A “Completely Rehabbed” 4-Bedroom Victorian: 5723 W. Huron in Austin
This 4-bedroom Victorian single family home at 5723 W. Huron in Austin came on the market in November 2011.
The listing says it has been “completely rehabbed”.
It had been bank owned and had sold for just $21,500 in April 2011.
Built in 1897, the house is on a standard Chicago lot of 25×125.
It has hardwood floors throughout the main level.
There is a “gourmet kitchen” with cherry cabinets, granite counter tops and stainless steel appliances.
Three of the bedrooms are on the second level with the fourth and a family room on the third floor.
The listing says it has new siding, windows and a 2.5 car garage. The new A/C unit will be installed upon purchase.
Is this an attractive price for a “new” home in this neighborhood?
(I actually saw some home buyers looking at the bank owned house across the street while I was taking a picture of this house.)
Frank Montro at Oak Realty has the listing. See the pictures here.
5723 W. Huron: 4 bedrooms, 2.5 baths, 1872 square feet, 2.5 car garage
- Sold in August 1989 for $10,000
- Sold in February 2005 for $170,000
- Lis pendens foreclosure filed in February 2010
- Bank owned in February 2011
- Listed in March 2011 for $22,500
- Sold in April 2011 for $21,500
- Originally listed in November 2011 for $184,900
- Currently still listed for $184,900
- Taxes of $2875
- Central Air
- Bedroom #1: 15×12 (second floor)
- Bedroom #2: 13×12 (second floor)
- Bedroom #3: 10×10 (second floor)
- Bedroom #4: 14×12 (third floor)
- Family room: 13×10 (third floor)
oh boy i dont like where this is going to go.
There is no way that this can be a standard lot???
Anon (ufo) we need your google fu.
Very nice rehab. This is actually one that is in my Redfin Favorites. Alas I don’t think we are pioneers enough to attempt living in Austin.
Check out the heat loss from the melting snow spots on that roof, especially around the flashing points on the dormer’s base. Compare it to the neighbor’s roof, or compare it to the porch’s roof.
I know Austin very, very well. My work takes me through all parts of this neighborhood on a very regular basis. This is actually a pretty decent area. It’s only a few blocks north of Midway Park, which, if you’re ever in the area, is worth a spin through in your car.
I think the price seems pretty reasonable, though I personally don’t care for the rehab. Unfortunately the vintage detail was probably lost a long time ago.
Here is a nice alternative:
http://www.redfin.com/IL/Chicago/6922-S-Normal-Blvd-60621/home/13929862
From the photo I’m guessing Sabrina didn’t get out of the car for this one.
I see my comment failed to stop the predictable “All black neighborhoods are the same, LOL KEVLAR!!!1Q!”
Buy this and add a 100k electroshock+ bulletproof glass security system = awesome?
“Check out the heat loss from the melting snow spots on that roof, especially around the flashing points on the dormer’s base. Compare it to the neighbor’s roof, or compare it to the porch’s roof.”
i will argue that the pitch of the roof in the spots (besides the below the window dormer) are the factor.
i get your point and its good to verify the attic ventilation and the insulation used. also if installed correctly all water runoff should run away from the window which would melt the snow there, the worry is if it pools above the snow into the the home or burrows its way under the snow into areas not meant to go
“There is no way that this can be a standard lot??? ”
Assessor’s website aint working, but the lots on the block were platted as 40′ wide and this sure looks like its 40′ wide.
Groove/Jc I would never have known that, thanks. 😀 Normally these don’t mean much but Redfin agent comment “Finished attis has awkward layout, some water stains in one corner.””
Pretty house and it’s nice to see someone investing in fixing a house in this area. I would be afraid to live here though. The “Everyblock” crime data is scary.
Andy, thanks for the info. I read that as if Austin were ever to be visited by the Gentrification Fairy and improve the way it should/could/has false started, this block would be one of the ground zero for that?
