A 1-Bedroom West Lakeview Loft With 15 Foot Ceilings for $310,000: 3323 N. Paulina
This 1-bedroom loft in the Gallery Lofts at 3323 N. Paulina in West Lakeview came on the market in August 2021.
The Gallery Lofts were built in 1925 and has 31 units. It was apparently a furniture store which was converted to lofts in 1989.
The building has a Paulina address but also fronts Lincoln Avenue.
It has rental parking in an adjacent lot, bike storage and common laundry.
This loft faces east, over Lincoln Avenue, and has 15 foot ceilings with unique crown molding.
The bedroom is fully enclosed, but doesn’t have windows, and has a second bedroom, or lofted office, accessed by a staircase, on top of it.
It has hardwood floors.
The listing says the kitchen has been “updated.” It has white cabinets, granite counter tops and stainless steel appliances.
There are two walk-in-closets.
This unit has central air, which is included in the assessment, but no in-unit laundry or parking. Parking is rental in the adjacent lot.
This loft is in the middle of shops and restaurants of West Lakeview and just 3 blocks from the Paulina Brown Line El stop. The massive Lakeview Whole Foods and Target are nearby.
Is this a good starter condo?
Emily Phair and Kevin Hinton at Keller Williams OneChicago have the listing. See the pictures here.
Unit #2B: 1 bedroom, 1 bath, no square footage listed, loft
- Sold in May 1989 for $100,000
- Sold in May 1994 for $97,500
- Sold in August 1996 for $127,500
- Sold in February 2001 for $165,000
- Sold in April 2003 for $178,000
- Sold in June 2007 for $250,000
- Sold in August 2011 for $232,000
- Sold in January 2019 for $290,000
- Currently listed at $310,000
- Assessments of $350 a month (includes heat, a/c, exterior maintenance, scavengers, snow removal)
- Taxes of $4428
- Central Air
- No washer/dryer in the unit. Laundry in the building
- No parking but rental lot adjacent to the building
- Bedroom #1: 12×12
- Loft: 12×12
- Dining room: 12×12
- Kitchen: 10×8
- Living room: 20×15
This looks like it would make a better dance studio than an apartment. I could see Bob Fosse working there.
“It’s SHOWTIME!”
Looks a lot better in the prior listings with furniture in the space.
Looks like there used to be cabinets up really high in the kitchen, but they were taken out–why? Hard to access of course, but why remove them?
Why even bother retaking photos of a place listed just a few years ago that has not been updated significantly. I assume there may be copyright considerations, but still, wouldn’t it be easier and cheaper to pay original photographer a fee to reuse the photos from a few years ago, than to retake photos? Particularly in an instance like this where the unit is no longer furnished?
I mean, “It’s show time, folks!”
“wouldn’t it be easier and cheaper to pay original photographer a fee to reuse the photos from a few years ago, than to retake photos?”
This is a big selling no-no. Because buyers will go to the property, see that it’s completely different than the listing photos, and feel like they’ve been “bait and switched.”
They think: Why aren’t they showing the property as it is today? What are they hiding by using “old” photos?
This seller could have staged this property, but that costs a few thousand dollars.
This is a red hot market. Maybe they don’t need to stage it?
We will see.
“I mean, “It’s show time, folks!””
There was a dance studio just down the street Dan #2. Ha ha.
“This is a big selling no-no. Because buyers will go to the property, see that it’s completely different than the listing photos, and feel like they’ve been “bait and switched.”
They think: Why aren’t they showing the property as it is today? What are they hiding by using “old” photos?”
But blatantly lying about SF is ok.
Most would figure that they’ve moved, kinda why it might be for sale
“There was a dance studio just down the street”
Are you sure you live in Chicago?
https://lakeviewarthurmurray.com/
“ Because buyers will go to the property, see that it’s completely different than the listing photos, and feel like they’ve been “bait and switched.”
In this instance, couldn’t you just say “seller has moved out”.
It’s not like furnishings come with most places. Not sure why this would be any more egregious than the virtually staged photos we see all over the place.
” blatantly lying about SF is ok.”
Because most people have no idea what a 12×15 room looks like compared to 16×16. But it’s 40% different. And *everyone* (nearly) can see that they painted.
“This looks like it would make a better dance studio than an apartment”
When I first moved to Chicago, the then head of the practice group I was joining lived in a highrise in ELP (2500 N. Lakeview I believe). She and her husband were really into ballroom dancing, so when the unit next to theirs came on the market, they bought it and turned it into an open dance space (and believe it or not, that wasn’t even the most unique or interesting thing about them).
“Because most people have no idea what a 12×15 room looks like compared to 16×16. But it’s 40% different. And *everyone* (nearly) can see that they painted.”
I’m sure most people are also impressed with “super efficient” Motel 6 wall units as well.
“Motel 6 wall units”
C’mon, you’ve gotta be an HVAC expert to be able to tell if they have the new chips. Even harder than figuring out if your sectional will fit in the room.
