6 Months Later, 3 Bedroom Mies With Lake Views Still Available in Lakeview: 340 W. Diversey
We last chattered about this 3-bedroom in the Mies Van Der Rohe high rise the Commonwealth Plaza at 340 W. Diversey Parkway in Lakeview in February 2012.
See our prior chatter here.
Many of you liked the unit but thought there was just too much furniture and/or the paint colors were too distracting.
But there wasn’t too much discussion of the actual price, which was recently reduced $20,000 to $694,900.
Built in 1957, the unit has North and East views which means you get city (but no downtown views) and the lake.
The listing says it has 100 feet of floor to ceiling windows facing the lake.
This unit was originally 2 units but has been combined.
That’s why there are 2 master suites and 4 bathrooms. It also has an office and an exercise room in 2500 square feet.
The kitchen also apparently has 2 refrigerators and 2 dishwashers.
The unit does have a washer/dryer in the unit and it does have central air. Parking is leased in the building.
This is a full service building with a doorman and a pool.
Will it take more than a $20,000 price cut to get this property sold in 2012?
Justin Paul at Baird & Warner has the listing. See the pictures here.
Unit #1920: 3 bedrooms, 4 baths, 2500 square feet
- It looks like it last sold before 1985? (or maybe some kind of change in ownership in 2002???)
- Was listed in February 2012 for $714,900
- Reduced
- Currently listed at $694,900
- Assessments of $1628 a month (includes heat, a/c, gas, cable, doorman, pool)
- Taxes of $8854
- Parking is rental for $150 to $205
- Central Air
- Washer/Dryer in the unit
- Bedroom #1: 20×17
- Bedroom #2: 18×11
- Bedroom #3: 17×11
- Office: 14×11
- Exercise Room: 13×11
Yes.
It will take more than $20k in paint just to tone this place back down.
I still think this unit has a lot going for it. Yes, the view of the hospital is a bummer, and the broker is just setting up prospective buyers for disappointment by hyping the “100 feet” of lake views. But it does offer partial lake views, and at night, I imagine the neighborhood lights look nice (save, of course, for the hospital and hospital lot/garage). All it really needs is a good paint job (prior to which I’d take down the track lighting). New appliances would help, but those can wait. Between the two, I still prefer the Mies on Lakeview at Fullerton (which is a bit nicer, smaller (more intimate/better staff per resident ratio/fewer pool users), better located, and within Lincoln elem), but that one’s still got the no in-unit w/d thing going against it.
This seller should be happy to get $600k, and some buyer should be happy to pay it.
I can’t get over the assessments (not just on this place but any). I can only justify buying a single family because when you are putting out your monthly payment you are paying down the mortgage.
Like the place and the views are cool. Facing north and east helps keep the unit cooler during the summer! Needs some un-decorating done but in general it will be quite livable. Downside to the concrete ceilings is that you must have that bad track lighting. I’d add one of the more modern versions that are more pleasing on the eye. Still think that they have a way to go on price. MAybe low 600’s but that is just an uninformed Lesko like opinion as I do not know the pricing in that immediate area.
Instead of “sweeping lake views,” the listing should say, “sweeping hospital and parking lot views.” If you’re going to make a statement like that in a listing, prove it in the photos. This listing fails.
I’m not paying nearly 700K to live in this old, dull 1950s building that looks like an office complex in Oak Brook, and not even have a lake view. I don’t care if Mies designed it. By then, he was probably designing buildings in 2 minutes on a notepad. A five-year old could have designed this building.
If there are “sweeping lake views” why isn’t there one damn photo of anything that involves a lake? I think the fact that the listing uses the 2nd and 3rd photos to show a “night shot” of the NORTH view is a really odd choice in real estate space. Move that photo last and get rid of the 2nd. Duh. And maybe it’s just me being a cynic, but the photo following where it’s the living room at night really emphasizes the lighting because there’s no natural light at that time, and the lamps specifically shine bright and really emphasize that the ceiling height is only so so at best.
I don’t mind the paint except for the maroon. and i actually like the idea of painting the ceiling a color in a unit with low ceilings like this. the rehabbed baths are nice too…. continuity issues going into the one that then has a black toilet?
What’s with the two ends of the sofa facing each other 1′ apart? Do they combine those for a bed? strange setup. really worth 2 pictures? I don’t know this “Justin Paul” guy but as an agent it seems he could learn a lot about editing down. After the 15th picture of some unidentified room in the house I’m left wondering how these all flow together and would much rather see a floor plan.
