Tri-Taylor 3-Bedroom Testing the Spring Market: 907 S. Miller
We last chattered about this 3-bedroom condo at 907 S. Miller in the Tri-Taylor neighborhood in January 2009 when it was only a listing on Craigslist.
It has been off and on the market for the last 2 years.
It has now been re-listed on the MLS for $20,000 lower than the January price.
Will it finally sell at this price?
Alex Till at Baird & Warner still has the listing. See more pictures and the listing here.
Unit #1: 3 bedrooms, 2.5 baths, 1850 square feet, duplex
- Sold in March 2004 for $380,000
- Originally listed in May 2007 for $450,000
- Withdrawn
- Re-listed in April 2008 for $429,900
- Cancelled in December 2008 at $419,900
- Was listed on Craigslist in January 2009 for $419,900 (parking included)
- Reduced
- Re-listed in April 2009 for $399,900 (parking included)
- Assessments of $120 a month
- Taxes of $4592
- Fireplace
- Bedroom #1: 13×11
- Bedroom #2: 11×9
- Bedroom #3: 11×9
Is that expensive for the area? Eventhough its a 1 BD + 2 den, the price doesn’t seem that bad considering it’s proximity to downtown.
I wouldn’t touch this with a 10-foot pole if this is that crappy cinderblock construction of the past few years. The leaking from the roof and through windows is no picnic.
shortwithhighceilings, tell us more. I’ve seen this leaking problem you refer to but was wondering what the exact mechanism was.
Agreed shortwitheighceilings tell us more as I recently inquired about a property that was pulled off the market due to a leak issue on the front of the building…..apparently it is effecting all units and would like to possibly persue the property. (depending on the extent of work required…is it tuckpointing?)
“I’ve seen this leaking problem you refer to but was wondering what the exact mechanism was”
My 2d hand understanding is that the block is inadequately sealed (and/or the associations almost never re-seal them, as is necessary) and water penetrates, runs down the inside, hits the windows and–windows shaped as they are–moves to the inside of the building.
Also, window trim gutter + waterproofing is insufficient to divert the water from the seam, and water backs-up and penetrates that way–I have an occasional issue with this on a vinyl-sided enclosed porch.
The price seems fair to me, but I wouldn’t buy a condo in such a small building. If one persons tops paying assessments or is just obnoxious, what recourse would the other owners have? They wouldn’t have a large association to back them up. It seems like these small buildings are just recipes for disaster (unless one person buys the entire building and then rents out the units).
“My 2d hand understanding is that ….”
Since we are renters in the unit with these problems, I am not as familiar with the cause as I might be were I an owner of this mess. From what I understand, based on the repairs and the comments of the contractor as well as a wise architect who has seen these issues crop up in several similarly built buildings on our block, anon’s explanation sounds about right. In addition, our roof does not drain properly, and we have had rotting doorways as a result. One contractor sighed when he surveyed the range of damage and said that the building would be better off rebuilt. Another “chatter” reported on this type of phenomenon as well. Wish I could find it.
Finally, I have heard that this sort of construction has since been outlawed in Chicago. Does anyone know?
Sealing is very important in this type of construction.
Its not cheap and expect to do it every 3- 5 years.
That being said, this place could use some staging. The photos are way to cluttered.
Jenny, that’s always been my fear as well with smaller associations. I have a friend who lives in 3 flat and the middle unit stopped paying their fees; she’s been in and out of court for years.
“roof does not drain properly”
As in, the water sits in lowspots the roof, or the gutters back-up?
Gutter back-up–whether due to debris-clogged downspots, ice dams or just inadequately sized gutters/downspouts–can force water to the inside of the wall, too, as well as putting a lot more water on the porous block walls. I’ve had the ice dam problem, and it really sucks getting on the roof during a winter rain storm to chip ice out of the downspout.
