After 5 Years, Will This New Construction Modern Condo Finally Sell? 2157 W. Division in West Town
This 2-bedroom modern unit at 2157 W. Division in West Town has been on and off the market since March 2007.
It appears to still be developer owned.
The building is a 6-unit elevator building constructed in 2007.
It has 10 foot floor to ceiling windows with cedar accents.
The unit has upscale finishes including an Arclinea designed kitchen with white cabinets and SubZero, Gaggenau and Miele appliances.
The master bath has Ann Sacks tiles.
The unit has heated garage parking, washer/dryer in the unit and central air.
I don’t have an original 2007 list price, but since December 2011, the unit has been reduced $45,000 to $474,800.
Will this property finally find a buyer in 2012?
Karen Ranquist at Koenig & Strey Real Living has the listing (the building was originally a Ranquist development). See the pictures here.
Unit #301: 2 bedrooms, 2 baths, no square footage listed
- Still developer owned?
- Originally listed in March 2007
- Was listed in December 2011 for $519,800
- Reduced several times
- Currently listed for $474,800
- Assessments of $280 a month
- Taxes of $8755
- Central Air
- Washer/Dryer in the unit
- Heated garage parking included
- Bedroom #1: 12×14
- Bedroom #2: 10×13
Nice unit, but not cool to be looking into the hospital and its huge HVAC inlets and outlets. The HVAC is also noisy.
at night, all lit up, the building looks beautiful. But in the stark light of day, the exterior is pretty depressing. Inside is nice enough, but the kitchen island for cooking and prepping is kinda goofy. I see a lot of walking around the island to get any cooking done. And the location just ain’t all that. Get it closer to $400k and you’ve got something.
Bubble unit built during height of the froth. Target market was phantom buyers with specious financing. These are tough times for condo developers and rightly so. Buyers know this is a tough, if not impossible resell in the future.
There used to be a really cool place nearby called Angels and Mariachis. But after it closed, I am not as interested in this area any more. Too many hipsters who can’t afford to rent a place like this.
Once Trotter’s closes, this place is going to be much less attractive.
“Once Trotter’s closes, this place is going to be much less attractive.” — are you sure you’re on the right thread?
“specious financing”
Interesting new usage–implication of not-quite-fraudulent–I think I like it, but not quite sure.
I hate the exposed cinder block wall. Exposed brick…cool.. exposed cinder block…yuck.
Personally, I love the Ranquist developments. The style is not for everyone, mainly the Dwell’ers and the finishes are great. That aside, I think that it is still priced well wide of the current market for a 2/2 in WP. Not sure what it would take but my guess is in the realm of Logansquarean.
ps: Most common appearance seems to be on the Democratic Underground–HD, are you one of the (many) conservatives who troll that cesspool looking for material? Or are you a closet Occupy member?
I’ll third the “about $400k”. With $1k/month in tax+ass, just don’t know how you justify omre than that for a 2/2, even if it’s kitted out nicely.
Also, don’t mind the lobby block walls, but hate it in the unit. Not that that is too big a deal–if that were the one thing holdingh you back, I’m sure Ranquist (assuming they still own it) would put up sheetrock and paint for you.
I came up with specious financing on my own, I swear to god.
The cinder block in the hallways screams dorm room. Other than that I like it, something ’bout it reminds me of a hotel room I stayed in once in Sydney.
I have always been under the impression that living on a main street should be cheaper than similar place on a side street. CribChatter continues to disgroove my random theory.
ditto on the about 400k.
“Most common appearance seems to be on the Democratic Underground”
I thought strip clubs in Houston..
Living on a main st, at least I’ve found, either buys more house for the money, or, is really cheap for something tiny/crappy/etc. There are degrees of busy too: division is busy, but western is completely different.
“I thought strip clubs in Houston..”
The *phrase* “specious financing”, not HD.
“There are degrees of busy too: division is busy, but western is completely different.”
Basically, if it’s the kind of busy that can be fun to walk through/near, it’s not a neg to live on. Western is (mostly) really awful to walk along.
I think that living on a busy street is a larger negative for a sfh than for a condo, esp. if condo is on higher floor.
“Basically, if it’s the kind of busy that can be fun to walk through/near, it’s not a neg to live on”
which to me is just as bad as a western/cicero/ashland. on the “nice” main street you will have increased foot traffic, the slow moving motor traffic, all day noise from both kinds of traffic. smells and noises from business, 2am noise from bars/clubs. Also alleyways blocked from commercial delivery trucks.
so to me there should be a deep discount to living on a main street, and a slight discount to sharing an alley with a main street commercial strip
“esp. if condo is on higher floor.”
i dont think the third floor is high enough
“Basically, if it’s the kind of busy that can be fun to walk through/near, it’s not a neg to live on”
Yeah, I think it needs dahlia’s clarification for sfh and, depending on the street (and certainly the specific location), can still be a negative.
“on the “nice” main street you will have increased foot traffic, the slow moving motor traffic, all day noise from both kinds of traffic. smells and noises from business, 2am noise from bars/clubs. Also alleyways blocked from commercial delivery trucks.”
For me would really depend on specific location. Car traffic issues might be minor if there are good escape routes. Not so much worried aobut general smells and noises, would be worried about whehter specific location is next to bar etc. Third floor might be high enough, I’d really want to be there at night before buying.
