A Brick Victorian in a Hot Neighborhood: 3656 N. Tripp in Old Irving Park
CS Magazine’s August issue is all about real estate. It lists 5 of the hot neighborhoods of the moment and one of the five is Old Irving Park.
This 3-bedroom brick Victorian at 3656 N. Tripp is among the more affordable options in the neighborhood.
Built in 1903, it is actually a brick home with all three bedrooms on the second floor. It has a separate dining room, a woodburning fireplace and a full, finished basement.
The kitchen is updated and has stainless steel appliances.
The house also has central air and a 2 car garage.
Irene Yungerman at Baird & Warner has the listing. See the pictures here.
3656 N. Tripp: 3 bedrooms, 2.5 baths, 1700 square feet, 2 car garage
- Sold in May 1989 for $170,000
- Sold in May 1999 for $273,000
- Originally listed in June 2009 for $499,000
- Currently still listed at $499,000
- Taxes of $6378
- Central Air
- Bedroom #1: 15×13
- Bedroom #2: 13×12
- Bedroom #3: 13×11
Just from browsing the pics in the listing, it seems to be a very nice place in a great neighborhood. Other than the seemingly inferior work that was done in the basement (based on one pic) it should have no problem selling.
I just don’t get this…you have a nearly perfect house full of remarkable details and the basement needs to be finished. Rather than spend an amount of $$$ equal to what was spent on the main floor and doing it to match the workmanship above, one choses to go with lower cost materials…just does not make sense to me.
Other than that, it has all the features that are required by most buyers including a corner lot. I don’t know about other owners, but a prop located on a corner carries a premium when it comes to reselling.
I never understood the appeal of a corner lot. For me you just doubled the amount of auto traffic that drives by, exposed your backyard to the whole neighborhood and tripled the amount of sidewalk to shovel in the winter.
I just don’t get it.
Um, it’s called light? It’s what comes into your house when there aren’t houses butting up against you on both sides………
I’m pretty sure the limiting factor here is location: in addition to not being the best part of OIP (right, HD?), it’s directly in back of Schurz High School.
A few advantages of a corner lot:
you get to show off your gardening superiority
you deal with one less neighbor
you have the possibility of having a hidden drive and garage entrance eliminating that ‘welcome to my garage’ feeling when you arrive home
having the views to most of your yard/house lessens the chance of a burglar gaining access without being noticed
in some cases you gain a few feet of space that other lots don’t offer
There are others, but I have to run to inspect a delivery.
Dan it depends on how busy the streets are. If they are residential streets that deadend nearby on one or both streets, it can be pretty optimal for the reasons WLelo listed above.
In some cases its about one of the only ways to get a little more yard space than a standard lot without purchasing an adjacent lot ($$$).
The Case Shiller index just came out and it was actually up again for Chicago. We’re still down 25.9% from the peak and down 16.7% YOY.
No photos of the bedrooms or baths?
With that gabled roof, I’m guessing the bedrooms are pretty tiny. If that was a full second floor I could see this at about $525-550k, but I think this one’s not going to move for a long time at this price.
I agree Dan – I’ve always read that corner lots are less valuable & less appealing because of all that extra noise & traffic, & less privacy.
I wonder how many times a year that place is tagged by stupid kids
Corner lots, better or worse? Depends on the circumstances such as busy streets, setback requirements, size of lot, existence of alley, etc. Developers traditionally built the larger, showier houses on the corners to anchor the other houses, set the tone of the development, and as a marketing tool. For suburban McMansions, corner lots are often worth less, as the side and front setbacks may limit the size of the house or backyard.
this is a beautiful home I love love love that front porch (i would stain it a different color).
not a fan that its right up against Schurz, i went to schurz for two months and got kicked out but that school is not good at all. I dont think i could live that close to so many messed up kids.
i dont know what the comps are for this area i shall refrain from saying the same ol “it over priced”
Being up against Schurz is a negative but with every house there is always some imperfection. Anyway this house is a nice house, in a nice area, I live in OIP, close to the Metra, a short walk from the El, near the highway, ample street parking for guests….the problem is the price. very few homes over $400k have sold in the last few months. Something like 6 houses in the $300k’s, 2 in the $500’s and $600’s and one in the $1.0m. They’re $100k overpriced to sell to their target market. No worries, they have plenty of company being overpriced and in the $400k’s, the neighborhood is full of overpriced homes not selling.