All that aside of the specific unit… the location isn’t what it used to be. clark/diversey is down the tubes and becoming mini-schuamburg. Wal-Mart moving in, bookstores have moved out. Not that it’s totally relevant to this unit, but it’s ideal for CTA either–CTA commuters would be better off being north of Belmont it would actually be faster by bus from there than from where this unit sits.
The area is flooded in the last two weeks with vagrants… panera cares, what a great idea!
Is something wrong with their web site in “full screen” photo view? I’m seeing the first 10 or so but can’t find a way to scroll past the first 10, so there’s no way to see the big photos… (for example, can’t get a big photo of the 2nd picture for the kitchen where you see the refrigerator)
@anonny aside of the dishwasher what’s wrong w/ the appliances? that looks like a jenn-air glass door double oven, you’re not going to get much better than that. (Or are you one of those people who can’t tell the difference between Frigidaire and Kitchenaid?) …and you could upgrade that to an induction but it’s not going to look any different and no buyer is going to notice the difference enough to make it worth paying for that upgrade.
I wish I could figure out the layout in this place. All of the random pictures and repeat pictures and random rooms such as the office and exercise room and four bathrooms make it feel to me like it is an odd combination of two units rather than a seamless one. There even looks like there may be a second small kitchen. I’m confused.
kosher kitchen and probably the second kitchen is for passover. cool spot with a lot of space but very specific style.
Why does everyone dislike my comment? Can you argue that the photos show lake views? It’s false advertising.
I didn’t dislike it dan, but I can see the lake over the hospital. It is unobstructed lake views…but then the listing doesn’t claim that…just that they are “sweeping” which probably can be called accurate as the lake can be viewed out both the north and east facing windows. I wouldn’t call them jawdropping views, but it definitely is not a brick wall either. At this height you probably don’t even notice the parking lot next door, although you do see the garage…
Just gave you a thumbs up but I suspect that you were too harsh on Mies for some people. To many people they were (and are still) iconic buildings for that period in time.
I agree some of his buildings are iconic, like the IBM building, the IIT campus and the 860-880 LSD buildings. But these two and 2400 Lakeview never seemed very inspiring to me. He was just repeating himself over and over by then.
I acknowledge that you can see the lake over the hospital. But a “sweeping lake view” it’s not.
I really like this listing. I dunno about 700k nice (4 baths? Honestly? I get it’s combined, but still.), but it’s a nice property.
I like the commercial/industrial flush toilets, they could handle anything that Joe Zekas or gringoze could put out with one flush! I guess all the units have them?
I just saw an episode of “Selling New York” where another dilettante owner with idiosyncratic clutter was forced to reduce it as a form of staging. All the “stuff” distracts from seeing the real estate, and what this unit could be to a more up-to-date & younger buyer etc.
that zekas comment was the funniest thing i have seen on this internet thingy in a long time.he’s probably *cooking up* a lawsuit though.
“All that aside of the specific unit… the location isn’t what it used to be. clark/diversey is down the tubes and becoming mini-schuamburg. Wal-Mart moving in, bookstores have moved out. Not that it’s totally relevant to this unit, but it’s ideal for CTA either–CTA commuters would be better off being north of Belmont it would actually be faster by bus from there than from where this unit sits.”
What does Clark/Diversey have to do with this property? It’s roughly the same proximity to Clark/Diversey as are many addresses in north ELP/south ELV. And what’s the difference between a (mini) Wal-Mart and having a TJ Max/Borders/World Market/BB&Beyond? More selection? And, are you familiar at all with the 134 or 156?
“The area is flooded in the last two weeks with vagrants… panera cares, what a great idea!”
Yeah, it’s Panera’s fault. In the splendid areas north of Belmont, what’s the source of the year-round presence (not just the last two weeks), since it’s not Panera?
“I like the commercial/industrial flush toilets, they could handle anything that Joe Zekas or gringoze could put out with one flush! ”
Not a chance… I keep it PG13 and rather calm here on CC. I assure you that what comes out in the real world can not be taken down in one flush!!
I normally hate the units in these buildings– and I do feel like I’m going to hit my head on the ceiling, just looking at the pictures. . . .
But I have to admit I like this unit.
Is it half a floor of the building? Seems like it. Space always sells. . .
““The area is flooded in the last two weeks with vagrants… panera cares, what a great idea!”