“Assessor’s website aint working, but the lots on the block were platted as 40? wide and this sure looks like its 40? wide.”
your google fu style is still impressive
Icarus, check this set out by Joe:
http://www.flickr.com/photos/yochicago1/sets/72157594285923560/
I guess all I’m really trying to say is that there are actually some pretty unique historical areas around there right now, and you would never see guys hanging out on the corner around these blocks. It’s pretty quiet and not that dense, you could easily use Oak Park amenities if you chose to live there. Comparing this to Englewood ala Clio is just ludicrous, though I’m sure it still doesn’t have much appeal to any CCers
“Normally these don’t mean much but Redfin agent comment “Finished attis has awkward layout, some water stains in one corner.”
looks like JC is right on the money. you are now ordained the roof/insulation guru all questions on the subject will be directed to you.
gentrification will not happen here, i would bet garfield park will before this, and thats not going well either.
my dentist grew up in austin (italian), a coworker grew up in austin (jewish), my uncle lived there in his late 20’s (his first house owned), another guy i bowled with grew up there (jewish). all long gone and will need a few more decades before it will think about turning again.
“i would bet garfield park will before this” I’ll agree with that. But their are parts of Austin that are currently pretty stable, especially west of Central. But yes it’s too far away from the loop to ever “Gentrify” in the sense that we’ve come to know that word. Garfield Park has a chance to see that type of activity (particularly east Garfield) in maybe 15-20 years.
“…though I’m sure it still doesn’t have much appeal to any CCers.”
It appeals to me 🙂
Sabrina – thank you for featuring some properties in different neighborhoods this week.
I don’t relate to the stuff in the GZ because it’s all way out of my price range, so my eyes glaze over and I automatically tune out because it’s nothing I can get my arms around. I also find the Chicago neighborhoods SO interesting.
I see the el is a 10 minute walk away. What about the poster’s question the other day about safety, publics schools, bars and restaurants? I made the mistake once of buying a nice apartment in a dicey neighborhood and ended up feeling like a prisoner in my home. The cheap price I paid did not make up for that.
This is another example of Sabrina’s photograph being significantly better than the agents.
fugly bathrooms! meh
Looking back to the pre-rehab photos made me cringe. I cannot believe they ripped out all of the vintage window casings and baseboard just to replace them with the cheapest crap they could find at Home Depot. I realize this is a sub 200K home in a so so area, but C’MON!, it was already there! Why trash it?
“gentrification will not happen here, i would bet garfield park will before this, and thats not going well either.”
I totally agree that someone looking in Lakeview is probably not going to buy in Austin.
But what about spillover from buyers priced out of Oak Park?
Could Austin be an option for these people?
I know NY and CHI are two different animals, but there’s a neighborhood in Brooklyn called Clinton Hill which had beautiful architecture and miles of brownstones, but it was rundown for decades. Then the neighborhood to the west of it called Fort Greene gentrified, and people who could not afford Fort Greene anymore bought in Clinton Hill and now Clinton Hill is unaffordable.
better scoop this place up before the price skyrockets to over 300k!
“Fed Says No Rate Hikes Until at Least Late 2014”
wooooooo lets keep trying to reinflate that balloon with the big hole in it!
OP: “Is this an attractive price for a ‘new’ home in this neighborhood?”
So instead of just throwing out a guess from my gut, I looked at some recent sale records from the area and have concluded that the answer is “no.” Most of the SFHs in the neighboring area are not rehabbed and selling from 20 to 30k. Maybe the best comp is the sale of a somewhat larger, recently rehabbed home several blocks away at http://www.redfin.com/IL/Chicago/918-N-Leamington-Ave-60651/unit-11/home/13279310. Even taking into account Andy’s point that the block of the house in the OP may be more desirable, I’ll predict that the home in the OP does not go for more than $165k.
“But what about spillover from buyers priced out of Oak Park?
Could Austin be an option for these people?”
Can we agree that the likeliest buyer fitting this profile has or is planning on having kids? Then you’d be limited to (1) kids heading to private school, either way, or (2) people who don’t care much about education. Don’t think that’s a big pool.
The Austin to OP gradient on school quality might be the steepest in the metro.
“But what about spillover from buyers priced out of Oak Park?
Could Austin be an option for these people?”
