A Single Family Home Alternative? A 4-Bedroom Lakeview Condo at 1165 W. Eddy
This 4-bedroom duplex down at 1165 W. Eddy in Lakeview came on the market in March 2021.
Built in 2015-2016, this all-brick building has 6 luxury units and 6 garage parking spots
We first chattered about this building in 2016 when it was newly built as it replaced two vintage Victorian homes that we had chattered about previously.
In 2016, we chattered about the buyers of these luxury condos in a neighborhood that used to be known for “starter” condos for 20-somethings.
Russ commented:
Most of the buyers are young married DINKs. Usually late 20s or early 30s. Both husband and wife are typically recent graduates of top MBA or law programs. Almost always work in consulting, PE, i-banking, brand management or BigLaw firms. Usually putting 20% down, although it isn’t uncommon some portion of that is a gift from parents.
They will typically stay in the place three to five years before moving up to a single family. The move is always precipitated by children hence why there is a crib in nearly every resale condo listing.
North Shore is usually the suburb of choice. Every now and then, they will stay in the city, but most don’t. Occasionally, a few move to western burbs. A decent number wind up relocating out of Chicago.
See our 2016 chatter here.
This unit is one of the larger 2600 square foot duplex downs on the first floor.
The living room, dining room, kitchen and family room are all on the main floor.
It has wainscoting, crown molding, built-ins and a coffered ceiling on the main floor.
The chef’s kitchen has white cabinets, Subzero and Wolf appliances, quartz counter tops, subway tile backsplash and an oversized island which seats four.
There’s also a butler’s pantry with a wine fridge.
All 4 bedrooms are in the lower level including the primary suite which has a marble bath.
The lower level has heated floors.
There are 3 outdoor spaces including a front balcony, a back deck and a private garage rooftop deck.
There are gas lines for the front and back decks.
It has central air, washer/dryer in the unit and one garage parking space.
It has come on the market at $975,000.
Is this a single family home replacement for those who want to stay in the Wrigleyville/Southport neighborhood but are priced out of single family homes?
Lauren and Kyle Shimmon at Dream Town have the listing. See the pictures and floor plan here.
Unit #1E: 4 bedrooms, 2.5 baths, 2600 square feet, duplex down
- Sold in April 2016 for $899,900 (according to Redfin)
- Currently listed at $975,000 (includes garage parking)
- Assessments of $212 a month (includes exterior maintenance, lawn care, scavenger)
- Taxes of $17,371
- Central Air
- Washer/dryer in the unit
- Fireplace
- Bedroom #1: 16×14 (lower level)
- Bedroom #2: 13×11 (lower level)
- Bedroom #3: 12×11 (lower level)
- Bedroom #4: 11×11 (lower level)
- Living room: 20×16 (main level)
- Dining room: 16×12 (main level)
- Family room: 21×17 (main level)
- Kitchen: 14×12 (main level)
- Breakfast room: 12×7 (main level)
- Balcony: 16×7 (main level)
- Terrace: 17×6 (lower level)
- Deck: 29×19 (on garage)
It’s a nice place, and currently a nice quiet Neighborhood. Like me on the NW side its quiet for now. But soon flights will return to normal’ish and my noise will return.
But sooner this place’s surrounding 2 blocks will get back to nomal’ish with pent up extra normal. So what type of buyer is this unit really marketed to at $975k?
$1MM Luxury Duplex Down – LOFL There’s no such thing. Crack pipe if they think this place went up $100k in 5 years
Nice trampoline, neighbor at least has a nice pergola
Can’t tell if its electrical or HW radiant heat
This really isnt a SFH alternative and is living close to Wrigley a + anymore?
$1MM to sleep in the basement? Hard pass. Also, what’s a DINK?
DINK = Dual Income, No Kids
You’d have to be someone really wanting to relive your college days to be excited about this location.
