Crib Chatter

We last chattered about this 2-bedroom townhouse at 1732 N. Mohawk in the Old Town neighborhood of Lincoln Park in May 2011.

See our May 2011 chatter here.

At that time, some of you thought the exterior picture was misleading because it showed the front of the building when this townhouse is at the rear of the property- on the alley.

Others liked the rooftop deck.

It has since been reduced another $35,000 and is now listed at $400,000.

That is $99,000 under the 2006 purchase price.

You’ll recall that the townhouse has the living/kitchen area on the main floor, 2 bedrooms on the second level and then a den on the third level with skylights.

It also has a 300 square foot private rooftop deck on the third level.

There are hardwood floors on the main level and both bedrooms have new carpet.

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

Built in 1988, it has central air and 2-car tandem parking.

The seller is now offering a 3% buyers broker commission as well.

Off and on the market since November 2009, will this price reduction finally producer a buyer?

Scott Berg at Berg Properties has the listing. See more pictures here.

Unit #C: 2 bedrooms, 2.5 baths, den, 1500 square feet

• Sold in September 1992 for $208,500
• Sold in June 1994 for $218,500
• Sold in May 2000 for $306,000
• Sold in October 2002 for $377,500
• Sold in August 2005 for $499,000
• Sold in April 2006 for $499,000
• Originally listed in November 2009 for $519,000
• Reduced
• Was listed in April 2011 for $439,000
• Reduced
• Was listed in May 2011 for $435,000 (includes 2-car tandem parking)
• Reduced
• Currently listed for $400,000 (includes 2-car tandem parking)
• Assessments of $100 a month
• Taxes of $6435
• Central Air
• Private Roof Deck: 18×17
• Bedroom #1: 15×12 (second level)
• Bedroom #2: 11×10 (second level)
• Den: 11×10 (third level)

We last chattered about this bank owned 2-bedroom in the Fordham at 25 E. Superior in River North in June 2011.

See our prior chatter here.

At that time, the unit was listed at $497,900 (but we couldn’t determine if that included parking or not).

At 1600 square feet, it was one of the larger 2-bedroom floor plans in the building.

Some of you thought this was a deal for the square footage and the location.

It recently sold for $515,000 including parking.

If you recall, the unit appeared to have the kitchen and bathrooms intact.

The kitchen had upgraded stainless steel appliances and granite counter tops.

The bathrooms also appeared to have stone counters and floors.

The unit had central air and a washer/dryer hook-up.

This sold fast. Did someone get a steal?

Ayoub Rabah at Great Street Properties had the listing. You can still see the interior pictures here.

Unit #1202: 2 bedrooms, 2 baths, 1600 square feet

• Sold in February 2003 for $755,000
• Bank owned in September 2010
• Currently listed for $497,900 (included the parking)
• Sold in July 2011 for $515,000 (included the parking)
• Assessment of $828 a month (includes doorman)
• Taxes of $8956
• Central Air
• Washer/Dryer hook-up in the unit
• Bedroom #1: 15×14
• Bedroom #2: 14×11

This 2-bedroom in the newer constructed high rise at 600 N. Lake Shore Drive in Streeterville has been on the market since September 2010.

In that time it has been reduced $200,000.

It is now listed as a “short sale” at $141,000 under the 2008 purchase price.

The unit does not have lake views, but instead faces south.

It is one of the larger 2-bedroom floorplans at 1691 square feet.

The listing says it had $50,000 worth of upgrades.

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

There are custom window treatments.

It has central air and the rare side-by-side washer/dryer in the unit but it does not come with deeded parking. The listing says “garage rental options.”

This is the cheapest larger 2/2.5 currently on the market in the building(s).

Is this a deal?

Nancy Yockel at Koenig & Strey Real Living has the listing. See the pictures here.

Unit #2308: 2 bedrooms, 2.5 baths, 1691 square feet

• Sold in August 2008 for $766,000
• Originally listed in September 2010 for $825,000
• Reduced numerous times
• Currently listed as a “short sale” for $625,000
• Assessments of $630 a month (includes heat, a/c, gas, doorman, cable)
• Taxes of $12489
• Central Air
• Side by side washer/dryer in the unit
• No parking with the unit- “garage rental options”
• Bedroom #1: 16×13
• Bedroom #2: 12×13

We last chattered about this 3-bedroom vintage unit in Benjamin Marshall’s 1550 N. State Parkway in the Gold Coast in May 2011.

See our prior chatter here.

Since that time, it has been reduced another $124,000 to $675,000.

It is now a short sale and is listed 29% below its 2006 purchase price.

If you recall, its address is 1550 N. State Parkway but it actually isn’t located in the high rise portion of the building, but in a two unit adjacent building with its own private courtyard facing State Parkway.

