A 4-Bedroom Via Como Townhouse for $825,000 in River West: 513 N. Peoria
This 4-bedroom townhouse in Via Como Due at 513 N. Peoria in River West came on the market in February 2022. (The picture above is of several of the Via Como townhouses and may not be this exact property.)
Built in 2003, Via Como has 34 townhouses along with 4 outdoor areas and a private alley.
This townhouse is one of the larger models with 2930 square feet.
There has been some updates to the main level with a custom built-in entryway, flooring, new bathroom and French doors installed to close off the bedroom/home office.
There’s also a 2-car garage on the main floor.
The second floor has the living/dining rooms and kitchen. There’s a fireplace in the living room with built in bookcases.
The listing says it has an “updated” kitchen with painted white cabinets, new granite counter tops, a Viking cooktop and Bosch dishwasher along with an island.
There’s a balcony off the kitchen for grilling.
Two bedrooms are on the third floor including the primary bedroom which has an en suite bathroom with a double vanity, tub and walk-in-shower.
The third and fourth bedrooms are on the fourth floor along with a full bath and a deck.
The townhouse has central air.
It sits near the Blue Line stop at Grand and close to the shops and restaurants of Fulton Market and Randolph Street.
Listed at $825,000, is a price over $800,000 what it costs for a 4-bedroom townhouse in the River West neighborhood?
Laura England at Compass has the listing. See the pictures and floor plan here.
Or see it at the Open House on Friday, Feb 25 from 5 PM to 7 PM.
513 N. Peoria: 4 bedrooms, 3.5 baths, 2930 square feet, townhouse
- Sold in August 2003 for $601,000
- Sold in December 2011 for $600,000
- Sold in February 2014 for $690,000
- Currently listed at $825,000
- Assessments of $275 a month (includes exterior maintenance, lawn care, scavenger, snow removal)
- Taxes of $11,500
- Central Air
- 2-car attached garage
- Fireplace
- Bedroom #1: 15×16 (third floor)
- Bedroom #2: 13×12 (third floor)
- Bedroom #3: 11×10 (fourth floor)
- Bedroom #4: 9×18 (fourth floor)
- Kitchen: 18×14 (second floor)
- Living room: 18×15 (second floor)
- Dining room: 15×12 (second floor)
- Family room: 12×16 (main floor)
- Deck: 18×9 (fourth floor)
- Balcony: 11×3 (second floor)
LOL
Outside of 1 outlier, the comps are $650k
Personally I wouldn’t spend even $650k To live in this location. Anyone buying near ask has to be/shoulD be kicking themselves in the ass.
I guess there’s a solid reason not to extend the “built ins” to the ceiling…
Same realtor sold 531 N Peoria, also one of the larger 2900 square feet models in the complex, in July 2021 for $790,000. This IS the comp. Lower priced sales are the smaller 3 bedroom units with only 2400 square feet.
Is the market hotter in February 2022 than in July 2021?
I would answer yes. Inventory is much lower. We’ll see if they can get the premium price over $800k with these strong market fundamentals.
Here’s the comp (no pictures): https://www.redfin.com/IL/Chicago/531-N-Peoria-St-60642/home/12698205
I guess they are comping to this unit (no pictures available on redfin) 4 bed 3.5 bath that sold at 531 N Peoria for $790 last July. All of the 3/3.5 that sold in 2020 and 2019 that i’m seeing went for $800 is your budget why not buy a SFH? Having the neighbors join you for dinner each night would be a hard pass and the bathrooms are meh.
Given supply is lower for SFH’s I could see someone coming in under $800 to close but personally wouldn’t pay more than $700 based on the 3/3.5 comps.
Why buy a townhome for $800 when you can buy a SFH or an awesome condo with skyline or lake views instead of your neighbors looking into your kitchen?
https://www.redfin.com/IL/Chicago/531-N-Peoria-St-60642/home/12698205
Woops typo above. The 3/3.5’s that sold in 2019/2020 went for <$700 most went for ~$650 which makes me think the person that bought at 531 overpaid.
“All of the 3/3.5 that sold in 2020 and 2019 that i’m seeing went for $800 is your budget why not buy a SFH?”
Where are you buying a single family home in this neighborhood?
You aren’t.
Townhouses are your family option in River West, West Loop, Fulton Market.
And you’re not getting 2900 square feet in a condo anywhere in this neighborhood for $800,000.
“The 3/3.5’s that sold in 2019/2020 went for <$700 most went for ~$650 which makes me think the person that bought at 531 overpaid." Extra bedroom and family room makes a big difference. You are getting another 500 square feet. This is a 4 bedroom plus a family room/office on the main floor. Prices are rising for these townhouses. This one in a different townhouse complex on Carpenter sold in Oct 2021 for $845,000. No square footage listed. Upgraded. But location not as stellar as it's across the highway, further from the blue line stop and Fulton Market/Randolph Street. https://www.redfin.com/IL/Chicago/663-N-Carpenter-St-60642/home/12791276
I’m still going to guess that they get close to ask given this market. The biggest detraction is that there is no powder room in the main living area. Guests will either need to use the powder room downstairs in the office or one of the upstairs family bathrooms. Neither is a good option.
