2-Bedroom Duplex with Private Terrace for $699,000 in River North: 435 W. Erie
This 2-bedroom duplex in the Erie Center Lofts at 435 W. Erie in River North originally was listed in September 2020. It has been relisted since then.
Built in 1999, Erie Center Lofts has 127 units and attached garage parking.
It has a fitness room, 24-hour doorstaff and a shared rooftop terrace.
This unit lives like a townhouse with the living/dining rooms and kitchen on the main floor along with a half bath.
It has floor to ceiling windows that face the large private south facing terrace with city views.
The listing describes the kitchen as a “chef’s kitchen” with white wood cabinets, granite counter tops and stainless steel appliances along with a built-in wine rack.
The second floor has the two bedrooms which are both en suite. The primary suite has an “updated” white bathroom with a double vanity and a walk-in-closet.
The second bedroom has a private balcony.
The unit has the features buyers look for including central air, washer/dryer in the unit, a tandem garage space is available for $50,000 and there are 2 storage lockers included.
This building is close to shops and restaurants of River North and the Larrabee dog park.
Listed in September 2020 for $725,000, it has been reduced to $699,000.
This looks to be the first sale of this unit since the building was constructed in 1999. I couldn’t find an original sales price in the records.
What will get this property sold in 2022?
Jennifer Mills and Neha Sheth at Jameson Sotheby’s have the listing. See the pictures and floor plan here.
Unit #705: 2 bedrooms, 2.5 baths, duplex, 1600 square feet
- Sold in February 1999 but I can’t find an original sales price
- Originally listed in September 2020 for $725,000
- Reduced
- Currently listed at $699,000 (plus $50,000 for a tandem garage parking space)
- Assessments of $971 a month (includes heat, a/c, gas, doorman, cable, exercise room, exterior maintenance, lawn care, scavenger, snow removal, Internet)
- Taxes of $10,360
- Central Air
- Washer/dryer in the unit
- 2 storage units included
- Bedroom #1: 14×11 (second floor)
- Bedroom #2: 10×13 (second floor)
- Living room: 13×16 (main floor)
- Dining room: 9×14 (main floor)
- Kitchen: 15×14 (main floor)
- Walk-in-closet: 9×6 (second floor)
- Terrace: 30×11 (first floor)
- Balcony
I feel like they could have removed a few, or a dozen, pots of dead plants to make that large terrace look a little nicer. Might just be me though.
“I feel like they could have removed a few, or a dozen, pots of dead plants to make that large terrace look a little nicer. Might just be me though.”
What next, have the broker ask the photographer to stop back in the early evening to snap a few pics with the terrace lights on and the skyline lit up? The broker already urged them to have a second container of lemons on the island. I mean, sure, the amount of their commission is going down as this unit’s price continues to go down, but the broker is already being asked to give too much to get this unit sold. The pots of dead plants must stay!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
Needs quite a bit of updating. Terraces are nice when they aren’t directly under balconies. People like to spit and ash off their balconies. And if it happens to be a trashy renter above you, maybe even a glass bottle or two occasionally.
Dead plants (assuming the pics were taken in early spring) dont bother me too much, Given its been sale for >18 Mo, there should be an opportunity to replace the photos w/ live plants. The lack of a clean pavers is a bigger turn off. get a blower and a powerwasher
Patio potentially really nice, rest of the place is meh. Looks like an older mid grade apartment.
Why does this place have like 5 different levels of finishes? Everything from 90s cheap porcelain tiles to carrara marble countertops. This needs 50K in work, at least.
So this for sale unit has been fully updated (I don’t love their choices, but whatever):
https://www.redfin.com/IL/Chicago/435-W-Erie-St-60654/unit-1304/home/12751825
and is asking $360 psf.
If we (generously, imo) call the terrace $200 psf, that’s $66k. Leaving the dated unit asking $395 psf.
Seems like it should be about $640k LESS the cost to update the kitchen and 2d bath–or more like $575k.
Kinda surprised at the hate for this place. I think it’s mostly pretty great.
