A Newly Renovated 2-Bedroom Duplex Loft for $519,000: 3160 N. Lincoln in Lakeview
This 2-bedroom duplex loft in the Lincoln Theater Lofts at 3160 N. Lincoln in Lakeview came on the market in May 2021.
The Lincoln Theater Lofts was converted into “soft” lofts in 2001 and has 33 units. It has exposed duct work but no exposed brick or other authentic loft features.
It has garage parking.
The listing calls this unit “newly renovated.”
It has two new bathrooms with “top of the line” finishes.
The kitchen has a mix of white cabinets, with black cabinets on the island, along with quartz counter tops and stainless steel appliances.
There’s a private balcony off the living room.
The two bedrooms are on the second floor.
There’s also a unique den with industrial black interior windows.
It has central air, washer/dryer in the unit and heated garage parking is included.
This building is just across the intersection from the large Lakeview Whole Foods and the shops and restaurants of West Lakeview.
Listed at $519,000, is this duplex a townhouse alternative?
Antonio Giamberduca at Baird & Warner has the listing. See the pictures here.
Unit #202: 2 bedrooms, 2 baths, 1700 square feet, duplex, loft
- Sold in March 2004 for $378,000
- Sold in March 2018 for $385,000
- Listed in May 2021 for $519,000 (includes the parking)
- Assessments of $468 a month (includes exterior maintenance, snow removal and scavenger)
- Taxes of $8652
- Central Air
- Washer/dryer in the unit
- Fireplace
- Bedroom #1: 12×10 (second floor)
- Bedroom #2: 12×10 (second floor)
- Kitchen: 15×13 (lower level)
- Living room: 25×14 (lower level)
- Family room: 11×15 (lower level)
- Laundry room: 10×5 (main level)
- Balcony
Underwhelming. The cheap exposed duct work sucks the drama and sex appeal right out of this place.
I am in, this is the greatest place in the world and the price is perfect.
I may be biased as I have developed a weekly Dinkle’s addiction for the last 3-4 months. Yes the groove’s pants are a bit tighter fitting lately but I am upping my Billy Bank’s VHS watching.
Really meh… are the bedrooms on top of each other!?
Those appliances had their last hurrah in 2005 and look very worn/cheap.
Generally like the place outside of not enough natural light but certainly not a dungeon. The issue I have with a place like this and the one yesterday is you are approaching SFH or unit in 3 flat condo price points in neighboring neighborhoods which sounds better to me.
Will have just as good finishes, potentially a 3rd bedroom, more natural sunlight, less density (unless you love the apartment feeling), more privacy, lower HOA’s (assuming 3 flat), and a backyard and/or rooftop/balcony.
The buyer for a duplex like this seems limited likely a DINK.
contingent
Showing contingent
Not 1700sf and the lack of a solid divider across the balcony is a miss
Not a fav but at this price point it does tick enough boxes for some younger members of the LPTS. Looking back to the price appreciation this is pretty flat once you deduct for the remodel (’18 buyers are probably going to do ok and walk away w/ $20k)
“he issue I have with a place like this and the one yesterday is you are approaching SFH or unit in 3 flat condo price points in neighboring neighborhoods which sounds better to me.”
Where?
Granted the location isnt optimal (Dinkles not withstanding), but I dont think you are going to get a SFH or an updated 3 flat for $0.5MM in LP, Bucktown, etc
“approaching SFH [] price points in neighboring neighborhoods”
“where”
This is the sort of SFH you can find nearby in a nearby price point:
https://www.redfin.com/IL/Chicago/1819-W-Cornelia-Ave-60657/home/13384965
As the listing sez: “Close to train”
Also of note, based on yesterday’s featured place:
“Expansive yard next to the property with potential for extra income by renting out parking during cubs games.”
The listing certainly implies that you will own everything west of the El tracks, but that does not appear to be true. Looks like the lot extends *at most* 2′ east of the garage, so there is no practical, legal, access to that “expansive yard”.
“Where?
Granted the location isnt optimal (Dinkles not withstanding), but I dont think you are going to get a SFH or an updated 3 flat for $0.5MM in LP, Bucktown, etc”
should have clarified neighborhoods within a 20 minute drive i.e. UKV, Logan Square, Avondale, Roscoe Village, etc.
This one is a 6 minute drive 1.2 miles away. 3 bed/3 bath/2,400 Sq feet, $585K. For an extra $60K this seems like a much better option.
https://www.redfin.com/IL/Chicago/2346-W-Roscoe-St-60618/unit-1/home/18943147
To this place, and the location:
Why is this stretch of Lincoln so hard for biz? I know some/many of the spaces are awkwardly sized, but it just seems like it should be better than it usually is.
