A 3-Bedroom East Lincoln Park Townhouse with Parking for $725K: 2736 N. Hampden
This 3-bedroom townhouse at 2736 N. Hampden in East Lincoln Park came on the market in February 2024.
2736 N. Hampden was built in 1981 and has 16 units and attached heated garage parking.
This townhouse is two stories and has hardwood floors throughout.
The listing says it has had a “plethora of updates.” Those include:
- A/C (2021)
- Washer/dryer (2021)
- Furnace (2022)
- Pella sliding door in the primary bedroom (2023)
The first floor has an open floor plan with the living room, dining room, kitchen and half bath.
There is a fireplace in the living room along with built-in bookcases.
The kitchen has white cabinets, black stone counter tops, stainless steel appliances, including a wine refrigerator, and a white tile backsplash.
The second floor has all three bedrooms including the primary suite which has a “spa-like” en suite bathroom.
The listing says the second and third bedrooms have been “newly renovated.”
There is also a second full bathroom on the second floor.
The townhouse has a walled, brick private patio.
It has the features that buyers look for including central air and one heated garage space. It also has additional storage.
The listing says the complex got a new roof in 2023 and the special assessment for it was paid in full by the seller.
This building is just a few blocks to Lincoln Park, near the shops and restaurants of East Lincoln Park and the southern part of East Lakeview, near the Trader Joe’s and numerous bus lines.
The listing also says it is in the Alcott school district.
Listed at $725,000, is this townhouse a single family home alternative in this popular neighborhood?
Paige Montgomery at Keller Williams Infinity has the listing. See the pictures and floor plan here.
Unit #102: 3 bedrooms, 2.5 baths, 1800 square feet, townhouse
- Sold in June 1984 for $210,000 (per Redfin)
- Sold in August 1986 for $227,500 (per Redfin)
- Sold in May 1993 for $223,500
- Sold in June 1995 for $230,000
- Sold in October 2001 for $408,500
- Sold in March 2012 for $435,000
- Sold in May 2015 for $562,000
- Sold in March 2021 for $660,000
- Currently listed at $725,000
- Assessments of $733 a month (includes cable, exterior maintenance, scavenger, snow removal)
- Taxes of $13,393
- Central Air
- Washer/dryer
- Heated garage parking included
- Additional storage
- Fireplace
- Bedroom #1: 19×14 (second floor)
- Bedroom #2: 13×10 (second floor)
- Bedroom #3: 13×10 (second floor)
- Kitchen: 16×12 (main floor)
- Living room: 18×20 (main floor)
- Dining room: 9×11 (main floor)
- Patio: main floor
“Listed at $725,000, is this townhouse a single family home alternative in this popular neighborhood?”
With those assessments, limited windows, neighbors overhead and shared walls, and upstairs neighbors looking into the outdoor space, probably not. But I like it, and would probably view it as a Unicorn Criteria candidate if we were still there and looking.
Wondering why the building was formed as a TH and not condos.
Depending on the prorated share of the special for the roof, the owners are likely going to lose money
$6k/mo seems steep unless you absolutely have to be in ELP
I know they call this a townhouse, but it what way is it actually a townhouse??
And if this is a townhouse, can we now call duplex downs townhouese, too?
As to the unit: …..zzzzzzz……wait was I looking at something? Oh, right:
outdoor space is nice–I love a tree, but it really limits the usable area.
this is by far the better side of the complex–Lehman SUCKS.
2/3 bedrooms basically the same size.
juliet balcony in primary will keep sonies away.
Upstairs floors look nice–but what sort of wood/wood-grain product?
much nicer than the ’22 sale comp, which got $685k:
https://www.redfin.com/IL/Chicago/2736-N-Hampden-Ct-60614/unit-103/home/13369188
Cons:
only way it’s 1800 is if they are counting the outdoor space and probably the parking space. Actual living space is *maybe* 1500.
the HOA isn’t “high” but you don’t get much–and apparently not even solid reserves, bc a special for the roof??? ugh.
“Wondering why the building was formed as a TH and not condos.”
“Unit 102 in the 2736 North Hampden Court Condominium”
so, it wasn’t. And it is a condo.
If I were working with a buyer’s realtors, said I wanted a townhome, and they brought me to this (without saying ‘hey no THs in your delusional price range, here’s a kinda sorta that fits your other criteria’), I would be pissed.
Time to admit that with the current interest rates, nearly everything seems like a lousy deal compared to renting.
I like it if I had to be in ELP
Can see it working for:
DINKs who work at home or Couple with one kid with one parent at the office everyday Comed lineman, City job, etc.
– – –
Otherwise it’s small and not much light
Without seeing the actual numbers, I don’t think a roof special is out of line for these smaller self managed (is it self managed?) condo complexes.
because while a decent HOA will have a line item for a roof repair/replacement when collecting the assessments, there is potential for high variance on the pricing for the roof work.
So while not ideal, having a big chunk of a roof replacement / repair taken care of by the reserves and then having to top up from the unit owners is certainly preferable to unit owners having to come up with an entire amount at one time
“Time to admit that with the current interest rates, nearly everything seems like a lousy deal compared to renting.”
Not stopping anyone from buying. There are reasons some may want to buy, versus rent. Especially if the Fed is going to cut rates and you can re-finance into a better loan.
“I know they call this a townhouse, but it what way is it actually a townhouse??”
I looked at the old units we chattered about to see if those were referred to townhouses as well, and they were.
This building reminds me of The Portals on Grant, also in East Lincoln Park. Those are a collection of duplex condos with private entrances. Some of them have the main floor patio, like this one. Outdoor parking. But they don’t call those townhouses. Those are duplex condos.
I bid 385k for this turdola
Contingent.
Wonder if they accepted IDGAF’s $385k bid…