Large terrace is a plus. Duplex is a plus (would be a bigger plus if the bedrooms were on the floor below the living area). Open concept-ish while still having distinct rooms is a big plus.
Baths and kitchen need updating, but they are all 100% livable/usable, so you could hold off a bit on the renos (I would do kitchen first)
Just looked at the virtual tour and the kitchen is unpainted wood with different countertops. Did they paint the cabs and replace the countertops after the virtual tour was filmed, or are the photos digitally altered?
“Kinda surprised at the hate for this place. I think it’s mostly pretty great.”
For the record, I like it too. All of my snark about it is directed at the broker.
“So this for sale unit has been fully updated (I don’t love their choices, but whatever):”
I clicked the link expecting to see another 2-bedroom. You are comparing apples to oranges. 1 bedrooms are a different market than 2 bedrooms. Same for a property with 2 full baths versus one with 1 or 1.5 baths.
Additionally, the cribbed property has a massive outdoor terrace AND the balcony.
It’s unique to have a duplex with all that outdoor space. You can’t just look at square footage. The 1-bedroom isn’t a comparable.
“Why does this place have like 5 different levels of finishes?”
My guess would be that when you own a property for 23 years, you tend to update things little by little.
“And if it happens to be a trashy renter above you, maybe even a glass bottle or two occasionally.”
If that were to happen to me in a condo building, you can bet that management would be notified and fines assessed. Condo buildings don’t mess around. Even with smoking out on your balcony and sweeping the ashes off onto other units.
“If that were to happen to me in a condo building, you can bet that management would be notified and fines assessed. Condo buildings don’t mess around. Even with smoking out on your balcony and sweeping the ashes off onto other units.”
Sure Karen…
“If that were to happen to me in a condo building, you can bet that management would be notified and fines assessed. Condo buildings don’t mess around. Even with smoking out on your balcony and sweeping the ashes off onto other units.”
How many balconies might possibly be the source of spit, ashes, butts, bottles, other debris, whether intentionally, unintentionally depsite being careful, or unintentionally but they could have been more careful? Lots.
I was The Karen at a condo/HOA management company for four years. We’d get conflicting reports of bad behavior, we’d have to send at least a couple of warning notices before getting to the fine stage, units with frequent offenders would often have high turnover of occupants (and sometimes higher turnover of unit owners), etc. And those were smaller scale properties (SFH, TH and condo buildings no higher than five stories).
“And if it happens to be a trashy renter above you”
Maybe it’s just been a string of personal experiences over the past several years, but I longer automatically assume that owner-occupied properties make for better neighbors than renters.
“How many balconies might possibly be the source of spit, ashes, butts, bottles, other debris, whether intentionally, unintentionally depsite being careful, or unintentionally but they could have been more careful? Lots.”
It’s been my experience that it’s pretty easy to figure out. People below can literally see others smoking on their balconies or even flipping the butts over the side. It’s also been my experience that the unit owner has been fined for such behavior. Yes, after sending warning notices etc. There IS a procedure to follow.
Throwing a bottle, or any other heavy item like that, off the balcony could mean serious fines as that could kill someone. And I have never witnessed that, even in apartment buildings, although one time some tenants in a big apartment building were throwing fruit off their balcony at the people down in the pool area.
There’s a big difference between a large, professionally managed building such as this, with lawyers, and a smaller condo building with only a few stories and owner management.
This is why I don’t like small owner managed condo buildings. It only leads to trouble and, often, no way to solve disputes except to move out. There can be big disputes in large buildings too, but, again, as they have professional management, there’s another level of rules and enforcement that isn’t just coming from another owner who is in charge of such things in their spare time when they get home from work.
But we all know that balconies overhanging other areas of the building can be a source of contention. Heck, even just watering plants and having the water run down into the unit below can cause issues. Lol.
“Sure Karen…”
Yep. It’s my home. There are rules in a community. If you don’t want to follow them, don’t live there. It’s like those who choose to smoke in a smoke free building. Live elsewhere.
But this kind of response from JohnnyU just confirms that he hasn’t lived in a large city for decades and likely has never lived in a large building with 50 to 700 units which takes a lot of finesse and understanding to all get along. And even with clear cut rules, there will always be disputes and things going on. It’s the nature of close living.