I would think that most people being priced out of Oak Park would just resume their search in another suburb, possibly Elmhurst, rather than enter an area with such a poor public image and CPS options.
I am a mid-thirties health professional living in north Austin. As a neighborhood it has great housing stock, excellent proximity to public transportation (CTA bus/rail and Metra), and the Eisenhower expressway. I can hop on the Green line and be downtown in about 30 minutes. I can get downtown by car(mini-van since I have kids) in the same amount of time and that includes using either east-bound routes of main streets (Chicago ave/Division ave) OR the Eisenhower.
The quiet, law-abiding residents of Austin are many, and they demonstrate a pride in home ownership. Unfortunately, the other reality is that there remains a visible element in Austin that consistently shades the neighborhood in a less-than desirable light. As an example, on my block there are easily 85-90% home ownership rates amongst the residents who take good care of their property. They are middle-class working people with families who are quietly abiding by the law and being good neighbors. Unfortunately, as I have discovered, there only needs to be 5-10% of a block that is comprised of young, disinterested and disaffected teens and adults who consistently color the block and the rest of Austin as something less than it is.
For those considering Austin, it is a GREAT place to live because there’s just too much potential with this neighborhood for it to go to waste. One of the strongest points about Austin is that it ALREADY has a strong number of working professionals who are effecting great change in the neighborhood even now. Check out the ongoing Everyblock Discussions, AustinTalks.org, and Central Austin Neighborhood Association for examples.
I encourage everyone reading this to look at Austin beyond the news stories that are negative. I live here with my wife and three kids, and I hope that you think of the great things going here when you think of Austin’s promise now and in the future.
“(1) kids heading to private school, either way, or (2) people who don’t care much about education. Don’t think that’s a big pool. ”
or (3) has a kid who got into the *failing charter school over here
Oh man, that sucks.
So who exactly is the target buyer for this rehabbed home?
I’ve seen rehabs advertised in other “challenged” parts of the city.
In those cases the target buyer was a renter who already lived in the neighborhood and wanted to own.
Their PITA would be the same as or less than their rent.
But those houses tend to top out at around 100K.
“Maybe the best comp is the sale of a somewhat larger, recently rehabbed home several blocks away at http://www.redfin.com/IL/Chicago/918-N-Leamington-Ave-60651/unit-11/home/13279310.”
Looks to have possibly been done by the same rehabbber. Either that or Rhombus’ are really popular in Austin.
Folks priced out of Oak Park are going to Berwyn, Elmhurst or other areas. No one is even considering Austin. This place is a fail imho. Over improved for the hood and I don’t think you will see enough people in this income/demographic moving in to make a difference in the short term.
The area could turn around but I don’t see it happening anytime soon. Austin reminds me of some of the inner/urban communities in Atlanta which devolved into war zones then some enterprising folks realized the areas were 1) close to the city/urban core and 2) had great old housing stock that could be rehabbed. All it took was a few gay white males to move in and now those hoods are “hot” and homes that were once less than $100k now easily go for more than $400k.
russ, nothing like riding Marta is there?
Are Dan and Clio white?
“All it took was a few gay white males to move in “
Groove. Ride Marta. It’s Smarta! LOL. Nice and clean.
BTW, wasn’t taking a dig at gay white males. Just pointing out how they are often trendsetters in early gentrification of neighborhoods.
“Are Dan and Clio white”
Dan – safe bet – but I do find it funnier to think of him as the Dave Chappelle Klansman
Clio – Dr. who took serious offense at my Tandoori Chicken comment.. that says it all… Love that stuff btw…
“and now Clinton Hill is unaffordable.”
Except for the Lafayette Gardens Houses (NYC public housing). I have a cousin who thought he was a smart ass and bought in Clinton Hill. Now he has to home school his kids because they can’t use the closest subway stop after 4pm.
“Just pointing out how they are often trendsetters in early gentrification of neighborhoods.”
Never a bad thing for a neighborhood to have a decent number of the gays around. Worst thing they might do is break into your apartment to redecorate it.
