A Top Floor 2-Bedroom Victorian With All the Vintage Flair: 2034 N. Seminary in Lincoln Park
When this 2-bedroom at 2034 N. Seminary in Lincoln Park first came on the market last February, some of you commented on it in one of the threads.
7 months later, it is still on the market and has been reduced $26,000.
The top floor unit has seen much of the original 1891 woodwork restored and has built-in bookcases.
It has a fireplace and hardwood floors throughout.
The unit also has stained glass windows and high ceilings.
The kitchen, however, has been renovated with stone counter tops and stainless steel appliances including SubZero.
It used to be a 3-bedroom unit, but it appears that one of the smaller bedrooms is being used as a walk-in closet.
The unit has a washer/dryer in the unit and a private garage however it does not have central air.
It is located near the shops and restaurants on Armitage and is just a few blocks from the Brown Line stop.
Now listed $16,500 under the 2004 purchase price, is this a deal?
Neringa Northcutt at @Properties has the listing. See the pictures here.
Unit #3: 2 bedrooms, 1 bath, 1400 square feet
- Sold in August 1999 for $308,000
- Sold in December 2004 for $425,500
- Originally listed in February 2011 for $435,000
- Reduced in July 2011
- Currently listed at $409,000 (parking included)
- Assessments of $110 a month
- Taxes of $3033
- No central air (window units only)
- Washer/Dryer in the unit
- Bedroom #1: 16×14
- Bedroom #2: 13×10
- Walk-in closet: 9×9 (was bedroom #3?)
This is cute. I know that the kitchen is appropriate for vintage, but I think they were mostly in SFH setup. In a small flat, I prefer an open kitchen. Also I like to hang with hubby or the guests while I cook or clean.
Why isn’t this selling. It had been on market for 200 days?! Cannot one turn the walkin closet to a second bath? I wish there were floor plans available. This looks interesting.
The kitchen layout is perhaps a little difficult with the stove quite far from the sink. It is nice to have it seperate. If you want “open” buy new since they are all that way. 1 bath is the biggest issue for most buyers but with parking/ covered this price is not too far off for this market but 380K-390K seems about right
One bath, no air, the taxes might be messed up. $3k seems low for that place. Adding a bath is tough to do in a vintage building.
Also, according to the Redfin comments, it looks like it might need some repairs/refinishing.
“Why isn’t this selling. It had been on market for 200 days?!”
Because it’s a 2/1 for $409k!!!!
Reduce to $324 and they might get a knife-catcher.
I say it sells for $350K.
What will a 3/2 cost then? 450K? If so HD might want to think about something like this. Isn’t the school quite good in LP?
The price seems high to me for a 2/1. I love the unit though. I think $375 to $385 will be the final sales price. Couldn’t find any good comps when I looked.
There is a 3/2 two blocks north of this one for $409,000. http://www.redfin.com/IL/Chicago/2232-N-Seminary-Ave-60614/unit-1/home/13352689
It looks like it needs more work in terms of remodeling, plus the third bedroom is small and the master is small . . . but I do think it shows this one is a little over priced.
HD, what do you think about this one for instance?
http://www.redfin.com/IL/Chicago/2145-N-Sheffield-Ave-60614/unit-2/home/12698804
Charming place, and the kitchen is very nice for this price range. But for those willing to live out yonder, I think they all want a second bath (or at a minimum a powder room).
” Isn’t the school quite good in LP?”
Too far west for the good LP school, too far south for the #2 LP school.
Sweet vintage details and then that kitchen… Definitely not appropriate stylistically.
Great block. Lived there for 8 years. Here’s the first part of a walk down the block:
http://www.youtube.com/watch?v=pp2SGGewZQg
Why all these questions about school? How many people with school-age kids would live in a place like this, anyway?
I agree with those who say the price needs to come down a lot.
” How many people with school-age kids would live in a place like this, anyway?”
If it were avaiable for Section 8 rental, tons.
I think this place is the absolutely ideal distance away from an el stop.
Yeah, that is a nice street. Too bad there isn’t much diversity in terms of income, ethnicity, and background anymore in that area like it was when Joe lived there per his video. Good video Joe, and it was interesting to watch the Maud Street one as well.
I would live with a kid in a place like this, but I think you are right that most Midwesterners won’t.
“Too bad there isn’t much diversity in terms of income, ethnicity, and background anymore in that area like it was when Joe lived there per his video.”