“Are you sure you live in Chicago?
https://lakeviewarthurmurray.com/”
I didn’t look to see if it was still in business anon(tfo). I’m surprised it made it through the pandemic. It has to be closed for most of last year.
To be honest, half of Lincoln Avenue has been decimated from the pandemic so it isn’t the first thing you notice when you’re in the area. The key is not to lose Dinkel’s. If that goes, it will be a really sad day for the street. But they are hiring so that’s a good sign.
“Most would figure that they’ve moved, kinda why it might be for sale”
Where to begin?
Buyers go to see a property based on the pictures in the listing. They start dreaming of the property from those pictures. That’s why they are SO important. Even more than the price. Seeing it with different furniture, paint, finishes or whatever has changed when you finally DO get in to see it in person is really soul crushing.
It messes up the dream.
Because those buyers were already dreaming of what it would be like to live there. But now that dream has been shattered.
Home buying is emotional. As a seller, you want to give them the dream.
Using old photographs is a really, really bad idea.
“….(and believe it or not, that wasn’t even the most unique or interesting thing about them).”
To say the least. I first heard about the competitive ballroom dancing circuit from those two 35+ yrs ago & in my narrow minded world view he seemed the least likely person I could imagine might participate. Imo she is the nicest person to ever rise to the top of legaldom and is about as brilliant as her husband was. He was the most intelligent person I’ve ever met. He’d almost completed a PhD @ UofC before switching to law school where they met (and began their mind reading magic act side hustle). May he rip (and may his books sell forever)
Sabrina, got to agree with the criticism of you comment regarding the use of photos with furniture that isn’t there now… It is absolutely no different than using virtually staged photos which is incredibly common…
“The key is not to lose Dinkel’s.”
They’ve marketing the building for months:
https://blockclubchicago.org/2021/02/11/dinkels-bakery-for-sale-popular-german-bakery-lists-property-but-it-isnt-closing-broker-says/
Are you sure you live in Chicago?
“Are you sure you live in Chicago?”
That was months ago anon(tfo). Do YOU live in Chicago?
“It is absolutely no different than using virtually staged photos which is incredibly common…”
Yeah- it is, actually.
The paint color may be changed. There could be new drapes. The old photos will have artwork, pictures and other things on the wall that now won’t be there.
And yeah- having the “staged” furniture in the photos doesn’t work either. That’s why few use it. It destroys the “dream” too. And everyone looking at it online knows it’s fake.
But if you bait-and-switch them with old photos, they will NOT be happy when they walk into the property to take a look.
Is that the first impression you want to make on a buyer? That you’ve lied to them?
No, it’s not.
It’s a big no-no to use the “old” listing pictures for the interiors.
“That was months ago”
Oh, they’ve let it be known they’re not selling? Cite, please.
Unlike most here, I actually have kids starting school on Monday (unless CTU strikes again).
“The paint color may be changed. There could be new drapes. The old photos will have artwork, pictures and other things on the wall that now won’t be there.”
And the furniture will be?
“And yeah- having the “staged” furniture in the photos doesn’t work either. That’s why few use it. It destroys the “dream” too. And everyone looking at it online knows it’s fake.”
What? I always thought the dream was having your own place decorated they way you wanted? Unless you are a drone and have the exact same furniture its going to look different. Either the existing or staging just gives a feel for what the home “could” be. Hell a well staged unit will look better than 97.4% of the schlock normies decorate their houses with.
They dont do it because its an added cost that they dont think they’ll get a return on. Most vastly overestimate their taste (Although being a trend whore will atleast put you in company with your fellow chuds)
“And the furniture will be?”
Huh?
The furniture won’t be there either when they walk through that door. And yes, it will be a disappointment if the buyer was expecting it.
And yes, furniture, paint color, drapes etc all help to “sell” the dream.
Staged homes sell for higher prices and faster than non-staged homes.
Again, people want the “dream.”
A seller who is maximizing their profit gives it to them.
There are two women realtors on HGTV who have an entire show dedicated to doing some renovations and staging and selling the homes for more money. They are geniuses in knowing what buyers look for and giving it to them.
Buyers want “new” and they want trendy. If you give it to them, you will win.
“Unless you are a drone and have the exact same furniture its going to look diffent.”
Any realtor will tell you: the vast majority of people have NO vision and cannot see beyond what is already in the room.
That’s why those who use Renovation Sells, for instance, end up selling for a higher price point.
They paint those cherry cabinets white and change out the hardware and the backsplash. These are little things that bring big bucks.
Some of the listings today have the older wood kitchen cabinets and they include a picture of the cabinets painted. It’s a big FAIL. The seller should spend the money to paint the cabinets because no buyer is going to want to do it.
It’s just laziness on behalf of the sellers.
In a hot market like this, maybe they don’t need to stage. But staging brings higher price points. It’s amazing how well it works.