Uh oh, I think I have reached the edge of my expertise on our rental unit! Suffice it to say that the leaks we had in our ceiling near the doorway (2nd floor from the top) and some of our leaking window sills have been attributed to the roof. Again, anon, I think your explanation sounds right. If I actually owned this place, I’d invite y’all over for a building autopsy. 🙂
The issue with the leaks is that moisture gets into brick but when it gets to the area above windows there is supposed to be a steel I-beam (window lintel) with some other membranes that pushes the moisture out of the building versus letting it into the building or continue running down the wall.
Many condos (seems most in the city) the developer didn’t do a proper job of installing the window lintels, the steel is supposed to be treated/painted (if not it rust) or they don’t put up the proper flashings/membranes around the window, yes these are simple ways to prevent the issue in the first place but many buildings have this issue.
I live in a 20-year old building and we are right now having the window lintels all redone, it is an expensive process but worth it to not have leaks above your windows.
The window lintel issue is separate from the cinder block construction which the buildings with the certain type of block are just terrible at keeping water out and need to be waterproofed all the time, I would avoid buildings withe that type of construction for sure (many of them have brick fronts but blocks on the side/rear.
“The window lintel issue is separate from the cinder block construction which the buildings with the certain type of block are just terrible at keeping water out ”
Sure, but put them together (as is all too common) and what do you get? Mold-O-Rama!
where there is water there is mold.
Speaking of roofs, I have been baffled by the preponderance of flat roofs in this city. Why would you build flat roofs in a city where you get so much snow? Yeah, I know why they do it and I know they are supposed to be pitched but guess what? They aren’t pitched enough and you still have to drain the water from the roof and you get that damn damming. Just a bad idea. I think every building in this city has roof leaking problems.
“you get that damn damming”
Worst ice dam problem I know of, was a friend with a pitched roof and ice dams causing lifted singles. Only way to completely avoid it is no gutters, but that invites other problems.
“I think every building in this city has roof leaking problems.”
Not mine, so far. But I need a new roof before it’s a problem.
Considering it damn near impossible to build a building that doesn’t leak, the issue is how do you minimize and control the water.
A lot of these issues revolve around not being able to get the water out – poor flashing details, weeps being plugged/not installed, etc.
Shocking that the city building inspectors didn’t catch these problems.
In mountain towns they have super pitched slick metal roofs with no gutters on them. You think that is practical here in Chicago?
“Shocking that the city building inspectors didn’t catch these problems.”
Have you met Mr. Franklin? Johnny, let me introduce you to Ben. Benjamin Franklin, of the $100 Franklins.
Most window and roof problems are caused by poorly done, inadequate, or just plain missing flashings. Fairly inexpensive to install initially, but very costly after the building is built.
I am constantly amazed at the number of people who post and have no clue what they are talking about.
It IS possible to build a masonry wall and flat roof that do NOT leak. It’s done all the time. It takes a commitment on the part of the builder and subcontractors but the technology is readily available to install a roof covering that lasts 20 years with minimal maintenance.
The proper installation of masonry wall flashings is the only way to ensure that water stays outside of the walls and doesn’t migrate to the interior. Spraying a water repellent is like putting on a band-aid. It might work for a little while but it is not a true solution….and, it’s expensive. Up to $5k for a typical 3 or 4 story single wide building.
The real shame of it is the city’s failure to enforce a strict building code. The city is and has been desperate for revenue. The powers that be don’t want anything to stand in the way of the development that brings in property tax money.
By the way……that is not Tri-Taylor! It is Little Italy. Did the Re-Litter say it was Tri-Taylor? If so, he/she is doing a dis-service to the seller/client.
Dan, what do you mean by Re-Litter?
One reason this place may not be selling: drunken college kids. UIC is two blocks away. This, and the neighboring blocks are full of crapy apartment buildings overloaded with co-eds.
I lived in this area when I went to UIC a few years back. Parties till 4am, throwing beers bottles in the street, pissing/pucking on neighbors’ houses. All this and more for under $400K. Just so you all know, I never engaged in such actions, just my friends.
West of Racine is much more peaceful. East of Racine might as well be like living in Urbana.