Yeah but the condo values are out and they show little improvement.
Up 1.5% from the local bottom which occured in April. Down 15.7% from the peak in September 2007.
But don’t tell that to the McCrapbox, err apartment owners with a mortgage who think they are going to get gains from purchasing in 2006/2007 because their condo is special and unique, just like everyone else’s.
Looks like a nice little place. I don’t have a lot of experience with Old Irving, but my only experience is quite negative. My brother and sister in law live a couple blocks North of Irving Park on St. Louis and its pretty damn ghetto. I’d never live there.
“they have plenty of company being overpriced and in the $400k’s”
$463 (conforming w/ 10% DP) probably gets it sold, tho, right?
Two flat near me sold last month and the deed/mtg just posted–they paid $540 and put 20% down–>leaving them w/ a $432k mortgage. Who does that right now? I know that $15k isn’t nothing, but aren’t they paying a point + more for lack of that $15K? Russ (or anyone)?
“Looks like a nice little place. I don’t have a lot of experience with Old Irving, but my only experience is quite negative. My brother and sister in law live a couple blocks North of Irving Park on St. Louis and its pretty damn ghetto. I’d never live there.”
But hey instead of owning or even renting a place in an area that doesn’t suck, you can rent a 2/1 for $850 a month, which is the most financially prudent move you could ever make because owning for more $ per month is stupid!
Appreciation 1989-1999 was 6.1% per year. Projecting this rate to the present gives a price of $440K. This seems an upper realistic limit and $400K is more likely.
Regarding corner lots….in new subdivisions they are always the cheapest lots relative to size, and having bought one I now know why. I’ll never do it again.
“Old Irving”
“a couple blocks North of Irving Park on St. Louis”
California Park verging on Albany Park, no? Montrose is the dividing line.
Pretty certain that ain’t OIP in any definition of OIP.
St. Louis is not OIP. Its montrose, milwaukee, addison, avondale, pulaski (including the villa).
“and having bought one I now know why. I’ll never do it again”
JPS,
Could you expand on you corner lot experience?
I never owning on corner lot thought the only down side would be shoveling snow. (one day i will splurge on a snow blower or at least a bigger shovel)
WL, there is no basement picture, not that I saw. The bad room seems to be a 3 seasons room?
i think 450K, at least, the yard/lot should be at least 50K bonus. It looks good. But does have like 6X the sidewalk of a typical house, 34’+ 155′ depth . Lot size is great.
*Damn I’d never live in the Green zone its so booshie.
“My brother and sister in law live a couple blocks North of Irving Park on St. Louis and its pretty damn ghetto. I’d never live there.”
That’s Irving Park, not Old Irving Park. “Old” Irving Park is west of Pulaski.
Yeah it could sell at 463 but that doesn’t seem to be the trend in OIP these days. Needs to be in the high 300’s like that 4-square at 4028 W Grace I posted. Under K in 2 weeks.
HD did that home have similar features, brick, large lot, a/c, even subtracting the corner nuisance, seems that this house is unique even for OIP, and its not a million/750K.
We lived on a corner lot in my Northern Virginia subdivision, 1989-2006. Lots of extra snow to shovel; leaves to rake; and, front lawn to mow,
Positive? All the neighbors knew me from seeing me outside year round shoveling, or raking, or mowing. Seriously.
I live in a condo now. NO MORE DAMN LEAVES.
My corner lot experience…mind you this is in a quasi-suburban subdivision, not the city:
1) Double assesment for any improvements/repairs to curbs, sidewalks etc. due to two street exposures. (Don’t know if this is true in Chicago)
2) Every kid and dog in the neighborhood uses your yard as a shortcut rather than going around the corner unless you have it completely fenced around, which is expensive.
3) Less privacy, even with fencing.
4) The obvious: twice as much sidewalk and parkway to maintain. More stuff to pick up that people drop and throw out of cars. More dog crap.
Steve A – If I here you right, you would basically like no yard? Since when is having a huge yard and lots of trees/leaves a bad thing? Clearly it takes more to maintain a larger lot.
