was last listed in 2008 and the old listing said it was being sold “as-is” and that buyers should bring their contractor.

Today, the listing says the unit has been completely renovated.

The kitchen now has stainless steel appliances and granite counter tops.

There are also granite counter tops with a double sink vanity in the master bathroom.

The listing says the washer/dryer and central air were installed in 2010.

There’s no parking but the listing says the seller will pay for 1-year garage parking one block away (which normally rents for $225 a month.)

The unit has come on the market $89,000 higher than the 2008 purchase price at $399,000.

This property fits all the categories we chatter about. It’s a 3-bedroom and completely move-in ready.

Is Buena Park as hot as the neighborhoods directly to its south?

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

Unit A: 3 bedrooms, 2 baths, 1760 square feet

  • Sold in April 2002 for $289,000
  • Sold in July 2008 for $310,000
  • Currently listed for $399,000
  • Assessments of $400 a month (includes heat)
  • Taxes of $4697
  • Central Air
  • Washer/Dryer in the unit
  • Rental parking in the neighborhood for $225 a month (first year paid by the seller)
  • Bedroom #1: 16×12
  • Bedroom #2: 12×12
  • Bedroom #3: 10×9



Is $400,000 the New Price for an East Humboldt Park Single Family Home? 1441 N. Campbell

1441 n campbell

We last chattered about this 3-bedroom cottage at 1441 N. Campbell in East Humboldt Park in March 2013.

See our chatter here.

If you recall, it was on the market for 5 months in 2012 during the peak spring/summer buying season and didn’t sell.

It returned to the market at the same time of the year this year listed for $26,000 more at $395,000.

Many of you felt it was overpriced for the neighborhood but apparently the buyers didn’t agree as it went under contract quickly.

It recently closed for the 2013 asking price of $395,000.

You’ll recall it was built on a standard 25×125 lot and had a 2-car garage.

Some upgrades had been made to the home.

The kitchen had white Kraftsmaid cabinets with stainless steel appliances and a red vintage refrigerator.

There was some exposed brick.

There were dark bamboo floors on the main level.

2 of the three bedrooms were on the second level with the third on the main floor.

There was an unfinished basement.

Is East Humboldt Park one of the new “starter home” neighborhoods for those priced out of the GZ?

Michael Clouse at Element 78 Realty had the listing. You can still see the pictures here.

1441 N. Campbell: 3 bedrooms, 1 bath, 1700 square feet, 2 car garage

  • Sold in August 1991 for $60,000
  • Sold in November 1999 for $70,000 (??? the public record says $7,000 but I think that’s a typo given the 1991 price and it was not bank owned.)
  • Sold in July 2007 for $265,000
  • Originally listed in March 2012 for $369,000
  • Withdrawn at the same price in July 2012
  • Re-listed in March 2013 at $395,000
  • Sold in May 2013 for $395,000
  • Taxes of $3576
  • Central Air (??? – listing says it has C/A but also says there is no C/A)
  • Bedroom #1: 15×15 (second floor)
  • Bedroom #2: 14×15 (second floor)
  • Bedroom #3: 9×11 (main floor)
  • Laundry room: 8×7

5 Years Later, This 2-Bedroom in Lakeview Returns to Try Again: 2944 N. Broadway


The amazing thing about running this website is when properties that we chattered about previously come back on the market to try again.

This 2-bedroom at 2944 N. Broadway in Lakeview is one of those.

We first chattered about it all the way back in September 2008.

See our old chatter here.

Back then, when it was listed for $308,800, you all thought it was overpriced given that the housing bubble had burst.

It never sold.

5 years later, it has come back to try again and this time it is listed just $3800 under the 2008 list price at $305,000.

If you recall, it has central air, washer/dryer in the unit and parking is included.

The listing says it has a “totally updated” kitchen with granite counter tops but this is the same kitchen as in 2008 (see the pictures in the old post). The appliances look to be a mixture of black and white.

With the market so hot, will it finally sell all these years later?

Mike Checuga at Re/Max Signature has the listing. See the pictures here.

Unit #2N: 2 bedroom, 1 bath, no square footage given

  • Sold in May 1999 for $159,000
  • Sold in March 2002 for $255,000
  • Sold in June 2005 for $295,000
  • Was listed in September 2008 for $308,800 (parking included)
  • Withdrawn
  • Currently listed for $305,000 (parking included)
  • Assessments were $163 a month in 2008 and they are STILL $163 a month
  • Taxes  now $5410 (they were $2724 in 2008)
  • Central air
  • Washer/Dryer in the unit
  • Bedroom #1: 12×9
  • Bedroom #2: 10×11

Looking for a Classic 3-Bedroom Chicago Brick Bungalow? 2600 W. Coyle in Indian Boundary Park

This 3-bedroom brick bungalow at 2600 W. Coyle in the Indian Boundary Park neighborhood of West Ridge came on the market in May 2013.

Built in 1921 on an oversized 32×124 corner lot, it has an unusual 1-car attached garage.

Two of the 3 bedrooms are on the main floor with a master bedroom on the second floor.

It has a finished basement with a family room and a full bath.

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

There’s no central air but it has space pak.

The house also has a back deck and a landscaped backyard.

Is this a starter home or a move up home for this neighborhood?

Denis Girard at Keller Williams Team Realty has the listing. See the pictures here.

2600 W. Coyle: 3 bedrooms, 2 baths, 2800 square feet

  • Sold in December 1992 for $150,000
  • Sold in February 2000 for $265,000
  • Sold in November 2004 for $449,500
  • Originally listed in May 2013 for $479,000
  • Currently still listed at $479,000
  • Taxes of $5327
  • Space pak cooling
  • Bedroom #1: 16×13 (main floor)
  • Bedroom #2: 15×12 (main floor)
  • Bedroom #3: 26×18 (second floor)
  • Family room: 30×25 (lower level)


Just How Important Are Listing Pictures Anyway? 3700 N. Lake Shore Drive in Lakeview


3700 n lake shore drive #2 approved

This 2-bedroom duplex at 3700 N. Lake Shore Drive in Lakeview came on the market in March 2013.

It was reduced several times but still didn’t sell.

The listing was removed and re-listed with brand new photographs.

Even though only minor details were changed with the actual property (i.e. a rug was removed in the living room and there’s a new comforter in the master bedroom), the property looks very different with the new set of pictures.

You can still see the original pictures here (which, granted, were taken in the middle of winter.)

This 1600 square foot duplex appears to be in the midrise building behind the townhomes in this complex (on the left side of the picture above.)

The kitchen has white cabinets, stainless steel appliances and a back backsplash.

The two bedrooms are on the second floor.

It also has the features buyers are looking for with central air, washer/dryer in the unit and enclosed parking.

It’s been reduced about $50,000 since March to $399,999.

How important are the pictures for a property anyway?

Rosalba Salinas at Rising Realty has the listing. See the new pictures here.

Unit #314: 2 bedrooms, 2.5 baths, 1600 square feet, duplex

  • Sold in January 1993 (I couldn’t find a price)
  • Bank owned in December 2008
  • Sold in September 2009 for $185,000
  • Originally listed in March 2013 for $449,000
  • Reduced
  • Currently listed at $399,999
  • Assessments of $456 a month (includes cable)
  • Taxes of $5130
  • Central Air
  • Washer/Dryer in the unit
  • Enclosed parking
  • Bedroom #1: 24×15 (second floor)
  • Bedroom #2: 17×12 (second floor)