“I’d really want to be there at night before buying.”
Looks like the subject property has a direct view of the street lights. I’d bet that’s suboptimal.
“Yeah, I think it needs dahlia’s clarification for sfh and, depending on the street (and certainly the
specific location), can still be a negative.”
Of course. As, for example, living above Spybar is completely unacceptable.
The 3/2.5 that just sold for $397k at 2143 w. div would seem to give some pretty good credence to logansquarean’s call.
That place might not have the funk that we have here. . but it did have the extra 2 extra parking spaces, one extra bedroom and an extra half-bath for over 20% less. . .
$400K seems right.
I like the brightness and modern, clean lines… but that kitchen is clearly a kitchen for people who do not cook. WTF with the sink and stove on opposite sides of the island? There’s no work triangle w/ that kitchen… and the sink’s effectively in the living room as a result of the layout!
I like the general aesthetic, but there’s no place to hang art. Maybe an overall minor point in the grand scheme of things, but kind of a bummer.
The exposed cinder block wall and the outdoor shot in the daylight makes me think of Cabrini Green for some reason.
This place is basically in Humboldt Park! Why you would pay all that money to live in the ghetto is beyond me unless you want to be some sort of trailblazer so you can say “I lived in Humboldt Park before it was cool.”
Matt – this place is a block away from the heart of Wicker Park. I don’t love the immediate location by the hospital and school, but it is definitely not “the ghetto” in any sense.
“this place is a block away from the heart of Wicker Park”
Where exactly is the heart of wicker park, or is the heart so big that it encompasses essentially all of wicker? Agree location is not dangerous or anything, but it’s also not the nicest of locations. I’d guess not too loud at this part of division unless the hospital is loud.
Wait… is the consensus that Lesko is earnest?
Huh.
Consensus is that lesko is the new CIio….his or her posts are put up to spur traffic and responses. At best he/she is uninformed and highly opinionated.
Maybe your city living has skewed your perception of what a ghetto is. I will give you that it’s still technically in Wicker Park. But it’s very close to Humboldt. It’s like when someone living in the Gold Coast brags about living in the Gold Coast despite being a block from the halfway house that is the YMCA.
o/t alert:
Groove, are you buying this?
http://www.redfin.com/IL/Chicago/6637-N-Keota-Ave-60646/home/13592643
Wicker Park is suffering from an enlarged heart due too much congestion.
I used to live a stone’s throw away from here on Crystal, basically right behind this building. There was, and I’m pretty sure still is, a few section 8 houses directly next to this building which made for some very loud and sometimes scary summer nights for me in my first floor apt. That said, it’s definitely not in humboldt…It’s just couple blocks from all of the best bars & restaurants on Division.
“o/t alert:
Groove, are you buying this?”
nope its in the wildwood district and a block or so behind it begins the no sidewalk thing. plus if living in the city i want an alley, IIRC this block is alleyless
Less than 1000 sq. ft. makes that one high price psf too. Odd that there is no alley but you don’t own back to the neighbor’s lot either according to the satelite on Redfin. It’s like the city forgot to put the alley in.
Gorgeous woodwork though…..
“o/t alert:
Groove, are you buying this?”
nope its in the wildwood district and a block or so behind it begins the no sidewalk thing. plus if living in the city i want an alley, IIRC this block is alleyless
No, it will not.
“This 2-bedroom modern unit at 2157 W. Division in West Town has been on and off the market since March 2007.”
It’s comical. Not only is the developer not budging on price but there have been times during the past year the developer decided to voluntarily de-list it from the market for marketing purposes. LMAO. This developer is a business failure on so many levels I don’t even know where to start. The bank who gave the construction financing should’ve foreclosed on these developers a looooong time ago. Ignoring problems like this (half million dollar property in area it never should’ve been built in the first place) does not make them go away.
err times during the past FIVE years.
Way too high here.
The tack in my shoe these days is the fact that you see so many otherwise wonderful places with BS kitchens, especially in this hood. Obviously, here we have the opposite issue.
*Sigh*
“Consensus is that lesko is the new CIio….his or her posts are put up to spur traffic and responses.”
I wish I had the time/energy to make up someone like Clio. I could make a lot of money in Hollywood if I had that kind of creativity.
“I wish I had the time/energy to make up someone like Clio. I could make a lot of money in Hollywood if I had that kind of creativity.”
Ah. So you *are* behind Lesko!
“Ah. So you *are* behind Lesko!”
sorry i think lesko is more creative than Clio.
do find clio funnier than lesko
could careless if clio or lesko ever type another word here
clio’s basis of ignorance has a better rounding as lesko’s is just all around bad
Glad we havent seen a LESKO post yet, sad we saw a CLIO post today
You may not like my persona or my comments, but I think you know there are some kernels of truth in all of them. ;P
“You may not like my persona or my comments, but I think you know there are some kernels of truth in all of them”
there are kernels of corn in a floater i drop about an hour ago, i try not to celebrate them.
What do you guys think about the resale potential of a property right on a noisy main street. I am considering purchasing a condo right on Milwaukee Ave (near North and Damen) on the 2nd floor. It is on the other side than the train, and I thought the noise from the train wouldn’t be too crazy but the other day, during inspection, when we opened the windows, the city noise even was quite loud. I am now concerned that even if I manage to make it work, will it be hard to sell it once we decide to move out. Opinions?