I’ve only taken the MARTA a few times, and always found it rather nice. It sort of remined me of the BART (though it’s been 20 years since I rode the BART, and it’s a hazy recollection at that). On a semi-related note, I actually took the redline last week, which was probably only the third time I’ve ridden the L in about 5 years. The stations and trains are pretty dumpy (compared to, say, NYC), but I must admit, getting from the Loop up to LP (North/Clyb) during Friday evening rush hour was an absolute breeze.
In today’s Trib, there is a story about 3 dudes who were caught in a violent home invasion in Norwood Park.
Two of the guys are from “the 5100 block of West Crystal Street” which is about 1.5 miles away from this property. I see no reason these types of people wouldn’t just go after the subject property, rather than travel up to Norwood.
Russ said: “Austin reminds me of some of the inner/urban communities in Atlanta which devolved into war zones then some enterprising folks realized the areas were …”
That’s part of the problem with Austin, though, it’s not really an “inner” community of Chicago. There are a lot of more desirable areas closer to the Loop and Lake (e.g., Uptown, Douglas, Oakland, Pilsen) that are much more likely to gentrify before Austin does. Under the most optimistic scenarios for Chicago’s future, there will be relatively well-off areas around the Loop and along the Lake (people who want short commutes and to experience city life), a couple of quasi-suburban areas anchored by city employees (current NW side), with many of the other areas never really gentrying and probably becoming worse off. Unfortunately, Austin likely falls into the last of these categories.
lol!
“I know NY and CHI are two different animals.”
I’m sure no pun was intended, but I’ve been to NYC many times, and their ghettos are nothing like Chicago’s westside in terms of the brutality and stupidity of the people, etc. I think because of NYC’s density (there’s always so many people around & about), that it makes a Chicago-westside type of criminal situation more difficult to pull-off.
Hi NYC –
We have friends who bought a co-op in the former Navy Yards workers towers at Clinton and Myrtle.
You know – the ones everyone thinks are NYCHA?
The complex is built like a honeycomb of several 15 story towers radiating out from a central security booth.
It feels institutional and like you are entering Cell Block D.
You have to be buzzed through various doors.
It has an odd clash of yuppie-owners and rent-control lifers.
Our friends bought a nice 2/1, but the same week they closed, they adopted a baby.
It was a coincidental timing of events although they had been trying to adopt for several years.
People in NY will put up with much more than people in CHI as far as housing, but we wonder how it will work out as the baby grows and they only have one bathroom and terrible local schools.
It was not well planned out, but they rushed to buy so they could get that 8K of Obama money.
Catherine Susan Genovese. And don’t say something like that doesn’t happen anymore.
Helmethofler, 1.5 Miles, seriously? 1.5 Miles from State and Madison puts you in Cabrini Green. Is that really relevant? Like I said I’m very familiar with the area and 5100 W Crystal is another world from the subject property.
Um, Dan…
I’m kind of scared to ask, but.
Where exactly were you in NYC that you thought was ghetto?
“Just pointing out how they are often trendsetters in early gentrification of neighborhoods.”
[Generalizing a lot:] Have money, don’t need schools, can prob tolerate less safety than a family w/kids.
“I must admit, getting from the Loop up to LP (North/Clyb) during Friday evening rush hour was an absolute breeze.”
My azz to azz time today was 23 minutes (which is on the low end). It’s an awfully convenient way to commute if you live/work close-ish to stations.
Come on
“The circumstances of her murder and the lack of reaction of numerous neighbors were reported by a newspaper article published two weeks later;[4] the common portrayal of neighbors being fully aware but completely nonresponsive has since been criticized as inaccurate”
http://en.wikipedia.org/wiki/Murder_of_Kitty_Genovese
Hey Milkster,
By the time the kid gets to elementary school age, they are gonna wish they didn’t care about having a “cool” Brooklyn address, and are gonna find themselves in Forest Hills, where they shoulda been in the first place. 🙂
“Where exactly were you in NYC that you thought was ghetto?”
Neighborhoods and blocks off of Atlantic Ave. in Queens. Not nearly as bad as Chicago’s westside. (Btw, one time I went bar hopping, this was 6 years ago, with an Italian-American guy who knew all these local places around Kings Hwy in Brooklyn, it was a great time, and fun to get out of dilettante manhattan for a change.)
