3-Bedroom Vintage Plus Modern Updates in Buena Park: 646 W. Bittersweet
This 3-bedroom at 646 W. Bittersweet in the Buena Park neighborhood of Uptown came on the market in February 2023.
The listing doesn’t say when the building was built but it has 3 units and on-site outdoor parking.
It does not have an elevator but there is a bike room and storage. It is a self-managed building.
This unit is a top floor unit and the listing describes it as “gracious vintage space.”
It has many of its vintage features including an entry foyer, crown molding, some medallions, a wood burning fireplace in the living room which is flanked by stained glass windows and a boxed ceiling in the dining room.
The unit also has vintage rooms common in these smaller buildings including a sunroom, with window seat, and an office.
There are hardwood floors throughout.
The eat-in kitchen has contemporary cabinets, stainless steel appliances including a wine fridge, an island with seating for two, granite counter tops, a white subway tile backsplash and space for a table and chairs.
Glass doors lead to a private deck.
The primary bedroom has a rare, for vintage buildings, en suite spa bath with rain shower.
The hall bath has also been “restored” and has a cast iron tub and honeycomb tile floors.
The unit has some of the features buyers look for including washer/dryer in the unit and on-site parking but there is no central air. There are 3 window units.
This building is only a block from the lake and is close to shops and restaurants in Lakeview and Buena Park.
Listed at $575,000, that is $30,000 above the 2020 sales price of $545,000.
Will this top floor vintage apartment get the premium with inventory so low?
Christopher Gaggero at @properties Christie’s has the listing. See the pictures and floor plan here.
Unit #3: 3 bedrooms, 2 baths, 2381 square feet
- Sold in August 1988 for $164,000
- Sold in December 1991 for $195,000
- Sold in April 2000 for $365,000
- Sold in March 2012 for $442,000
- Sold in October 2020 for $545,000
- Currently listed at $575,000
- Assessments of $485 a month (includes heat, gas, exterior maintenance, scavenger, bike room, storage)
- Taxes of $6368
- No central air. Window units.
- Washer/dryer in the unit
- On-site parking included
- Wood burning fireplace
- Bedroom #1: 17×12
- Bedroom #2: 15×12
- Bedroom #3: 15×12
- Living room: 22×14
- Dining room: 18×14
- Kitchen: 17×16
- Sunroom: 9×9
- Office: 16×8
- Foyer: 8×7
- Deck: 13×12
They’re trying to get their realator fees covered at the ask
The kitchen is horrible looking. Other than that it’s a nice place with a very good layout (powder room would be nice)
No AC in the front 1/3 has to be a killer in summertime. Wall units don’t appear to be the sophisticated chip type.
Would have guessed that the HIA would be much higher as old buildings are very costly to maintain, or so I’m told
“Horrible looking kitchen” @JohnnyU? Please post photos of yours.
This place has potential with a kitchen remodel and other minor renovations. Good amount of space and character.
Lots of space and very charming. As long as there’s a place to keep a stroller downstairs, the stairs shouldn’t be turning off too many potential buyers. I would have lived there.
TV and the big painting should switch places.
Are the pics in 43-45 meant to deter casual, unserious buyers from taking a look?
““Horrible looking kitchen” @JohnnyU? Please post photos of yours.”
The layout is rough, the upper cabinets are rather unappealing (and aren’t used consistently–see oven wall), the cooktop on the island without any ventilation, the floor looks pretty yellow next to teh lower cabinets (may be photo issue).
There’s a lot to dislike, if you dislike it. If you like it–diff strokes, all good. It’s not what I would do with it, and I dislike it enough to be turned off from the unit–even tho the rest of it (barring the window a/c) is quite nice.
“Are the pics in 43-45 meant to deter”
The short door on the deck is shown on the floorplan as opening–what’s in there?? It it had been for a deck gnome, he clearly moved out a while ago, given the condition of the deck.
“They’re trying to get their realator fees covered at the ask”
Wouldn’t you? This makes sense. No seller wants to lose money. Inventory is low and big vintage at this price point isn’t easy to find.
“Wall units don’t appear to be the sophisticated chip type.”
They aren’t wall units, that is why.
“Would have guessed that the HIA would be much higher as old buildings are very costly to maintain, or so I’m told”
Buyers should always inquire about past maintenance and reserves. What costs are coming up for the building? Have they done tuckpointing lately? What about the roof? They will save money by not having an elevator. Just have to deal with replacing the staircase carpeting every decade or so and painting hallways.
@Waxbean –
Yeah its really bad.
