A 2/2 With Sub-Zero for $325,000 in East Lincoln Park: 2700 N. Hampden Ct.
This 2-bedroom in 2700 N. Hampden Court in East Lincoln Park came on the market in October 2020.
Built in 1971, 2700 N. Hampden Court has 95 units and a parking garage.
It has a doorman, a roof top pool and deck, an exercise room as well as an onsite cleaners and storage.
Pets are allowed.
This unit is a corner unit where both bedrooms have east views of the park.
The listing says the unit has been “completely remodeled.”
It has hardwood floors throughout.
The kitchen has custom gray cabinets, granite counter tops and luxury stainless steel appliances by Sub-Zero and Bosch.
The primary suite is en suite with a tile shower.
There is no laundry in the unit. It is coin laundry in the building.
It has wall heating/cooling units.
While the building has a parking garage, this unit does not have a parking spot.
Originally listed at $355,000, it has been reduced to $325,000.
Buyers want “new.”
Is this a deal at this price?
Minoo Panahi at Coldwell Banker has the listing. See the pictures here.
Unit #8B: 2 bedrooms, 2 baths, no square footage listed
- Sold in July 1993 for $121,500 (included parking)
- Sold in June 2000 for $250,000 (included parking)
- Sold in April 2005 for $290,000 (included parking)
- Sold in January 2008 for $225,000 (included parking)
- Sold in March 2008 for $280,000 (included parking)
- Sold in December 2008 for $320,000 (no parking with this sale. The parking space appears to have been sold separately in September 2008)
- Originally listed in October 2020 for $355,000
- Reduced
- Currently listed at $325,000
- Assessments of $637 a month (includes doorman, cable, Internet, exercise room, outdoor pool, exterior maintenance, scavenger)
- Taxes of $5863
- No central air. Wall units.
- No parking
- No in-unit washer/dryer. Coin laundry in the building.
- Bedroom #1: 15×12
- Bedroom #2: 12×11
- Living room: 17×14
- Dining room: 9×10
- Kitchen: 9×8
looks like a depressing as fuck extended stay hotel. Wouldnt even think of this as an option for a PaT
Its not central air there are wall units in the MBR & LR, must suck to be in the 2nd Br
12 years of ownership + “Completely Remodeled” = lose money on the sale Unfortunately, they probably listened to Sabrina
Thats a HAWT ™ market
No W/D, No parking, no central AC, no outdoor space, no microwave
I like the reno, but not nearly enough to overcome my basic requirements. A one bed would be preferable at this price point.
Not my cup of tea, but what this place has going for it is an amazing location and a $600 per month assessment in a building with a doorman and a pool. Where else in ELP can you find a 2/2 with those amenities and such a low assessment?
There’s a reason condos in this building are relatively cheap: It’s. a relatively low-quality building, it’s ugly, and it was cheaply built. It is a good way to buy a unit in the neighborhood for a lot less than you’d pay to be right on the park, but I’ve never been a fan.
No TP?
I guess the big question is why buy this over just renting? The all in on this place would be about $2500/mo.
Back in the early 90s, when we were buying our first condos, all my friends (including me) looked at units in this building. The location was perfect (in addition to the park, neighborhood, and proximity to downtown, many weekend nights ended at Yakzee’s or the private club on this block). But I don’t know anyone who actually bought here.
Some weird sh!t going on in 2008. Why the drop b/t 2005 and Jan 2008? (Crash wasn’t until late summer/fall, right?) And then a huge increase b/t Jan and Dec 2008 (when prices were actually going in the other direction)
I can’t believe someone here complained that there is no microwave. LOL. I hate an electric cooktop but they have my respect for not doing some microhood nonsense.I have lived without a microwave for over 15 years and I am healthier for it.
This location is amazing. I lived in this area for years without a car no problem…you can always use a car sharing service for those times where you absolutely need one in the city.
The lack of private outdoor space – – kinda stinks but then again you are on the park and there is a shared roof deck. The lack of in-unit laundry makes this like a rental. In fact it may be a mystery why this has never been a candidate for deconversion? Some folks having a strange idea what their unit is worth??
The recent price cut gets them closer to the ball park. I say $315K does it. It is a 2/2. You could probably do better renting but you won’t get a 2/2 with finishes this nice in this location as a renter. 2850 has 2-beds STARTING at $2125 but I doubt they have a second bath and definitely have lower quality finishes…Then again you won’t be locking up a huge downpayment to avoid PMI or having to escrow.
2850 N Sheridan that is.
Cabrini Greenberg
“Why the drop b/t 2005 and Jan 2008?”
Looks like a short sale after a typical scammy purchase + cash out refi–was 100% financed in ’05, refied at $305k in Feb-07, with f/c filed in Sep-07–so likely never made a payment on the refi loan.
there’s just no reason to put a subzero in this type of place.
“there’s just no reason to put a subzero in this type of place.”
While I agree with this statement, I wonder. Other than the purely label-flaunting cult of kitchen appliances that seems to be important among buyers, I’ve never understood what “type of place” a SubZero belongs in.
It chills food. Maybe makes ice. When did the need for a Hummer/Range Rover version of a food chiller develop? It’s an arms race. Now if you DON’T have one it’s not a high end kitchen. People are weird.