HAHA!
You guessed it.
They are poseurs.
Well, the husband is genuinely a nice guy, but the wife is an ultra-liberal pill.
We joke that she will be the one person who votes for Steven Colbert.
The funny thing is, they used to live in Sunnyside, Queens and I think they were much better off there but the “Cool Brooklyn” factor was important to them.
“Neighborhoods and blocks off of Atlantic Ave. in Queens. Not nearly as bad as Chicago’s westside. ”
That’s because Woodhaven and Ozone Park are middle class neighborhoods.
“Forest Hills”
That’s what it says on Ze’s birth certificate…. Lived there until I was 6.
I always thought it was cool Brooklyn address and then out to the suburbs somewhere?
“Cool Brooklyn” factor = face saving way of saying ya can’t afford a nice place in Manhattan. Unless of course you have the Huxtables brownstone in the Heights..
“used to live in Sunnyside, Queens ”
Me too! Sunnyside Gardens, to be specific (it makes a difference for your posuer friends). Best neighborhood in my opinion for some restaurants, convenience, and affordability (renting wise) in NYC. Although we did look to buy there back in 04, I couldn’t bring myself to spend $750K+ for those old attached homes that need significant work. But absolutely loved it.
“it was a great time, and fun to get out of dilettante manhattan for a change”
I agree.
I like going out in Chicago much more than NY because I like divey bars with cheap drinks and a dancefloor and you guys have plenty of those.
Dan, you are an enigma wrapped up in a conundrum.
So unlikeable/likeable at the same time.
“I always thought it was cool Brooklyn address and then out to the suburbs somewhere?”
Actually it was, grandparents Brooklyn, Baby Boomers burbs, Gen X and Y Brooklyn….
let’s put it another way, you could drive Atlantic Ave./Jamaica Ave. from one side of NYC to the eastern boundary and see nowhere as much really bad ghetto as if you’d do the same along Halsted, Ashland, Division etc. from one end to the other in Chicago.
That Norwood attempted home invasion by the threr incompetent Pookies should be raising some hackles I’d think by how close the house that was targetted to the precious NW circle.
” you could drive Atlantic Ave./Jamaica Ave. from one side of NYC to the eastern boundary ”
You think “urban decay” in NYC and don’t think of the Bronx? Really?
“Actually it was, grandparents Brooklyn, Baby Boomers burbs, Gen X and Y Brooklyn….”
I think 90% of my friends parents all knew each other from either Lincoln or Tilden High in Bklyn.
“That Norwood attempted home invasion by the threr incompetent Pookies should be raising some hackles I’d think by how close the house that was targetted to the precious NW circle.”
across from IC, the funny thing is the pictures of the punks. I cant belive that there were no “resisting arrest” marks on them. last break in like this over dare the crack head took a rough beating and looked like more than one blue blood took a turn on him.
“Looking back to the pre-rehab photos made me cringe. I cannot believe they ripped out all of the vintage window casings and baseboard just to replace them with the cheapest crap they could find at Home Depot. I realize this is a sub 200K home in a so so area, but C’MON!, it was already there! Why trash it?”
The removal of that woodwork should be a crime!
“But what about spillover from buyers priced out of Oak Park?
Could Austin be an option for these people?”
Austin would be behind Berwyn, Forest Park, Elmwood Park and even Cicero for Oak Park spillover. Unlikely to happen for a LONG time!
“You think “urban decay” in NYC and don’t think of the Bronx? Really?”
I’ve been to yankee games, driven the Grand Concourse, been around Fordham U., took the subway up and ate along Arthur Ave. I didn’t think it was that bad, kind like being around Armitage and Pulaski or Kelwyn Park, etc. Not ghetto from what I saw. Big fan of the movie the Wanderers!
“Not ghetto from what I saw”
You were tucked away in one of NYC’s guinea strongholds.. the moulies never go there. Now ya really wouldn’t have to have gone far from Yankee Stadium to have had a whole different opinion.
Dan,
Did you eat at Dominick’s on Arthur Ave.?