Why do you think home builders and condo developers have a model home?
“Oh, they’ve let it be known they’re not selling? Cite, please.”
No. But they’re hiring right now, anon(tfo) so I don’t fear them going out of business. If they leave the street, it would be a big loss as it’s been there for 75 years so it would be losing the soul of the neighborhood. But now that the economy has reopened, and business has returned, who knows what will happen.
“The furniture won’t be there either when they walk through that door. And yes, it will be a disappointment if the buyer was expecting it.”
It wont be there when they close. They’re going to walk into a blank canvas.
“And yes, furniture, paint color, drapes etc all help to “sell” the dream.
Staged homes sell for higher prices and faster than non-staged homes.
Again, people want the “dream.”
A seller who is maximizing their profit gives it to them.
There are two women realtors on HGTV who have an entire show dedicated to doing some renovations and staging and selling the homes for more money. They are geniuses in knowing what buyers look for and giving it to them.
Buyers want “new” and they want trendy. If you give it to them, you will win.”
This is your typical BS, you’re moving the goal posts to try and have a salient point
“But they’re hiring right now, anon(tfo) so I don’t fear them going out of business.”
From the link for the article I linked:
“but-it-isnt-closing-broker-says”
You didn’t even need to click the link.
And, anyway, they’re a business, and need staff now even if they’re closing/moving in 6 months. Hiring today means zero, other than they aren’t *planning on* closing tomorrow.
Are you sure you live in Chicago?
“Are you sure you live in Chicago?”
She doesn’t and she name drops chain stores popular in the suburban set when she claims to shop on Southport corridor.
She likely lives in Arlington Heights or Schaumburg or some other middling non-spectacular burb at all. Definitely a burb that was built in the 50s by cookie cutter developers not one with any sort of downtown or culture like Highland Park/Highwood/etc.
“She likely lives in Arlington Heights or Schaumburg or some other middling non-spectacular burb at all. Definitely a burb that was built in the 50s by cookie cutter developers not one with any sort of downtown or culture like Highland Park/Highwood/etc.”
Arlington Heights rocks. Have you been there recently?
They are building everywhere. Tons of condos and apartments downtown now.
But the big thing is really going to be the sale of Arlington Racecourse. The possibilities! Has anyone else thought about what they might do with the stables and the old apartments that are on site? It could be such a cool conversion if they keep it.
Please, oh, please, don’t knock down those historic buildings.
But I digress.
Big development opportunity in Arlington Heights (with a Metra stop right there, as well.)
“And, anyway, they’re a business, and need staff now even if they’re closing/moving in 6 months.”
If the article was from February it already IS 6 months, anon(tfo). Doesn’t appear they are closing any time soon.
“It wont be there when they close. They’re going to walk into a blank canvas.”
Of course the furniture won’t be there when it closes. But they are buying the dream. They need to see the furniture IN the property.
This is why staged properties sell for more. You are, literally, giving them the dream. This is why furniture stores have showrooms. Go to IKEA sometime. They have whole “mock” apartments all set up around the store so you can “dream” of living there- complete with drapes, pillows and pictures on the wall.
Again, 99% of people have NO vision. They cannot “see” beyond what is there (the other 1% is an interior designer. ha ha.)
Give them the dream JohnnyU.
The good realtor will give it to them. Those sellers will make more money.
“Some of the listings today have the older wood kitchen cabinets and they include a picture of the cabinets painted. It’s a big FAIL. The seller should spend the money to paint the cabinets because no buyer is going to want to do it.”
Sold a contemporary 2013 construction home recently with dark wood kitchen and family room cabinets. Showed really well. We contemplated showing painted cabinets but I advised against it because I didn’t want to suggest to buyers that there was something deficient about the cabinets as they were. Got no negative feedback about the kitchen.
I’m looking for a property that’s a little rough around the edges. I really dislike most of the modern finishes – those weird bathroom cabinets that hang on the wall and leave a bunch of extra space underneath, the fake marble, and room after grey room.
I look for high quality finishes that might have seen a little wear – kitchen drawers with dovetailing that I can refinish and make my own. I like kitchen cabinets where the doors meet up against each other so you don’t have the weird bar in the middle of a cabinet. I loathe those plastic shower pans and the cheap shower handles. I want to replace my shower handles with Grohe and was told that it was going to be a huge project that would involve ripping out tiles. Every place I tour has the same awful shower handles. Don’t get me started on overmount sinks and the crud that develops on the sink edges (although, at least those are easy to replace).
Most people seem to be happy with the veneer of trendy as opposed to high quality, but a little worn.
“The key is not to lose Dinkel’s.”
They’ve marketing the building for months.
“That was months ago anon(tfo).”
https://www.chicagobusiness.com/restaurants/dinkels-bakery-closing-end-april
Huh, whocouldaknown???
Also, the featured unit was taken off the market w/o selling.