Why? Did you even listen to the part of the video where he describes the gangs owning the Armitage brown line stop?
Good riddance. I’m glad they cleaned it up.
Maybe a single parent with a kid could live here, but a 2 bedroom, one bath is very small for a family much bigger than that.
I imagine only a family with some financial difficulties would choose a place this small, and of course a family with financial difficulties wouldn’t be buying a $400,000 2-BR, 1 BA apartment.
Why is LIVING in “diversity” so important?!!! With the internet and cell phones, we have diversity everywhere we look – why do we have to physically be surrounded by it? The reason I ask is because it has long been shown that communities that are NOT divers (ie, ethnic communities, rich communities, poor communities) tend to have less conflict (because everyone is similar) than the more diverse areas. So why not live with “your own” but maintain exposure (at work, at play or through the internet) to diverse cultures/people.
Agree with clio for the first time in my life.
Dave M or other liberals can go live in one of those mixed, partial section-8 buildings if he thinks diversity is some sort of utopia.
Some call it “charm”, others call it “blight”.
sopoco Lurker: definitely not a lib but have been looking at some units in mixed income devs lately only because their discount to market is significant. I hate the pursuit of diversity for its own sake but if I can get a nice housing unit for half off I might do it. to qualify for mixed income housing in Chicago isn’t easy from what I’ve read. it is not public housing or sec8.
“Dave M or other liberals can go live in one of those mixed, partial section-8 buildings if he thinks diversity is some sort of utopia.”
SoPo, I already beat this horse in a thread from yesterday (and was, perhaps rightly so, cast as “elitist” for do so), but to re-cap: Why do you assume that racial and ethnic diversity must equal Section 8/poor/blighted living conditions? I would love to see greater diversity in my community – I’d be thrilled if more upper-middle-class non-white couples or families would move into my immediate neighborhood.
I don’t wish to live in a blighted neighborhood, be it white, black or otherwise. Nor do I wish to live in an area occupied mainly by political and/or social conservatives. As I noted in another recent thread, I’ve tried, but I cannot think of a single awesome place to live in this country that is predominantly conservative (again, save perhaps for San Diego, but I defer to others as to its present day political culture). (And no, Houston and Dallas are not awesome.)
Diversity can mean a lot of things besides black and white. It could mean not having everyone around you having the same religion, socio-economic status or political views. If you’re raising kids, it helps to have these differences, or else they could grow up thinking everyone is much like them. Obviously, to succeed in the world, you need to deal with lots of different types. It’s best to realize early that not everyone will think like you or have your background.
I was recently in Winnetka and saw a photo of the 8th-grade graduating class on a store window. There was one non-white, and I think the person was Asian. I felt sorry for those kids, because variety really is the spice of life.
I meant the early to mid-1980’s version of the street after it was cleaned up by the cops. And my version of mixed income is not 3 doctors, 4 lawyers, an investment banker, and then 2 renters right out of school renting a garden apartment below a $1.6M owner’s unit.
The middle income bracket of $70-100K income is kind of in a no-mans land. They would never be able to afford a decent place in this kind of neighborhood unless it was a 1 bedroom or a crappy 2 bedroom, but 25-30 years ago it was easily doable. Maybe this area in 1980 was more like Humboldt Park today.
It is especially difficult on people who live on one income (either due to their being single or other reasons) close to the lake in a not so dangerous area. What are the options now?
At this point, I don’t identify as either a liberal or a conservative due to the fools running our show right now in Washington. The diversity I am amazed at is when people of different backgrounds, incomes, races, values, religions, etc can live together and get along. This is America and isn’t some exclusionary island we build called ELP.
“Why is LIVING in “diversity” so important?!!!”
because the prospect of getting shot randomly at any time makes life more interesting?
“The diversity I am amazed at is when people of different backgrounds, incomes, races, values, religions, etc can live together and get along. This is America and isn’t some exclusionary island we build called ELP.”
Damn hippie, go back to hippietown. Round here, we have the po-po crack yer skull for laffs.
Sonies,
See my entry above. Diversity doesn’t mean you have to live in Uptown or Rogers Park and face high crime rates.
Sure, I’d be just as happy to have a socio-economically diverse range of neighbors as well, as long as they are deeply committed to keeping the community a clean, safe and attractive place to live. Absolutely.