The 1800 square foot unit still has many of its vintage features including inlaid hardwood floors and crown and dentil molding.

It has a Christopher Peacock kitchen with granite counter tops and Subzero, Miele and Bosch appliances.

The baths are Waterworks.

It shares the courtyard with one other unit.

The building has a 24-hour doorman, a guest suite, and a wine cellar.

The unit has central air and in-unit washer/dryer but there is no attached parking. It is valet rental nearby.

The duplex unit below it, Unit A1, also is still on the market.

It is larger, at 2300 square feet, but it is listed for $1.275 million.

What price will it take to sell this property?

Julie Capps at Prudential Rubloff has the listing. See the pictures here.

Unit #A3: 3 bedrooms, 2 baths, 1800 square feet

• Sold in June 1997 for $335,000
• Sold in April 1999 for $442,000
• Sold in January 2004 for $865,000
• Sold in July 2006 for $950,000
• Originally listed in November 2009 for $1.135 million
• Reduced numerous times
• Was listed in May 2011 for $799,000
• Reduced
• Currently listed as a “short sale” for $675,000
• Assessments of $1947 a month (includes heat, doorman, cable)
• Taxes of $12200
• Central Air
• In-unit washer/dryer
• No parking – rental nearby
• Bedroom #1: 17×14
• Bedroom #2: 14×13
• Bedroom #3: 11×8

We chattered about a 3-bedroom duplex down in this building at 1847 N. Cleveland in Lincoln Park previously but a 2-bedroom unit in the same building also came on the market in the spring.

It was last purchased in April of 2008.

Originally listed in April of 2011 for $46,000 over the 2008 purchase price, it has since been reduced $22,000.

However, the unit is still listed $24,000 over the 2008 price.

It has 10 foot ceilings, oak hardwood floors and some crown molding in the living/dining area.

The kitchen is open to the living area and has granite counter tops and stainless steel appliances.

The master bathroom is marble with a double sink vanity.

It has central air, washer/dryer in the unit and secured parking.

Will this unit be able to command a premium over the 2008 price?

Penny Bagherpour at Prudential Rubloff has the listing. See the pictures here.

Unit #2S: 2 bedrooms, 2 baths, no square footage listed

• Sold in February 2001 for $449,000
• Sold in May 2003 for $462,000
• Sold in April 2008 for $475,000
• Originally listed in April 2011 for $521,000
• Reduced
• Currently listed at $499,000
• Assessments of $264 a month
• Taxes of $7155
• Central Air
• Washer/Dryer in the unit
• Parking included
• Bedroom #1: 17×12
• Bedroom #2: 12×11

We last chattered about this 2-bedroom Victorian single family home at 1167 W. Eddy in the Wrigleyville neighborhood of Lakeview in January 2011.

See our prior chatter here.

We have chattered about this house several times over the past year as it kept reducing.

In January 2011, when it was still listed for $575,000, many of you thought they were dreaming at that price.

But Bob seemed to have gotten the closest when he said it would sell for $450k or $490,000 max if they finished the basement.

It finally found a buyer at $181,900 under the August 2010 list of $674,900– or $493,500.

If you recall, the home hadn’t been on the market since 1990.

It was built in 1893 on a standard 25×125 lot.

The house had central air and a 2-car garage.

It retained some of its vintage features including hardwood floors and brass detailed pocket doors.

There were also 8 skylights and an unfinished basement with 8 foot ceilings.

While there were only 2 bedrooms, both of which were on the second floor, there was also a 14×10 office, also on the second floor.

The kitchen had all white cabinets, counter tops and appliances.

You’ll also recall what was across the street from this house:

Does this sale confirm Homedelete’s theory that there are simply too many buyers interested in living in single family homes in the Greenzone neighborhoods to ever push prices much lower than $500,000?

Jan Sachs at Coldwell Banker had the listing. You can still see the interior pictures here.

1167 W. Eddy: 2 bedrooms, 2 baths, 2 car garage, no square footage listed

• The previous sale was before 1990
• Originally listed in August 2010 for $674,900
• Reduced
• Was listed in October 2010 for $624,900
• Reduced
• Was listed in January 2011 for $575,000
• Sold in August 2011 for $493,500
• Taxes of $6494
• Central Air
• Bedroom #1: 17×13 (second floor)
• Bedroom #2: 18×16 (second floor)
• Office: 14×10 (second floor)

We’ve chattered about this 2-bedroom at 1525 W. George in Lakeview several times over the past few months.

See our May 2011 chatter here.

We originally chattered about the property to see what happens to a seller who has owned for 10 years.

The list price is now $38,100 under the 2001 purchase price.

In the original chatter, HD thought the seller should lower the price $5,000 every 10 days to drum up interest until it sold.

But since the original list, it HAS been reduced $70,100.