“that 4-square at 4028 W Grace”
Which is frame v. brick, 15% smaller lot, older kitchen/baths, has one less bath and an unfinished basement. Most of which can go either way, depending on the buyer. I’d pay more for this than the Grace house, but that’s me.
In nay case, (unless my kid(s) were going to Disney) I wouldn’t buy either of them w/o seeing what it’s like after school starts–busses, ped traffic, whatnot.
Very few buyers in the high $400’s no matter how unique or different the property. $300’s is the mode price buyers want to pay to live in OIP whether this seller likes it or not. Price in the low $400’s and take a discount and it will sell quickly. This house could be one of the ‘deals’ that buyers are waiting for. Instead it will sit with minor price reductions all the way down.
anyway the proximity to Schurz negates any of the other unique factors.
“revassal on August 25th, 2009 at 9:12 am
HD did that home have similar features, brick, large lot, a/c, even subtracting the corner nuisance, seems that this house is unique even for OIP, and its not a million/750K.
“
“Double assesment for any improvements/repairs to curbs, sidewalks etc. due to two street exposures. (Don’t know if this is true in Chicago)”
They are not (for now, at least) ANY assessments in the city for street/curb/water/sewer repairs.
*IF* you want your sidewalk replaced, you do (now, I think) have to pay somewhat more, but as of two years ago (when I had my not-corner sidewalk replaced), you only had to pay your “share” of the cost for the side your address was on–so the owner of this house would have had pay 34′ (depending on where the squares fall)* 3′ * $2.25 (maybe slightly more)= $230 to have the sidewalk and any existing carriage walk replaced. As I say, I think they changed it so you have to pay somewhat more than that for a corner, but it’s still pretty cheap.
“you would basically like no yard? Since when is having a huge yard and lots of trees/leaves a bad thing? Clearly it takes more to maintain a larger lot.”
Yardwork sucks!
Pay a neighborhood kid to rake your leaves. Problem solved.
“Yardwork sucks!”
its fun on nice summer days when you dont have any thing planned.
it sucks on days when the wife has us running 5 different places and two parties in one day and you skipped doing it the weekend before and now you have to be out there at 6 am rushing to get every thing done before the rest of the day starts and you cant do it sunday cause its going to rain.
http://www.redfin.com/search#lat=41.95591578624303&long=-87.73823261260986&market=chicago&status=3&uipt=3,2,1&v=5&zoomLevel=16
4107 N. Kilbourn. OIP $1.3 mil; beautiful home, good luck selling it though, there is a glut of million dollar homes in this hood.
now knock off 40k for it bieng next to Schurz (man the litter these kids leave)
and knock off 30k for the corner lot and to remodel that back porch room.
now it will be a great place to get your foot in the door of OIP. just stay away from kilborn park up the street 🙂
I am quite enthused the general perception is corner lots should be at a discount as I prefer them!
😀
We all know yard work sucks but having a huge yard still adds value. Avoiding land because of the work is like saying you’d rather pay the same for a tiny house because there’s less to maintain. homedelete’s right. Throw all those school kids a twenty, job done.
AK49:
All the lot was in front of the house and not useful for family purposes. The ground was mostly clay and except for the oak trees not much of any interest would grow. The trees were old and tall; branches fell; trees were hit by lightening; hurricanes uprooted some trees on neighbors’ houses. And then there was the oak pollen that left green dust over everything and the leaf mold. Ugh!!
The day we settled in the early fall of 1989 I heard the seller say under his breath something like “Thank G-d, no more leaves.” By the next month I knew what he meant. I had two leaf raking seasons. October through December when I declared victory over leaves. The second season was in February where I took care of the leaves I had made believe weren’t there in December when I had declared victory. When I left to go to Madison I hired someone to take care of the leaves, which I should have done years before, because my wife wasn’t particularly interested in leaf raking.
I used to spend Saturdays and Sundays in the fall raking, and of course a little wind and the yard was covered again. And then there was the need to get the leaves out of the gutters, which involved being 20 feet or more off the ground. Scary. People have died falling off their roofs.
I like trees. They are nice to look at, but not necessarily fun to live with.