Is there a good blog/forum to ask mortgage questions? Or should I just hijack this thread?
anonny – that is the whole problem – when you have “diverse” neighbors, everyone’s priorities are likely different. Throughout time, people have flocked to live with people who are similar to them – there is a very good reason for this. Again, you don’t have to have “diversity” shoved down your throat 24 hours a day. You can live in a non-diverse (safe) area and expose yourself/your kids to diversity everyday. This way they learn about it at a safe distance. Exposure with boundaries and safety nets is what breeds successful people.
anonny, Dan 2 and David M, I could not agree more. And Clio people are more similar than you think. My cleaning lady has exactly the same priorities in life as I have at least for the top most:
– health of her family (both in terms of function and medical health)
– education of her kids
– having a stable income
– happiness of her family and friends
even on minor things, she likes to have nice cloths, eat tasty food, have a nice house, etc… Sure we have differences in the details, but I would have absolutely no problem having her as a neighbor. I even tutor her daughter in math as she was worried about that. You know we are all human beings.
There is something that really baffles me about US: everyone wants to be filthy rich (the American dream), go to university, marry a fit or beautiful person yet most actually hate the rich people they know, call smart of sophisticated people snobs or elites, and try to claim all fit or beautiful people are either vain or stupid. And then there is this disdain for the poor and oscillation between inferiority (insecurity) and superiority (having an unrealistically high opinion of oneself). You’d think people that live in one of the best places in the world and who have achieved so much would be a bit more confident and magnanimous.
“Or should I just hijack this thread?”
Steve- everyone else hijacks threads so why not you?
lol…good point Sabrina. Now you want to corrupt the only considerate poster you have?
“Is there a good blog/forum to ask mortgage questions? Or should I just hijack this thread?”
There are tons. But what is your question.
Obviously it’s the euro talking but I’d live in a 2/1 with my two kids too if it meant living in an area I wanted to live in with top schools etc. At least while they are still young anyway.
“Obviously it’s the euro talking but I’d live in a 2/1 with my two kids too if it meant living in an area I wanted to live in with top schools etc. At least while they are still young anyway.”
Same here (well, not so much the one bathroom aspect, but close enough). There are so many great places throughout this country to live if one really wants to live in a SFH. Unless you’ve got a couple million dollars to spend, (the City of) Chicago is not among them.
I have come to the conclusion that I would never want to be neighbors with Clio, anon, or sonies.
This has been everywhere lately. Just throwing it out there.
http://www.msnbc.msn.com/id/44084236/ns/health-behavior/#.TkPQJL-RDJx
“This is America and isn’t some exclusionary island we build called ELP.”
Ever park your nice new car in a really shitty area and go for a walk. The ‘you ain’t welcome mat’ swings both ways. Don’t kid yourself.
“I have come to the conclusion that I would never want to be neighbors with Clio, anon, or sonies.”
Dave, I thought you loved the Palmolive……obviously not.
The south loop is incredibly racially diverse, but not economically diverse. Does this ‘count?”
It seems like people are becoming so catty and picky about who they associate with and who they want as their neighbors. This isn’t a NYC coop. You don’t win any prizes by living next to everyone who is already like you, living a very boring existence as a dud of a rich person.
ze, I drive my nice car everyday to one of the worst neighborhoods in Chicago to work, and it hasn’t been touched. However, when I drove a Chevy, the window was broken and the car was keyed. I don’t think it necessarily depends on how nice the car is or how bad the neighborhood. I know someone who had the window on their Volvo smashed in Lakeview….
“I have come to the conclusion that I would never want to be neighbors with Clio, anon, or sonies.”
Jeebus, must I stoop to using emoticons? You didnt have to find it funny, but you *must* have recongized it as a joke.
“I know someone who had the window on their Volvo smashed in Lakeview”
and rightly so, its a volvo and deserves actually worse treatment.
Groove, I beg of you to reread all of your posts. You (like so many in your generation) feel wronged and are very judgmental of others – yet you are the FIRST one to be insulting and condescending – you are the definition of hypocrite -and you don’t even realize it.
“Groove, I beg of you to reread all of your posts. You (like so many in your generation) feel wronged and are very judgmental of others – yet you are the FIRST one to be insulting and condescending – you are the definition of hypocrite -and you don’t even realize it.”
doode its a volvo, how else am i supposed to respond?
awww Clio was that _your Volvo_ with an “I support the public option” sticker? 😀
I bet you now support it for car insurance too, huh? 😀
I see all four exposures (sunlight!) versus living in a dank basement, and nobody above you to make noise at night (or overflow the toilet).