“Yep. It’s my home. There are rules in a community. If you don’t want to follow them, don’t live there. It’s like those who choose to smoke in a smoke free building. Live elsewhere.”
I’d like to speak to the manager…
I’m sure you’re just a joy to live next to
“But this kind of response from JohnnyU just confirms that he hasn’t lived in a large city for decades and likely has never lived in a large building with 50 to 700 units which takes a lot of finesse and understanding to all get along. And even with clear cut rules, there will always be disputes and things going on. It’s the nature of close living.”
Drinking again?
How is whining to the manager “finesse & understanding”? Generally I’d talk directly to my neighbors that were doing something annoying and see if we could work it out Vs escalating. But then again I’m not a Karen
I dont think its a whole lot different than a SFH/TH on a city lot. There are always “rules”. Smoking on the balcony, who cares?
In AnonIDGAF’s example of bottles, there would be fisticuffs and haymakers flying
You are more than likely the most disliked individual in your ‘hood
“There’s a big difference between a large, professionally managed building such as this, with lawyers, and a smaller condo building with only a few stories and owner management.”
I’ve experienced this sort of obtuse response on Nextdoor, and because the responses are from people in the immediate community and the app keeps notifying me of the responses, I’ve learned not to wade into discussions about which I would otherwise have insights based on actual, long-time applicable experience to offer. Lawyer, who spends almost all of his waking hours helping developers get their 100-300 unit luxury apartment buildings built around the country, who spent years in a previous life managing thousands of condo/TH/SFH units, comments on the complaint/enforcement process and related challenges in the multi-family category, and it’s met with such a response from someone who’s worked in neither capacity. It’s not Karenism or mansplaining, it’s something else, something that’s perhaps always been a part of the human condition, but has only fully revealed itself in the age of blogs and social media.
“Generally I’d talk directly to my neighbors that were doing something annoying and see if we could work it out Vs escalating.”
Again, JohnnyU admits he last lived in Chicago 30 years ago which might as well have been a different world. And he clearly has never lived in a large community of ANY kind.
Again, many buildings forbid smoking on the balcony, or smoking at all. But I’m talking to someone who has, literally, NO understanding.
“Again, JohnnyU admits he last lived in Chicago 30 years ago which might as well have been a different world. And he clearly has never lived in a large community of ANY kind”
What does that have to do with you being a Karen and not having any interpersonal skills?
“Again, many buildings forbid smoking on the balcony, or smoking at all. But I’m talking to someone who has, literally, NO understanding.”
So not all? How many is many – 5%, 25%, 50%, 75%?
Or is this another made up Sabrina math example?
Living in a large condo association building with on-site professional management doesn’t necessarily improve caliber of building management nor quality of living experience, nor ensure enforcement of said rules, Declaration, By-Laws, etc. Certainly not here in our specific high-rise building. Property manager and management company selectively enforce “rules”, selectively tolerate absolute violations, allow employees to slack-off (documented time-card fraud, for instance). Our board likewise selectively enforces rules and docs, operate without transparency (Covid as latest excuse), and our directors themselves often most brazen violators. Living in a condo building requires a high tolerance of petty incivility and inconsiderate fellow occupants.
How come nobody talks about the east bank club anymore?
“How come nobody talks about the east bank club anymore?”
because all the cool kids went to Midtown.
“How come nobody talks about the east bank club anymore?”
It hasn’t been the big club to go to for over a decade, especially with Soul Cycle and other boutiques all over River North and big apartment and condo buildings with their own pools and amenities.
This is what Millennials and GenZ want now: https://www.lifetime.life/life-time-locations/il-river-north-one-chicago.html
“Our board likewise selectively enforces rules and docs, operate without transparency (Covid as latest excuse), and our directors themselves often most brazen violators.”
I’d move. Plenty of buildings in the city.
“ I’d move. Plenty of buildings in the city.”
Thought there wasn’t any inventory?
“Thought there wasn’t any inventory?”
6,000 listings citywide at the end of April.
Hi,
This closed yesterday for 685K