As to the terrace–ugh–right at box truck height on Ashland. There’s got to be car-related dirt on everything all the time. There’s reason all those pix are shot from knee height.
More proof that “unique” and “homey” don’t necessarily go together.
Even if I didn’t dislike the unit (hate those bedroom “windows”) it seems like this would be a noisy corner to be near.
“Why is this stretch of Lincoln so hard for biz?”
The rent is too high, like all other commercial property. The unalterable law of supply and demand says the rents have to come down.
“The rent is too high, like all other commercial property. The unalterable law of supply and demand says the rents have to come down.”
The rent has been too high for 25+ years?
I’m not saying you’re wrong, but from Belmont to Wellington has been more crap than not for over 2 decades.
Here’s one in Bucktown 2nd floor of a 6 flat 2/2 with front and back balcony, two parking spots ~$300 less in HOA same property taxes for $499K. Advertised Sq feet 300 less at 1400. Monthly is ~$375 less.
I would rather do this one.
https://www.redfin.com/IL/Chicago/1939-N-Damen-Ave-60647/unit-2N/home/12740373
My guess is it has to do with the commercial space loss deductions, in some states you can deduct the lost rent for an empty storefront at market rate (whatever that is) so owners of buildings are not totally insentivised by supply and demand as much when the rest of the building is producing income say in the form of residential units. Do you recall Milwaukee Ave in Wicker Park the late 90s to around 2010? I bet a good 1/3 or more was vacant, every landlord thought they were going to land a dot com company or super trendy brand retail store, they waited, and waited and waited for a lot longer than I thought they would before those brands did come. Dot Coms never came.
I looked at this unit.
It sold quickly because:
A. Lots of space and great ceiling height for the price
B. Finishes are updated
C. Convenient/Central North Side location.
D. Whole Foods right across the street
E. Has considerable Wow Factor for the price point.
F. Indoor Heated Parking
Other than the unit being right on Ashland, this is a winner. It has plenty of natural light, despite what others have said.
“It has plenty of natural light, despite what others have said.”
The very small windows in the bedrooms, along with the placement of the office relative to where natural light is in the house is why I raised the natural light question.
Certainly looks fine in the kitchen and living room but outside of during the day on the weekends would spend more time in the office and bedroom.
I’d move the tv to the wall to the right (directly under the “windows”; would be a little weird, but better). I like the place.
By chance, does anyone know where the green office chair / dining room chairs are from? Have been looking for something exactly like this for ages.
“The rent has been too high for 25+ years?”
That’s the reason Wishbone moved before Lockdown 1.0, rent negotiations. Rent too dang high. Same as that good taco place SE of Belmont. Flip side it’s also the reason Dinkles may sell and go online only.
You put a wholefoods in and everyone around thinks they now can charge more.
Its always been an odd spot, and a traffic nightmare, only reason I ever went there is for the pastries plus a woolworth sandwich and used to for the army surplus.
Lets also not forget the parking situation in this city is punitive. Working class people, elderly, students, etc. simply can not afford the cost of tickets and they turned this city into a giant parking fee generator. A lot of those people left or are leaving for places where mobility is easier and cheaper. The L is great as long as you live by it and your going where it goes too but most people cant afford to live in those blocks. Lincoln used to have a bus too, not sure why they ditched it, probably was too logical running a bus on a diagonal so this being Chicago the powers that be had to ruin it, or it was racist.
“they turned this city into a giant parking fee generator.”
By “they” do you mean Daley? And yes, it’s an incredible fee generator for a private company and its investors.
By chance, does anyone know where the green office chair / dining room chairs are from?
https://www.arhaus.com/furniture/dining-room-furniture/dining-room-chairs/fallyn-dining-arm-chair-in-linen-natural/
Madeline, you rock! Thanks!
“Its always been an odd spot”
Not “always”–in the 50s, it was the #2 sales tax generating ‘neighborhood’ commercial district.
#1? 63d-Halsted. Which also has a WF now.
“Working class people, elderly, students, etc. simply can not afford the cost of tickets and they turned this city into a giant parking fee generator.”
I get about one parking ticket a year, and it’s most often because of a mistake on my part–not getting a payment to go through on my phone, stupidly thinking that I can park in front of a hydrant on a side street for 8 minutes, instead of parallel parking 3 spots up. There is no reason that one “must” get parking tickets.
This place is nice enough and the price seems reasonable. However, even with 1700 square feet, the only logical place for a TV is over the fireplace. I don’t understand what’s going on with the mantle. It doesn’t seem to fit the fireplace properly. I’m so sick of staring up at my TV. I will never again buy a place where the only logical place for a TV is above a fireplace. I would rather just not have a fireplace at all. The work involved in removing even a small gas fireplace is ridiculous. Although, if removing the fireplace could be done before moving in, I suppose it would be easier. I think this place would work best for people who don’t watch TV. I never realized how much I loathed my fireplace until the pandemic and there was nothing else to do besides watch TV.