Fair enough Steve. At least make sure your neighbors have some trees. Might as well enjoy the view without having to rake your own yard.
“4107 N. Kilbourn. OIP $1.3 mil; beautiful home”
Why is the couch set up to look at the FP, the TV AND the double oven? I know I wouldn’t have to have a couch there, but the layout seems weird (and I can’t view the 360s at work).
AK49, Its all personal preference. I would pay a premium to not have to pay someone to rake up my yard, or mow my yard, or trim bushes, or mulch, or edge, or snowshovel, or seal, or clean gutters, or whatever. And that’s why my wife and I like condo living. We can sit on our asses and watch TV when its 50 below out instead of having to shovel the car out of the driveway, etc…
Trees are beautiful don’t get me wrong, but that’s what vacations are for and parks.
Isn’t CS magazine the same publication that featured the failed Vetro rehabber/flipper who thinks he’s going to get 850k for a 1 bedroom with den and an outdoor kitchen? LMAO.
Remember guys yard work is completely optional (within limits). I would value having a yard but the extent of my yardwork will be to get a mulching mower and give it a go round every couple weeks. Just enough to ground up the leaves into small enough pieces they blow into the neighbors yards. 😀
CS magazine is actually really cool, I get it for free near where I live and it usually has some interesting design ideas in it. Great bathroom reader
Does anyone know if 3707 N. Kildare sold? I think it was listed for around 899,900.
Sonies – Why do you hate the earth and mother nature?
Kidding. I get it. Not worth ruining your back for.
Bob you’re a gem.
Besides living on a corner lot, we also lived at the bottom of a small incline and all the neighbors’ leaves would wind up in my yard and the house next store. We also lived across the street from the subdivision’s community center where the leaves were almost never raked. They didn’t have to. The swirling winds often blew them across the street to my yard.
Why am I writing this? I don’t want to remember any of this. I’ll stop now.
Doesn’t look it 3707 sold. The owners appear to have refinanced a few months ago.
Steve A,
dont relive the pain, i will live it for you.
the worst is i rake my neighbors yard because he doesnt have any trees so my leaves cover his yard. (well now i pay for my leaves to be raked).
“when I declared victory over leave” its so fricken funny cause i know that feeling.
but still all the yard work, shoveling, raking, and gutter cleaning i still wouldnt trade it for anything. I love the privacy, i love that on a lazy day i can stumble out of bed and sit in my back yard and enjoy nature without having to get dressed and go to a park.
“Back yard.”
It would have been worth it. Alas mine was in the front yard. No privacy
Groove77,
You aren’t legally obligated to do this, you know. Let me guess you also believe in karma? hah
yes bob i do believe in the karma.
if i am legally obligated or not, i still will do it. i preach the community thing and stand by it, so i see this as being a good neighbor. the $1000 question is….would my nieghbor to the same thing if it was reversed?
steve front yard are fun cause once you rake it clean there is no fence/gate to block all the new leaves from the whole block landing on your property 🙂
hey guess what i get to do when i go home tonight?……..yep mow the lawn 🙂
I have a reel mower 10 minutes and I am done.
sorry about the post in the wrong thread. Anyway, here’s:
OIP. Under contract in 2 days! Listed at $214,900. 3805 N. Kilbourn. Estate sale. Price it right and it will sell. There is pent-up demand at the lower price levels. Very little demand above conforming.
http://www.redfin.com/IL/Chicago/3805-N-Kilbourn-Ave-60641/home/13459075
#
its a good try HD but its right next to the Metra line and near a station, while positives this house has no sound dampening protection. Trains slowing and starting make lost of noise, whistle horn. They might have gotten that discount in this price, but I am not so sure.
“OIP. Contingent in 2 days. Listed at $214,900. Not a short sale.
http://www.redfin.com/IL/Chicago/3805-N-Kilbourn-Ave-60641/home/13459075“
#
revassal on August 31st, 2009 at 12:09 am
*it does look good.
My link above re: 3805 N Kilbourn, under K in two days! Listed for $214,900; Sold for $222,000…
$218k mortgage.
Amazing.
lol
LISTED June 23, 2009
Under contract as of June 23, 2010.
One year to the day.
The market is on fire!