The place with huge portions, no menu and no prices?
You tell them what you like and it magically appears?
…and even Arthur Ave… what’s the average IQ walking down that street? in the 70’s? AAyyy.. ohhh.. ya f’n rat bastard!! Oh what I was willing to endure as a youngster for the hot diego big haired girls..
“Not ghetto from what I saw”
Look a little harder next time. As ze sez, not that far away.
There is a neighborhood within the neighborhood called “Austin Gardens” which is regarded as more attractive on several levels from the surrounding area. Is this house within that “patch?”
As for schools…keep in mind that as more “pioneers” move into depressed areas the schools are given a big incentive to improve, in order to attract the newcomers (and their parents’ ability to fund-raise for various school needs). Nettlehorst in Lakeview was considered unattractive for yuppies’ puppies 20 years ago; look at what’s happened since.
“Nettlehorst in Lakeview was considered unattractive for yuppies’ puppies 20 years ago; look at what’s happened since”
Sure, but what was Nettlehorst like 50 or 60 years ago?
“Nettlehorst in Lakeview was considered unattractive for yuppies’ puppies 20 years ago; look at what’s happened since”
Yeah, people who lived in teh hood started sending their kids there, and they stopped busing kids in. Do you think any (menaingful number of) kids get bused in to Austin for school?
“Nettlehorst in Lakeview was considered unattractive for yuppies’ puppies 20 years ago; look at what’s happened since”
Was LV unattractive for yuppies? I hear it is true city living.
“Sure, but what was Nettlehorst like 50 or 60 years ago?”
According to this:
http://thecore.uchicago.edu/springsummer09/beyond-roscoe.shtml
pretty good: “Built in 1892, the three-story red-brick school was among Chicago’s most prestigious elementaries until the 1950s.”
“what’s the average IQ walking down that street? in the 70?s? AAyyy.. ohhh.. ya f’n rat bastard!! Oh what I was willing to endure as a youngster for the hot diego big haired girls..”
um, that’s racist…. you should be banned for such intolerance. Ze, know any good yamika and shops in Kew gardens? place I can pick up a shofar? I was thinking of dressing up as a pregnant nun for Halloween next year, but I decided instead to be a Jew.
“you should be banned for such intolerance.”
What intolerance. I love Italians. Slept with many. I went to a school that was almost half Italian. Had it not been for them, Ze would have graduated in the bottom half of his class.
I’m not one to look behind I know that time must change
But over there in Barrytown they do things very strange
And though you’re not my enemy
I like things like they used to be
And though you’d like some company
I’m standing by myself
Go play with someone else
I can see by what you carry that you come from Barrytown
LMAO Ze!
I love that they’re not installing the AC unit until closing – trying to save the hassle and expense of replacing it several times.
“I love that they’re not installing the AC unit until closing – trying to save the hassle and expense of replacing it several times.”
With copper prices so high, many people can’t keep their A/C units. They are being stolen all over the country. It’s just too easy. Actually, there was just a House Hunters episode where there was an A/C unit chained to the ground just to prevent the theft.
“many people can’t keep their A/C units”
RTU FTW!
Can the whole city be gentrified? Did Sabrina go to the dcotor after venturing out of the precious Green Zone? Egads, so far from Western!
“Did Sabrina go to the dcotor after venturing out of the precious Green Zone?”
I like to shock my senses sometimes. 🙂
Austin did turn – in the 1960’s
From University of Illinois at Chicago
Austin grew rapidly in the early 20th century, attracting a variety of European immigrants, including Germans, Scandinavians, Irish, Italians and Greeks. Austin was nearly an all-white community (99.8%) up until the 1960s when riots, “blockbusting” and other events began to change the neighborhood’s demographics. By the year 2000, African-Americans made up 90.2% of Austin’s population. Currently, Austin is recognized as one of the most crime-ridden areas in Chicago. The neighborhood is plagued by illegal drug markets and high murder rates.
Galewood is decent but this part of Austin, no thank you.
I agree that Garfield Park has more opportunity to turn before this part of Austin ever will.
Sold for 178K on 5/22/2012.
Is this home on the market