If you recall, it has 1200 square feet on one level with a south facing deck off the master bedroom or from the unit.

It has diagonal hardwood floors in the main living areas.

The unit has a wood burning fireplace and a master suite with shower/tub combo.

The kitchen has black appliances and stone counter tops.

The unit has the amenities buyer look for with central air, in-unit washer/dryer and deeded parking.

The listing still asks: “Bargain Hunters? Huge $45,000 price reduction!”

How low will this go?

Bob Kinsloe at Portola Real Estate still has the listing. See the pictures here.

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

• Sold in November 1995 for $200,000
• Sold in September 1999 (no price listed)
• Sold in June 2001 for $338,000
• Originally listed in January 2011 for $370,000
• Reduced
• Was listed in May 2011 for $325,000
• Reduced
• Was listed in July 2011 for $300,000
• Reduced $100
• Currently listed for $299,900 (parking included)
• Assessments of $88 a month
• Taxes of $5343
• Central Air
• In-unit Washer/Dryer
• Bedroom #1: 12×12
• Bedroom #2: 12×10

This 3-bedroom newer construction single family home at 2035 W. Hutchinson in North Center has been on and off the market since October 2008.

The bank took possession in May 2010 but hasn’t been in a hurry to sell it as the price was only cut once in those 15 months.

But a few days ago, the bank did a “drama” price reduction, cutting the asking price by 31% from to $750,000 from $1.095 million.

The house is new construction and built on a 29×117 lot.

It has two wood burning fireplaces and 8″ mahogany doors.

The kitchen has granite counter tops but no appliances.

The listing says that the master bedroom is on the main floor and the other 2 are on the second floor.

There is also a 2-car garage with a garage top deck.

Will the price cut get the sale done?

Jason Shapiro at Rising Realty has the listing. See the pictures here.

2035 W. Hutchinson: 3 bedrooms, 3.5 baths, 2 car garage, no square footage listed

• Sold in September 2005 for $495,000
• Originally listed in October 2008 (I couldn’t find an original list price)
• Lis pendens filed in July 2009
• Bank owned in May 2010
• Originally listed by the bank in July 2010 for $1.25 million
• Reduced
• Was listed in August 2010 for $1.095 million
• Reduced in August 2011
• Currently listed for $750,000
• Taxes of $18,976
• Central Air
• Bedroom #1: 14×10 (main level)
• Bedroom #2: 12×9 (second floor)
• Bedroom #3: 11×11 (second floor)

This 2-bedroom penthouse at 955 W. Monroe in the West Loop has not only a private rooftop deck but also a large 5×40 terrace off the living room.

On and off the market since July 2010, the unit is currently listed $134,500 under the 2007 purchase price.

The 12-unit building was constructed in 2007.

The 1500 square foot unit has all the finishes of new construction, including cherry cabinets, granite counter tops and stainless steel appliances.

The bathrooms are marble.

The unit is in an attractive location of the West Loop, near all the restaurants of Greektown  as well as not far from Randolph Street.

Is this a deal for the location?

James Faircloth at Prudential Rubloff has the listing. See more pictures here.

Unit #4C: 2 bedrooms, 2 baths, 1500 square feet

• Sold in August 2007 for $568,500
• Originally listed in July 2010
• Was listed in June 2011 for $469,000
• Reduced
• Currently listed for $399,000 (plus $35,000 for parking)
• Assessments of $198 a month
• Taxes of $6884
• Central Air
• In-unit washer/dryer
• Bedroom #1: 14×14
• Bedroom #2: 15×10

We last chattered about this bank owned 1-bedroom at 535 N. Michigan in Streeterville in July 2011.

See our prior chatter here.

It had just come on the market for $89,900.

But it was missing the kitchen and bathroom.

It sold in less than a month for $18,988 above asking- at $108,888.

That is still less than the unit sold for in 1998.

If you recall, the building is right in the middle of the Mag Mile.

It was constructed in 1962 and has 460 units.

It is a full service building with a pool and exercise room.

While there was central air, there was no in-unit washer/dryer.

There was only rental parking in the building.

Given that it was missing the kitchen and bathroom, was this even much of a deal?

Juan Peralta at Panamerican Real Estate had the listing. You can still see interior pictures here.

Unit #1605: 1 bedroom, 1 bath, 755 square feet

• Sold in August 1998 for $122,000
• Sold in August 2006 for $215,000
• Lis pendens filed in December 2008
• Bank owned in April 2011
• Listed on July 6, 2011 for $89,900
• Sold on August 3, 2011 for $108,888
• Assessments of $489 a month (includes heat, a/c, doorman, cable, pool)
• Taxes of $2865
• Central Air
• No in-unit washer/dryer
• Parking is rental in the building
• Bedroom: 15×14
• Living room: 22×14