Jenny,
I get it that a fireplace isn’t for everyone. But we have a WBFP and have enjoyed it every winter for the 18 years we’ve lived in our current house. It’s warm and cozy, and also a nice centerpiece for the living room. The cat likes it too.
“Showing contingent”
Isn’t everything?
Hard to find properties right now. They’re going under contract within days.
You can get tv mounts that are designed for above fireplace installation. They allow you to pull the tv out and down in front of the fireplace for more comfortable viewing.
ok, TV above the fireplace is just a design trend and I agree I think it’s stupid…
It just takes some creative minds to solve it…
remember when we all had ‘console’ tv’s sitting on the floor in the living room?
““Its always been an odd spot”
Not “always”–in the 50s, it was the #2 sales tax generating ‘neighborhood’ commercial district.
#1? 63d-Halsted. Which also has a WF now.”
————————————
I thought Six Corners had that distinction.
The problem is that developers are building condo units with a gas fireplace as a focal point. I have yet to see a nice looking gas fireplace. This condo seems to have the same fireplace insert as the one in my place. All of these condo developers used the same ugly inserts.
A wood burning fireplace in a large home can be nice. We had one in the house where I grew up, but there was plenty of space for a TV to go in a different room entirely.
@Fred I’m currently looking into a mantle mount. The developer of my building, just like a bunch of other condo buildings, placed the fireplace in such a way that it juts out 24″ plus another 1″ for the ugly molding around the fireplace. The only mount I can find that comes out 24″ is $1900 plus installation costs. It’s fine I suppose. I’m going to call ABT today since they are listed as a dealer for that $1900 mount.
If anyone else has a recommendation, I’d love to get a second quote.
” I’m currently looking into a mantle mount.”
https://www.mantelmount.com
https://www.mantelmount.com
Appears to only work with 12″ or less projections, so would need a bump out framed in over the FP.
This is my only option: https://www.mantelmount.com/products/mm860-motorized-drop-down-swivel-tv-mount
Ed, the no 11 Lincoln bus was discontinued because of low demand. The ridership simply was not there. That could be because most of the denizens of neighborhoods west of Ashland, drive cars by the 70s, and so many employers located in the suburbs where there is little transit.
What few times I rode the 11, there were never more than a dozen people aboard, even at rush hour.
“There’s also a unique den with industrial black interior windows.”
This is the second listing posted on CC in the past year with a “den” or “office” enclosed this way, Do you think this is worth it to “enclose” a room without it gaining the normal visual and sound barriers an enclosed room would have? In this unit, and the other one, the purpose seems to be to enclose a room that would not have any natural light otherwise, so that the light from the outside would get into the room. I am considering doing this for the reverse reason. I want to enclose a room that has large windows, but if I put regular walls up, it would trap the light in that room, and right now, the light from those windows are needed to illuminate additional space outside where the enclosed room would be. This is not inexpensive. (I priced at Sliding Door Company.) For the bit of privacy this would give (I suppose I could add curtains?), do you think it is worth spending $3,000 – $5,000 to gain this kind of a “room”?
“Do you think this is worth it to “enclose” a room without it gaining the normal visual and sound barriers an enclosed room would have?”
I was in a loft in NY a couple years ago, and they had done a glass wall enclosure to create a tv room (two walls were glass). Just big enough for a sectional couch/ottoman and good sized tv. I think one or two of the non-glass walls had some type of upholstery installed, presumably for sound purposes. It was pretty awesome.
@Vissi I think whether people like it or not depends on one’s living situation. I wouldn’t do it unless it was something I wanted for myself. I think it would be great if you and a partner are both working from home. It might be annoying if you throw kids in the mix because I can only imagine the antics that would ensue as you’re trying to work. If you entertain a lot, having that extra room would cut down on usable space for people to mingle.
“I wouldn’t do it unless it was something I wanted for myself.”
My question is whether it would add value to the condo to claim an extra room in a future real estate listing, even though it is a room with only three solid walls, one wall consisting of of floor to ceiling glass. The condo is (or will be, after renovation) a combo of two large 1 bedroom units, and totals almost 2,400 s.f. , Without this “room” it will only have two bedrooms, so I need to enclose this space to squeeze a third “bedroom” out of this large space, but have the issue with enclosing a large (9 ft. wide) window along with it, unless I enclose it with the aforementioned glass wall/door.
If you’re looking at only dropping $3-5k it probably isn’t worth it. Assuming it’s a loft, you’d need to add some sound deadening.
If you can move up in price (substantially) look at glass from Sage. Would allow light and darken for privacy