School district is Oscar Mayer which is almost as good as Newbury now. But I think this is more for a young professional couple (or partners) without kids yet, that still want to stay in the city for the next 5-10 years.
Nobody in Britain would think this would need a second bath, never understood that need here. But I never understood giant master bedrooms – you just sleep in there, right?
Private deck looks nice – looks new. Surprised they did not make a roof deck as people love to have those for some reason (I have never actually seen anyone on theirs).
Low assessments make this very affordable. I say it sells at $400 even, but everyone is waiting for a ridiculous bargain including myself!
Personally, I love that Sheffield area and the Garden Walk. I’m done with the kids at the bars near me.
Background:
Bought a condo in 2007, probably owe more than its worth. Rate is 5.98 30 fixed. Would be willing to pay down loan to get a LTV of 90% and refinance at a rate around 4.5%. Yet my wife and I would love to move to a house.
So my question is would you rather:
Pay down my current mortgage and refinance.
or
Save for another 6-8 months and buy a SFH somewhere and just sell at a loss the current condo.
“Save for another 6-8 months and buy a SFH somewhere and just sell at a loss the current condo.”
Not even considering handing the keys back?
No.
“Save for another 6-8 months and buy a SFH somewhere and just sell at a loss the current condo.”
If you can manage to save for a down on a SFH without relying on the proceeds of a condo sale, why not just rent the condo out?
“off topic”
how’s that gold bull wave going again? Didn’t I say I’d be careful buying at these levels? Who knew two days later its already down $149
one thing I know is that when everyone says something is sure to make money, it will always turn the other way sooner than later
“and rightly so, its a volvo and deserves actually worse treatment.”
LMAO Groove! I totally agree
They should have smashed the drivers too
If you aren’t even considering walking your financial decision is easy: pay down to 90%LTV & refinance. I doubt you’re moving soon to a house unless its renting one though.
anonny:
we have also considered that–yet i really would not want to rent at a loss, about 500/month
Bob on August 24th, 2011 at 1:03 pm
If you aren’t even considering walking your financial decision is easy: pay down to 90%LTV & refinance. I doubt you’re moving soon to a house unless its renting one though.
What makes you say this? Why would I walk, if I could afford to bring cash to the table and a healthy down payment on a SFH?
don’t refinance, take your losses and move on
Steve: walk away.
(Note that I really don’t think you should do that. But just saying it will likely bring the irrational rage of a certain poster here. I simply can’t help poking the well-heeled bear…)
Steve,
Steve,
I would say if you can save enough to sell and come to closing with a loss do it. If you get rid of it, you will be able to get an FHA loan on a new single family home with only 3.5% down. Condo values are not going up any time soon. Don’t put any more money toward it, get out of it now before you lose any more. If you paid down to 90%, your value could still continue to fall and when you do sell (maybe even less than that 90% current loan percentage), you will have lost whatever you paid down and MORE. Get rid of your losing asset and take advantage of the current home prices. Even if you have to rent for a year, it is better to get out. If you short sale you can’t buy another home for 3 years and if you foreclose you will really mess up your credit AND you will not be able to buy for 7 years.
“you will be able to get an FHA loan on a new single family home with only 3.5% down”
How do you know where Steve wants to live? While I’m sure that there are many places where one can buy a new SFH with a 3.5% down FHA loan, very few are within the areas discussed regularly here on CC. Maybe Steve has a burning desire to move somewhere with $400k SFHs…but even within those areas of “Chicago,” that’s unlikely to fetch a new place.
All I heard is that he wants to be in “a house.” Regardless, considering his circumstances, I really dodn’t think Steve could be too picky about living in the city. If he really wants a house, he can definitely find a single family home in the suburbs and comfortably put 3.5% down on it.
I think that everyone should stop paying their mortgage. That’s the only way to take power back from the banks. Power to the people!
3.5% down is not in the cards–as the places we are looking would all be jumbo mortgages–our budget is 600-700k
after speaking with a mortgage consultant/lender whatever and running the numbers, we have decided to not refinance and put any more money in my current condo, continue to save up our 20% down payment for our next place–hopefully by next spring
i appreciate all of your answers