I’m the listing agent (boo, hiss etc.). No water inflitration issues in this unit and none in the building to the sellers’ knowledge. Splitface is not as good as brick but if built correctly there should be no issues.
Yes, there are many UIC students here and also many families that have lived in the area for years, as well as many new couples and young families that enjoy the area’s proximity to Taylor Street, West Loop, UIC etc. Housing here is priced a little lower than most West Loop/South Loop options and has variety compared with the ubiquitous loft-condo.
No problem here with owners not paying assessments (especially as low as they are), and the bedrooms are just fine for kids, an office or a guest room.
I agree with art. There is a good mix of people living here, not strictly unruly college kids. I looked at a number of places (rowhouses and townhouses) and found the hood quite diverse at an affordable price.
Now if you cross over the 290, the lofts are in abundance along with prices that start at $400k for small 2/2s or 1/1 + mostly unusable den. I was very interested in a row of 6 townhouses on the 900 block of Van Buren that were built, then seemingly abandoned….no signage, no listings to be found, boarded up doors and just really dirty looking exteriors. After a banner finally went back up, I found prices starting at $750k! It seems if you are in the market for something in this area, that is the jumping off point for anything ‘nice’. I thought there were going to be breakthroughs in pricing, but now it seems no one (new construction) is reducing at all.
I lived in this ‘hood a few years ago. Easily the worst thing about it was the immature college kids who at night often partied like it was 1999. Has the recession humbled the hubris of UIC students? (I’d guess they’re partying harder than ever.)
Why would this be any different than the DePaul students and their partying ways?
I had a friend who lived in LP for 5 years and then had to move because she couldn’t take the drunkeness of the students coming out of the bars at all hours.
This place is already a money-loser at the current ask compared to the 2004 purchase.
Does anyone believe that it will go no lower in this location?
At least some fine hospitals are nearby to handle the results of any knife-catching attempt.
“art on April 26th, 2009 at 8:37 am
I’m the listing agent (boo, hiss etc.)…..)
Art,
Question: back around 2003, I saw the apartment building next door to the north. A friends parents were looking to buy an apartment building as an investment for their kid and us to rent back as our fraternity house.
I remember (and the exact details are fuzzy) that there was a garage/coach house and side driveway where the condo building is now. One of the problems with buying the apartment building was that the plumbing system for the apartment building ran right down the part of the lot that has now become the condo building. My friends parents had intended to imediately sell the portion of the lot that was the driveway. Obviously this is what someone else did since the condo building now exists. However, my friends parents didn’t pursue that investment because of issues they expected dividing the lot due to the plumbing system.
Are there issues in title or ownership agreement due to the location of the adjacent buildings plumbing system, land-lease or similar. This may have been all resolved by the initial developer.
Just curious.
Go UIC Flames.
“harryo on April 26th, 2009 at 7:55 pm
I lived in this ‘hood a few years ago. Easily the worst thing about it was the immature college kids who at night often partied like it was 1999. Has the recession humbled the hubris of UIC students? (I’d guess they’re partying harder than ever.)”
I would like to vouch for harryo, I remember throwing a 1999 party, and an 80’s party, and a 70’s party.
I would not place all the blame on the students. this area is filled with crummy, run down apartments. Since there is a mass demand of college kids willing to live in squalore, there are numerous landlords who don’t take care of their apartment buildings.
My favorite absentee landlord tactic was the ‘tenants responcible for snow removal’; lets just say in a building with multiple units, no one seems to take that responcibility on.
“Tom on April 27th, 2009 at 2:44 pm
Are there issues in title or ownership agreement due to the location of the adjacent buildings plumbing system, land-lease or similar. This may have been all resolved by the initial developer.”
Thanks for the heads up. The sellers know nothing about that so I’m assuming/hoping the original developer took care of that. I will ask the attorney to look into potential title issues though.
closed today for $378,500. yes, the sellers lost money but were able to move on to a new home in a new area, feeling relatively unscathed.
Beers on you tonight? 🙂
haha. i wish, those closings don’t happen as often as they used to…