I could think of a few reasons – –
a) Made in the USA
b) They are higher quality – – so in a highrise with floor to ceiling windows that gets direct sun and becomes a hot box during the day, the sub zero is going to outlast other brands that cannot handle that stress.
In this unit, I agree it is an odd decision. Maybe they bought it used or got an employee discount at Abt? I dunno. It is there now, might as well brag about it. This unit needs as many bragging points as it can get. I would consider this unit for under $300. It is a tough spot to be in to be what has to be one of the nicer units in a relative dog of a building.
“It is a tough spot to be in to be what has to be one of the nicer units in a relative dog of a building.”
How bout these folks:
https://www.redfin.com/IL/Chicago/2700-N-Hampden-Ct-60614/unit-22D/home/13369399
“I’ve never understood what “type of place” a SubZero belongs in.”
They are a superior product to most of the stuff out there. The price of this condo isn’t changing if they spent 2-3k on a refrigerator. Spending 8k on a refrigerator in a 300k condo just makes no sense. And why stop there…If you’re going SubZero, you may as well go Wolf. Oh wait, they probably didn’t go Wolf because they’re too expensive for this mediocre condo.
How bout these folks:
https://www.redfin.com/IL/Chicago/2700-N-Hampden-Ct-60614/unit-22D/home/13369399
Looks like a divorced dads place
“I’ve never understood what “type of place” a SubZero belongs in”
There are fewer choices when you want the panel front look. And the other options are pretty expensive, too.
That said, it’s a $8500-$9000 MSRP fridge, before the cost of the panels. In a $325k unit.
But you could say similar things about stone countertops, and bathroom tile, and frameless shower doors.
Here’s the cheapest 2/2 in the building in the last year:
https://www.redfin.com/IL/Chicago/2700-N-Hampden-Ct-60614/unit-5C/home/13369408
I would *happily* pay 15% more for the featured place. It is *way* nicer.
Didn’t dig into the parking with 5C–it was listed with 2 spots, sold separately.
“I hate an electric cooktop but they have my respect for not doing some microhood nonsense.”
The Cat: Electric isn’t what it used to be in the 1990s!
They’ve made great innovation in electric. Induction cook tops are quite good and similar to gas. You should check them out.
Electric stove tops and ovens are the future due to climate change. Some cities are looking to start requiring it instead of gas.
“Some weird sh!t going on in 2008. Why the drop b/t 2005 and Jan 2008? (Crash wasn’t until late summer/fall, right?) And then a huge increase b/t Jan and Dec 2008 (when prices were actually going in the other direction)”
This was the housing bubble Madeline. In full view here on Crib Chatter.
Yeah- they flipped it twice in that year.
Stock market was crashing by the end of 2008, but the Chicago housing market, especially Lincoln Park, was going on like the housing bubble would never end.
On this very site, there were agents coming on and arguing, even in 2009 and 2010, that Lincoln Park prices would NEVER decline (of course, they did).
In 2008, no one knew that housing was going to “crash.” Plenty of people still buying in thinking those good times would keep going forever.
The second flip was done just in the knick of time (closing in Dec 2008).
Made a great profit as they sold the parking space separately as well. Not too bad for a couple of months “work.”
While I don’t care for high-rise living and want private outdoor space like a balcony, people love this building for its location and the rooftop pool. Young people like gray cabinets like this because they do not look dated, to them, like all white or natural wood.
The kitchen is one of the few good things about this ugly apartment. I hope the electric cooktop is induction, but even if it isn’t, conventional radiant electric elements have improved greatly in the past 25 years. They rise much faster, and the controls are more precise.
I admit I’m biased in favor of electric, as every woman in my family has preferred it- my grandmother was the first woman to buy an electric stove in her neighborhood, back in 1946. Electric is not only safer, but much less polluting. Gas stoves are a very potent source of indoor air pollution, that generate nitrogen dioxide and carbon monoxide, and make indoor air up to 5X as polluted as outdoor air.
Just one thing about induction: you really, really need to get a whole house surge protector installed along with the usual 240v connection to protect it from line surges, or be prepared for your $3,000 range to fail after a few years, as happened to a friend of mine. It has been pointed out that most household wiring does not provide the surge protection that today’s complex electronic devices need,and induction cooking elements are electronically as complex as computers. You wouldn’t put your laptop at risk by plugging it into the wall with no surge protection, after all. A whole house surge protector has to be installed by a licensed electrician, and the whole job will cost about $1500 at least, but it will not only protect your range, but your other “smart” appliances and electronic devices as well.
While a TVSS is a good thing, saying you’re going to damage the range if you don’t have it is just not true (unless you’re getting dirty power from your utility which is a different discussion)
Shouldn’t cost anywhere near $1500, assuming you’re not paying $250/hr
How is this apartment any uglier than other cookie cutter high rises? They are all ugly IMO.
Contingent.
Some MCM high rises are better-looking than others. This unit is especially ugly, with its narrow, horizontal windows badly placed, and its extremely low ceilings. The only building from that era that I know of are the condo units at 175 W Delaware AKA the Hancock Center, or buildings like River City West.
Large window walls and higher ceilings make all the difference in the world.