Gloss white uppers/Cherry lowers and yellow/beige tops? Has a bargain bin/left over vibe or the owner is color blind
Whomever installed them is a clown. The gaps on the uppers should never have been accepted. Should have scribed a filler piece (If they hung them and left them looking like that, they probably lack the skill to scribe a piece)
Why not put an outlet next to the AC Vs leaving it strung out like that
As for pics – Imagine Honey Oak & Formica
Wouldn’t you? This makes sense. No seller wants to lose money. Inventory is low and big vintage at this price point isn’t easy to find.
In that case should they raise the rate, especially since they’re not DT? Whadda ’bout MuH DeMOgrApHiCS? Should be getting a UUUUUUGE PReMiUm
“They aren’t wall units, that is why.”
Are there window units with sophisticated chips?
“As for pics”
Man, surrendering your identity like that. Good luck with the open house!
https://www.redfin.com/IN/Fort-Wayne/4454-Beckstein-Dr-46815/home/114909980
I am having a visceral reaction to this kitchen as well. Definitely designed by someone who doesn’t cook and possibly has no real good sense of color….counters, white cab chintzy cherry cab finishes and the floor kinda clash in a bad way. Irked by the placement of the cooktop with zero ventilation. Kinda gross or you are just never ever cooking a fatty duck. The two different color cabinets was all the rage in 2010-2012 so either two owners ago or the owner before this one did the work…..current owner has mad no improvements and either is “borrowing” prior seller’s deck pictures (given the same plastic kids chair), or the deck has further deteriorated. Apparently doesn’t get enough light to stave off the moss and no one believes in a little annual cleaning and maintenance. Otherwise I like it. Radiator heat is not for everyone. Otherwise a very good amount of space for the money and a pretty nice location. I would just never buy in a condo association this small.
btw, ask is basically on ’12 price + CPI, and about 10% below ’00 price + CPI.
“Man, surrendering your identity like that. Good luck with the open house!
https://www.redfin.com/IN/Fort-Wayne/4454-Beckstein-Dr-46815/home/114909980”
Busted
A beautiful and well-cared for unit at a decent price considering all the space, but a few strikes against it:
-Big ugly multi-unit monstrosity to its west. Looks like it has lots of cheap units and may not attract people with long-term commitment to the neighborhood. May also be noisy.
-The unit in question is in a three-unit building. You’d better hope the other owners are agreeable, decent people, because you’ll be working closely with them to take care of a 100-year old structure.
-Wrong side of Irving Park. By just a block or so, but still, it’s Uptown (well, Buena Park). I actually like the area, but it does make it harder to sell if you ever want to.
-Lots of stairs to climb. Could be a problem for older folks or if you have an infant. Still, people have done it forever. My parents lived in a 3rd-floor walk-up on Cornelia from the time I was born till I was two.
-No central air. Can that be rectified? I’m guessing it can be installed, but expensive.
I like it, even with the caveats. My biggest concern is that ugly building to its west. Wondering if it’s one that attracts a lot of noisy “frat” types.
Just did a google street view and noticed another big strike against this place. The monstrosity next door (700 W. Bittersweet) has a parking ramp to its garage immediately alongside the building we’re talking about. The 700 building is even bigger than I thought. Looks like it might have 50 units or more. Can you imagine hearing the cars going up and down that ramp all hours of day and night, with the associated honking? And forget about it on garbage truck days. Ugh.
Wish nothing but the worst for whoever approved tearing down what were probably a group of pleasant 1920s 3-flats to build that 1960’s monster.
Lovely vintage unit with timeless materials. Building looks well cared for. I hope the association has funds set aside for future copper work or repairs.
The kitchen does not photograph well, although I think it looks better in real life. The unit has great spaces and lovely vintage appeal. Baths are nice. The parking ramp next door may be an up or down ramp, but provides a lot of space between the buildings. The gnome door was for ice block delivery before refrigerators were powered by electricity.
“-Wrong side of Irving Park. By just a block or so, but still, it’s Uptown (well, Buena Park). I actually like the area, but it does make it harder to sell if you ever want to.”
Does it? Does it make it “harder to sell”?
Buena Park has been popular for 20 years. If you had said, you won’t get as much money for it as you could if it was a block south, then, sure, that’s the argument to have. I DO think buyers pay less per square feet in Buena Park because it isn’t Lakeview. But that’s also why people buy there, right? Your money goes further.
But “harder to sell”? I’m not seeing that.
“In that case should they raise the rate, especially since they’re not DT?”
They are asking for more than they paid not even 3 years ago. Will they get it? Don’t know. This is a different market. But there aren’t many 2300 square foot vintage units with parking on the market right now.
“Can you imagine hearing the cars going up and down that ramp all hours of day and night, with the associated honking? And forget about it on garbage truck days. Ugh.”