Hard to tell from the plan, but due to the location of the stair, it appears you have to walk OUT of the primary bedroom to get to the walk-in closet…
and I have to say that those are some miserably small windows on the lower level…
^nah, I’m wrong… missed the actual walk-in…
still right about the windows though
Really nice, but I don’t see how anything other than a TH can be considered a SFH alternative (and then even that’s a stretch). Yes, there are big condos (this one is about 1,150 sq ft bigger than my SFH), but it’s not the same.
“wanting to relive your college days to be excited about this location.”
I’m not sure where you went to school, but I never had to live in a basement across from a parking garage entrance/exit ramp.
Going back to the prior, prior post, this good question from skeptic finally has an answer:
“speaking of teardowns, anyone want to hazard a guess when that little yellow crapshack at 11xx W. Addison housing the “Yesterday” memorabilia store bites it?”
http://cribchatter.com/?p=11155#comment-176693
“Really nice, but I don’t see how anything other than a TH can be considered a SFH alternative (and then even that’s a stretch).”
Its the same as calling something 1500sf when in actuality its 1200
Shill speak
So, if I’m looking for a SFH alternative, short walk to Wrigley, for ~$1m, I’m buying this instead, right?
https://www.redfin.com/IL/Chicago/3703-N-Bosworth-Ave-60613/home/13383976
“calling something 1500sf when in actuality its 1200”
funny thing about that is the listing says 1944–25% smaller than the featured condo–but obviously actually much larger.
I like the condo’s aesthetic a lot more, but it’s a super no-brainer, imo.
$1 mil, $17k+/year taxes + monthly HOA for a cookie-cutter, bland duplex-down and no yard? I want explanations from people this appeals to.
“$1 mil, $17k+/year taxes + monthly HOA for a cookie-cutter, bland duplex-down and no yard? I want explanations from people this appeals to”
The same Chuds that paint millwork in vintage housing
Sabrina & JoeZ have their fingers on pulse of this homeowner
“I’m not sure where you went to school, but I never had to live in a basement across from a parking garage entrance/exit ramp.”
Well lad-ti-da, somebody had a full MAP grant. I know I lived in some *special places from the age of 18-23.
That said, that statement is 100% the best description of a duplex “basement” down I have heard.
I’ll make the same joke I always make about duplex downs:
Almost a mil to sleep in a basement? I can do that at my mom’s for free.
It’s nicely done though. I love a butler’s pantry and I can’t recall seeing one in a new construction condo.
“$1 mil, $17k+/year taxes + monthly HOA for a cookie-cutter, bland duplex-down and no yard? I want explanations from people this appeals to”
People who travel too often to properly maintain a yard, and who don’t want to pay the astronomical HOA that comes with a highrise.
I am sure no one prefers to sleep in a basement, but 2,500+ square feet in a multi-unit building is hard to come by. Sleeping in a basement in exchange for lower maintenance (multi-unit) living is a trade-off for some.
“2,500+ square feet in a multi-unit building is hard to come by.”
Sure, and you aren’t finding here, either. The space is 65′ long and at max (except the master closet) 18′ wide, with the rear 18′ of both floors 14′ wide. So, 2*[(47*18)+(16*14)] = 2,140 without addressing the narrower front of the unit bc of entryway, and anything else.
Even just taking the max footprint of 65×18 only get you to 2,340.
Here’s a duplex up for a little more $$:
https://www.redfin.com/IL/Chicago/2855-N-Southport-Ave-60657/unit-3/home/40376792
Of course, that ain’t 3400 SF, either–check out the floorplan for the “1700 sf” roof deck–it says it’s 76×19 (which I think is a minor exaggeration) which is less than 1450. So the unit is–tops–2900 sf, rather than the 3400.
It’s certainly ‘dated’ compared to this one, but the space is sooo much better that, were I picking between the two, it’s a no-brainer.
“It’s certainly ‘dated’ compared to this one, but the space is sooo much better that, were I picking between the two, it’s a no-brainer.”
I agree, would go with the duplex up in a heartbeat.
But some people would choose the unit that is fully updated and which requires no work other than moving in….the type of people that don’t want to maintain a yard.
I’d also take the outdoor spaces directly off the main living area over a roofdeck.