I wouldn’t choose a condo instead because of the higher assessments and the shared hallways/elevators. There appear to be 4 single family homes for sale in the vicinity and the cheapest is listed at 3 million.
“Same realtor sold 531 N Peoria, also one of the larger 2900 square feet models in the complex, in July 2021 for $790,000. This IS the comp. Lower priced sales are the smaller 3 bedroom units with only 2400 square feet.”
That 450sf for the 4th floor aint worth $500+/sf, when the comps are $250/sf +/-. Guessing that the other unit was heavily updated or there’s some sort of game being played as its odd that all the pics would have been yanked for such a recent sale
“And you’re not getting 2900 square feet in a condo anywhere in this neighborhood for $800,000..”
Well since these units arent 2900sf, its not a problem.
They’re 2300sf on 4 levels. Including the Garage & Deck in the sf calcs is completely dishonest
“There appear to be 4 single family homes for sale in the vicinity and the cheapest is listed at 3 million.”
I was expanding the vicinity up the blue line a little bit if someone is willing to pay this much to live in a River West condo. You are still pretty close to Fulton and the office living in Ukrainian, Bucktown, and Logan Square.
“his one in a different townhouse complex on Carpenter sold in Oct 2021 for $845,000. No square footage listed. Upgraded. But location not as stellar as it’s across the highway, further from the blue line stop and Fulton Market/Randolph Street. https://www.redfin.com/IL/Chicago/663-N-Carpenter-St-60642/home/12791276”
And the OP isn’t? You’re right on the feeder ramp
The Carpenter property is light years ahead of the OP in terms of finishes
“They’re 2300sf on 4 levels. Including the Garage & Deck in the sf calcs is completely dishonest”
And I think JU is being a little generous at 2300–I think it’s 2250, plus decks and garage.
Do I get to count my deck, porch, possible roof deck and garage as part of the SF of my house?? Nope!
When I was looking, I didn’t even bother to pay attention to the supposed square footage that the agent listed. They were almost all exaggerations.
I really like that this place has a large space on the top floor. I would turn that into a large primary suite. You could comfortably fit two teenagers on the next level down. Plus, there’s an office on the ground level. The only thing I dislike is the lack of a powder room on the main floor. That might keep me from making an offer.
“The Carpenter property is light years ahead of the OP in terms of finishes”
The kitchen, sure, but I hate those baths. And it’s about 2′ narrower. And the garage is only one car, plus a parking pad that isn’t actually long enough–check out streetview, the 2d cars are parked half in the street, so they don’t block the sidewalk.
Out the front door is basically directly on the Kennedy, and out the back is a auto body shop. Maybe that’s better than being 8′ from the other half of the TH complex, but I’m not so sure.
“The kitchen, sure, but I hate those baths. And it’s about 2? narrower. And the garage is only one car, plus a parking pad that isn’t actually long enough–check out streetview, the 2d cars are parked half in the street, so they don’t block the sidewalk.”
Millennials dont want to drive – wasted space
Not my style but at least its updated
“Out the front door is basically directly on the Kennedy, and out the back is a auto body shop. Maybe that’s better than being 8? from the other half of the TH complex, but I’m not so sure.”
Not saying its better but if you’re going to penalize one, the other should get dinged as well
Both locations suck for $800k
“Both locations suck for $800k”
I think of it more as “for $350 psf”, but it’s the same objection.
Stuff is crazy, tho; check out this place sort of nearby:
https://www.redfin.com/IL/Chicago/943-W-Huron-St-60642/unit-C/home/178267415
Or you can opt for Cabrini:
https://www.redfin.com/IL/Chicago/1006-N-Crosby-St-60610/home/12589626
There really aren’t a lot of options in the category.
Or just say no
But JU! If I don’t buy now, I’ll be priced out forever!!
This area sucks period, it really is a terrible option at $350/sf
Look at UV/WP/etc
Looks kind of dark and tight on space. I like the top deck, however, and nice to have 2-car parking.
Not a fan of the location, which is so close to the feeder ramp and highway interchange. I suppose that’s why a place with 4 bedrooms is offered at a price well under $1 million.
I remember looking at these townhouses when I was in search of a townhouse… location is terrible, the houses themselves are insanely narrow and 4 stories
just… no… and especially for 800k…. haha good luck with that one
“Both locations suck for $800k”
You’re kidding, right?
River West has been hot for years. People love it. Milwaukee is fun in that intersection. Restaurants, bars etc. You can walk easily over to Fulton Market. You can walk to some offices there and even downtown.
“ You’re kidding, right?”
No
Living A block from the Kennedy/Ohio feeder is a shit location
“River West has been hot for years. People love it. Milwaukee is fun in that intersection. Restaurants, bars etc. You can walk easily over to Fulton Market. You can walk to some offices there and even downtown.”
Meh. If your selling point is “Milwaukee is fun” you would live in Wicker, Bucktown, or Logan not River West. Plenty of quality bars and restaurants and a quick/cheap uber away from Fulton as well without having to deal with all the train noise, noise from expressways, and living in a more modern area as alot of River West is still industrialized and not in the good way of present day Fulton Market.
I can buy the argument though of someone wanting to walk to work who can’t afford Fulton or River North but doesn’t want to live in South Loop.