Yeah, it’s Panera’s fault. In the splendid areas north of Belmont, what’s the source of the year-round presence (not just the last two weeks), since it’s not Panera?”
Anonny: This area isn’t north of Belmont so I don’t know why you’re bringing up north of Belmont. The person is referencing Clark/Diversey because it’s right down the street (what- a 5 minute walk?). If you live in this building, you’re hanging out at Clark and Diversey.
You might not be aware of what is happening at that Panera- but it’s one of the few that the company has decided will give free food to anyone who comes in and asks for it. I’m not sure exactly how it works but from the comment it would seem the deal has attracted quite a few people down on their luck.
Sabrina:
* The person suggested that catching a bus north of Belmont is better than near the subject property. That suggestion assumes that (i) the 5 extra minutes or so that the 134 takes makes living in the north eastern pocket of LP materially inferior (CTA wise) to living in the eastern pocket of Lake View just north of Belmont and/or (ii) everyone is equally well served by the express routes (in terms of Loop destinations).
* May I humbly submit that, if one lives in the subject property, one is not hanging out at Clark and Diversey. To run into Walgreens or Starbucks or whatever? Sure. But that’s about it. As noted, this building is situated at roughly the same distance from Clark and Diversey as are, say, certain residences on Wrightwood, Deming, etc. In other words, there are numerous $400-$800k condos, million dollar rowhomes, and multi-million dollar SFHs all located an equal distance from Clark and Diversey. Do folks who live on or near the park along North between Astor and Dearborn hang out at the semi-seedy intersections of North and LaSalle or Wells? Do folks who live on LPW hang out near Clark and Armitage (on the benches outside the zoo offices that are consistently host to a rather motley crew)? How about the residents of the new luxury building on Lakeview Ave (assuming there will ever be such residents)…will they be hanging out due west at the bars on Clark, or up at the McD’s across from Best Buy?
* I have a pretty good sense of how Panera’s admirable program works. Anyone saying that the program has caused the area immediately surrounding that store location (i.e., within 500 ft in any direction on Diversey, Clark or Broadway) to attract a materially larger population of vagrants wasn’t paying much attention to the area prior to the commencement of the program.
this place is such a cluster. they even hung some art on the window mullion in the dining room. haven’t seen that before.
“* May I humbly submit that, if one lives in the subject property, one is not hanging out at Clark and Diversey. To run into Walgreens or Starbucks or whatever? Sure.”
what about to trader joes, or half shell? they are close and not everybody breaks out in hives when they walk west.
“what about to trader joes, or half shell? they are close and not everybody breaks out in hives when they walk west.”
What does “hanging out” imply? What–at Clark/Diversey–has been worthy of “hang out” time over the past 2 decades? And how has that meaningfully changed?
“but I can see the lake over the hospital. It is unobstructed lake views”
I missed it too at first in that picture. This is a good example of poor photography skills. If this is a professional photographer they need to learn how to use light metering and other barely fancy features of their camera that “AUTO” mode may not be providing. It would be the difference in this case between seeing the lake or a bright white spot that is the sky and the lake as a big white blur. Granted a VRT photographer’s job isn’t landscape photography, but… it’s not much beyond level 201.
What does “hanging out” imply? What–at Clark/Diversey–has been worthy of “hang out” time over the past 2 decades? And how has that meaningfully changed?”
Firkin and Pheasant? or are you alluding to the transgender streetwalkers that used to hang outside golden nugget?
“Firkin and Pheasant? or are you alluding to the transgender streetwalkers that used to hang outside golden nugget?”
That’s pretty much the gist–it hasn’t changed much, and it’s not an intersection that has catered to the sorts likely to buy this at any point.
I live right around there and the hospital has been planning/attempting to build a 20-ish story office building where the surface parking lot currently sits. This particular building and a few others around the site spent a lot of money trying to prevent this from happening but ultimately lost their case. The latest I’ve heard is that they want to break ground in the next year or so (but I’ve heard that plan each year for the past several).
So that northern view might be a lot less attractive in the intermediate future (not to mention the construction noise for a year).
Which brings up another point…how much does the anticipated or potential of blocking of views affect pricing/offers?
ah, I gotcha. I guess Half Shell might not be enough, though I’d walk there once a week minimum if lived in this place.
~anon2above–that’s kind of the issue though… the intersection has gone downhill in terms of its offerings that a middle/upper class family might enjoy regularly. At least borders had something for everyone.