Looking For A Top Floor 3-Bedroom With Parking? 2849 N. Burling In Lakeview
The 3-bedroom condo unit has become quite the commodity as buyers look for larger units they can grow into.
This 3-bedroom unit at 2849 N. Burling in Lakeview has the features buyers look for.
It last sold in 2006 and looks to be an addition on top of an existing vintage 2-flat. I say this because it seems to have extra tall ceilings you would only find in newer construction.
The unit also has a “chef’s kitchen” with stainless steel appliances, granite counter tops and marble baths.
It has the amenities buyers seek out such as central air, washer/dryer in the unit and outdoor deeded parking.
Originally listed in August 2012, it has been reduced $21,000.
It is now listed $44,000 under the 2006 price at $499,000.
Will this 3-bedroom command nearly $500,000?
Millie Rosenbloom at Baird & Warner has the listing. See the pictures here.
Unit #3: 3 bedrooms, 2 baths, 1555 square feet
- Sold in May 2006 for $543,000
- Originally listed in August 2012 for $520,000
- Reduced
- Currently listed at $499,000
- Assessments of $275 a month
- Taxes of $7960
- Central Air
- Washer/Dryer in the unit
- Outdoor parking included
- Bedroom #1: 14×12
- Bedroom #2: 11×10
- Bedroom #3: 9×11
For half-a-million, they could at least revarnish that banged-up front door. 3rd floor looks original to building, but roof was probably reframed and/or shallow attic crawlspace removed during the renovation.
For half-a-million, buyer should be able to finder a nicer unit thats not a three-story walk-up along side an alley with a worn front door and a concrete stoop.
Even if there’s a closet in that room with the French doors, this feels a lot more like a 2 Bed + Den to me, versus a true 3 BR that someone would pay 500k for.
It’s a two bed, not a three bed. The “third bedroom” is accessed via French doors directly off the living room, which makes it a family/den/tv room. Which is great (ideal, to me), but I imagine it would be a disappointment for most prospective buyers of three beds.
Market it for what it is: a cool 2 bed with high ceilings, w/d, central air and a parking space. Take that silly tv down from above the fireplace and put it in the French-doored room. 30-year old DINKS buy places that are no better than this in the mid to upper $400’s in WP/BT, and there’s no reason they won’t do so here. Marketing it to folks who either already have or intend to soon have children (a big chunk of the group looking at 3 beds) is counterproductive.
This looks a lot more like a $300 K unit than a $500 K unit. Is there any outdoor space? Hard to tell from the photos. It’s not right to call it a 3 BR if that room with french doors is considered a bedroom. It may be OK as a study, I suppose. And I’ve never been a fan of LR/DR/Kitchen combos, but that may put me in the minority.
When I was shopping last year, I saw multiple properties advertised with more than the actual bedrooms (like this place). It really pissed me off. Every time, I made the point of calling “BS” to the listing agent and giving them a piece of my mind for wasting my time. Every time, the listing agent pled ignorance as to what a legal bedroom was, and brushed of my concerns. That pissed me off even more.
I wouldn’t even consider this place if it was priced at $400k let alone $500k… actually I wouldn’t consider this unit at all. It does absolutely nothing for me. (Sorry if you’re reading this owner)
Looks like a nice enough place to me with a decent amount of space. I’m not sure what people expect for a third bedroom. This is city living, not some McMansion in Naperville. Yeah, it would be nice to have two 15 x 15 bedrooms and a 20×15 master, but that isn’t realistic in the city for a condo unless you are looking in the upper bracket or duplex downs For most folks, they want a usable decent sized 2nd bedroom for the occassion overnight visitor or kid and a smaller bedroom that can be used as an office or den area.
No closet=not a bedroom
No window=not a bedroom
No door=not a bedroom
“No closet=not a bedroom
No window=not a bedroom
No door=not a bedroom”
What about full-height walls (aka “walls”)?
I see a window, doors and a closet in the third bedroom.
meh…Seriously this listing is useless, the broker needs to to a much better job at marketing this place. The pictures are terrrible and there’s no indication of outdoor space?
The finishes are subpar for the price. That shower door is actually pathetic.
It’s definitely a two bedroom plus den, but legally it looks like they can call it a 3 bed, looks like a closet there. .
I have seen some older homes where the closet for a bedroom is actually outside the bedroom.
http://www.bobvila.com/articles/406-what-makes-a-room-a-bedroom/pages/1
“No closet=not a bedroom
No window=not a bedroom
No door=not a bedroom”
What about full-height walls (aka “walls”)?
Generic and small. These finishes will be dated in a few years, however nice they are. And this is smaller than our 2/2+den. 3 bedrooms in 1500 Sq. Ft. is ridic.
This is listed for half a million bucks, which where I come from is a helluva lotta money. Even if it sells for 15% off this, for 425k, just imagine whats going to happen to its valuation when interest rates and property taxes rise.
“This is listed for half a million bucks, which where I come from is a helluva lotta money. Even if it sells for 15% off this, for 425k, just imagine whats going to happen to its valuation when interest rates and property taxes rise.”
I agree with this comment big time. We are in for some trouble if you need to be looking in the “upper bracket” for a 3 bedroom in the city. Where does that start? 900k? Rising property taxes are inevitable in the next 10 years which will only depress long term valuations.
Saw this place at an open house a couple of months ago. Third floor is definitely original and I would guess that Architect is right about the removal of an attic. The resulting ceiling height is odd. It throws the proportions off. The layout is not ideal (I’m with Dan #2 on the living/dining/kitchen combo), but I think I’d probably use the 3rd “bedroom”. as either a dining room or family room. The exterior seemed to be in decent shape, and is actually architecturally interesting. The street is lovely; it’s only a couple blocks long and it’s one-way, so not a lot of pass-throughs.
However, there were about 20 dead house centipedes in the bathtub of the master bath. Gross.
Full-height walls in a bedroom in a loft condo would work against its being a “true” bedroom” if there is no window. Lofts have 3/4-height walls in order to let natural light in from the main window in the living room. Of course, after the purchase is done some loft owners make full walls anyway, but you didn’t read it here.