Why would they be honking?
Is it any different than living in a 3-flat on an alley with cars and garbage truck driving down those? I lived on one of those and I didn’t even notice the cars or the garbage trucks. The garbage trucks weren’t there every day and never at night.
I DID, however, notice the shady stuff that went on and when someone tried to break into my basement windows from said alley.
Lol.
“But “harder to sell”? I’m not seeing that.”
What are you seeing? Unless this listing sparks a bidding war, after closing costs, it’s going for less than they paid (which they paid in the first fall of Covid; I guess that outdoor space was pretty compelling). Given the low inventory, shouldn’t they be able to list high enough above what they paid such that, after costs, they’re dancing out of their sale closing with more than what they brought to their purchase closing? Easy to sell means gain; hard to sell means break even or loss, no? I know, I know, I’m not walking the streets of Chicago all day every day (though according to some that wouldn’t be advisable) and thus I don’t understand the unique financial rules applicable exclusively to the city, but…
The honking is usually when people do so to warn any pedestrians they’re driving across the sidewalk. I heard it all the time growing up in Lakeview. It’s a “safety” thing that some over-use.
And if delivery trucks use that alley, you’re guaranteed to hear that loud, annoying “BEEP BEEP BEEP” whenever they’re in reverse.
“What are you seeing? Unless this listing sparks a bidding war, after closing costs, it’s going for less than they paid”
That’s not what he is implying. He’s implying that because it’s in Buena Park it’s “harder to sell.” The only properties “harder to sell” in Buena Park are the big mansions that are $1 million+ because you CAN get a $1 million+ mansion in a lot of other neighborhoods as well. The reason many buy in Buena Park, instead of Lakeview, at least in condos, is because they were less per square foot. You literally got MORE for your money.
Isn’t that the reason anyone would chose a neighborhood outside of the GreenZone? Isn’t that why people lived in Logan Square versus Bucktown or Wicker Park? And why Avondale got popular? They were more affordable on a square footage basis (although, not so much anymore.)
This unit is 2381 square feet. That’s huge. What will you pay for that square footage in Lakeview? Is it $575,000?
I don’t think Buena Park properties are “harder to sell” than those in Lakeview.
“This unit is 2381 square feet. That’s huge. What will you pay for that square footage in Lakeview? Is it $575,000”
What’s the going rate for a 4 story walk up with a shortage of window AC units in LV?
“The gnome door was for ice block delivery before refrigerators were powered by electricity.”
Of course.
I was wondering why the current floorplan shows it as a funcitoning door (and with a very narow room inside it!). Just thought it was funny.
-The unit in question is in a three-unit building. You’d better hope the other owners are agreeable, decent people, because you’ll be working closely with them to take care of a 100-year old structure.”
I have dealt with this myself and it is a slow motion nightmare.
Does anyone have suggestions about how to get the skinny on the owners in a situation like this? Hire a private eye? Bribe the secretary for the HOA meeting minutes (if they even have meetings)?
“What’s the going rate for a 4 story walk up with a shortage of window AC units in LV?”
I don’t know. Hard to find a comp that big.
I was going to crib on this unit at 460 W. Barry. For some reason, we’ve never chattered about this building and I couldn’t find a picture of the building in my collection. I knew it would go under contract before I could get over there to take one and it has. On the market for 5 days.
It’s 1800 square feet so it’s smaller than this unit. Also has parking and w/d in the unit. Also vintage.
Listed at $590,000.
You’d think the buyer of this one in Lakeview would probably also be a buyer of the Buena Park unit if you like vintage flavor.
https://www.redfin.com/IL/Chicago/460-W-Barry-Ave-60657/unit-2W/home/12723431
“It’s 1800 square feet so it’s smaller than this unit. Also has parking and w/d in the unit. Also vintage.
Listed at $590,000.
You’d think the buyer of this one in Lakeview would probably also be a buyer of the Buena Park unit if you like vintage flavor.”
So smaller footprint but much nicer finishes near same ask
So with an N=1 – Looks like a wash
There will be a new development across the street coming soon.
https://blockclubchicago.org/2022/09/21/former-immaculata-high-school-and-american-islamic-campus-to-be-turned-into-apartments-senior-living-high-rise/
Good point about price of this big a unit here vs. in Lakeview. My guess is it would be at least $700,000 if it were a few blocks further south. But I still have worries about the surrounding buildings here (parking ramp, new development across street, etc.)
I was going to crib on this unit at 460 W. Barry.
I love this building and the one immediately to the west of it. This little pocket of East Lakeview (Barry to Diversey; Broadway to the lake) is so pretty.