East Lincoln Park 2-Bedroom Returns To Try Again (Will The Groove Be Right?): 2657 N. Burling
We last chattered about this 2-bedroom top floor unit at 2657 N. Burling in East Lincoln Park in January 2011.
See our prior chatter here.
At that time, it had 9 of the 13 “unicorn criteria” that anonny was looking for for his condo dream home in East Lincoln Park.
Listed for $364,000, many of you believed it would sell for the low $300,000s.
The Groove was one who actually “called” it:
“i call 317k w/parking. write this down because I WILL BE CORRECT”
Since then, the property has been reduced to $349,500 with the parking included.
If you recall, the unit has hardwood floors and a wood burning fireplace.
The kitchen has white cabinets, granite counter tops and a mixture of appliances (white and black.)
It has the features buyers look for such as central air, washer/dryer in the unit and deeded parking (although it is outdoor.)
Will The Groove turn out to be correct in the final sales price of this unit?
Mario Greco at Prudential Rubloff still has the listing. See the pictures here.
Unit #3: 2 bedrooms, 2 baths, 1300 square feet
- Sold in August 1994 for $182,500
- Sold in August 1998 for $256,500
- Sold in June 2003 for $351,500
- Sold in June 2005 for $400,000
- Sold in May 2007 for $412,500
- Originally listed in July 2010 for $399,000
- Reduced
- Listed in November 2010 for $364,000 (plus $20,000 for parking)
- Was still listed in January 2011 at $364,000 (plus $20,000 for parking)
- Withdrawn in January 2011
- Re-listed in March 2012 for $374,500
- Reduced
- Currently listed at $349,500 (includes the parking)
- Assessments of $155 a month
- Taxes of $5984
- Central Air
- Washer/Dryer in the unit
- Wood burning fireplace
- Bedroom #1: 13×13
- Bedroom #2: 13×10
Me in the prior chatter: “This place isn’t bad and, if it closes at close to $300k (maybe 319?) with parking, it should work nicely for another buyer.”
Groove said $317k. Since it’s yet to close, it remains to be seen whether he or I called it.
Watch it sell for $318k and all of the nit pickers will come out and insist you were both wrong……
69% just isn’t enough for anonny?
” it had 9 of the 13 “unicorn criteria” that anonny was looking for for his condo dream home in East Lincoln Park.”
Hopefully this brings a smile to someone and brightens their day… (Groove?) Someone mistook this for the entrance to the parking garage…
http://oglobo.globo.com/eu-reporter/motorista-se-atrapalha-desce-escada-com-carro-em-botafogo-4724777
too small for a buy in my opinion, this should be a rental. I think it will sell for less than 300k
Can someone repost the unicorn criteria?
Oh – my apologies. The linked old post had the criteria.
I still hate the wooden stair cases in the back of this type of building. At least this building seems to have doors, so people can close off their balconies. How often do those stair cases need to be replaced? The assessments seem artificially low and I’m guessing on a per unit basis, it would cost at least $10k each to replace the stairs.
Anony – Are you feeling bad for being left out of the title of this post? I suspect that you and the Groove both deserve credit if it closes in the teens but the reason that he is in the title is that Groove mandated it and put his guarantee on that price. If you seriously are pointing out how you were slighted by Sabrina don’t forget to also add Riz who also called 300-317K at 12:10pm. That prediction and post was 1: 20 minutes prior to your comment so Riz also gets full credit if it closes in the teens. Technically she also would win ( (at least on the price is right) if the two of you have overbid by $1.
“anonny (April 25, 2012, 6:18 am)
Me in the prior chatter: “This place isn’t bad and, if it closes at close to $300k (maybe 319?) with parking, it should work nicely for another buyer.”
Groove said $317k. Since it’s yet to close, it remains to be seen whether he or I called it.”
WOW jealousy is a funny bedfellow aint it?
“Hopefully this brings a smile to someone and brightens their day… (Groove?) Someone mistook this for the entrance to the parking garage…”
no he mistook his car for a skateboard and tried a kickflip shove-it down the stairs 😉
Pressure treated lumber should last 50+ years. Metal would require even more upkeep
ed:
Don’t try to make sense of it; wooden exterior stairs exceeding on-half story are on jenny’s (loooong) list of “i like it nots”.
Dammit Icarus, we still need the wiki.
“Groove said $317k. Since it’s yet to close, it remains to be seen whether he or I called it.”
I interpreted this as Groove and Anonny both called it and not as a Price is Right competition.
Given Ken Block’s (and similar sorts’) second life as a rally car racer and stunt driver, I wouldn’t be surprised if kids start trying to slide handrails and launch stairs in their little cars, desperate for the next Monster or Red Bull sponsorship.
Back to the subject property, yes, JP3, it would appear that Riz should share the spotlight with Groove and me. And I partly agree with Housing Bear: yes, this place is a rental (not saying I’d rent it, just that it seems like an apartment). I will say that the listing is nicely done, and the low $300’s still seems reasonable.
As for the Unicorn Criteria, I’d say that all 13 are now absolute requirements (some having been mere preferences), with the added Criterion of not having anyone overhead in a vintage walk-up. We’re currently in a 2 bed that meets all 14 UC. Within the next one to two years, we’ll be looking for a 3 bed that essentially meets the existing UC, with some flexibility as to location. Going forward, the UC are:
* 3 bedroom, 2.5 baths (must have master bath; can have three full baths instead of a powder room (a 3.5 bath would be ideal), but the third bath can’t serve the other two bedrooms)
* ELP (in Lincoln elem and east of Halsted at a minimum, but unless it’s an incredible deal (on, say, a RH with a separate family room and perhaps a fourth bedroom), it really needs to be east of Clark); provided, however, that:
– GC (between LSD and Clark and between North and (roughly) Goethe) may also be considered; provided further, that:
– If we get into L or P for pre-k, NELP (east of Clark between Fullerton and Wrightwood) would be at least as, and possibly more desirable than, ELP; and
– If we get into L or P for pre-k, perhaps LV, if we found a truly extraordinary place east of Broadway and south of (roughly) Hawthorne.
* 1 garage space
* w/d in unit
* not on ground floor or “low first floor” (and no duplex down), and if a vintage walk-up, no one above
* wood floors (or permitted installation of wood floors, with a corresponding discount in purchase price)
* kitchen is not open to the living room (but can be open to the dining area)
* some sort of private outdoor space (at least big enough for a grill and a smallish table and four chairs)
* central air (however, if space pak or through-the-wall units are effective in a particular property, that could work)
* working fire place (highly prefer gas)
Other than the (possible) flexibility regarding central air, the only Criteria that could possibly be waived are the (i) private outdoor space and (ii) fireplace, but only if the property was otherwise too-good-to-pass-up (a few buldings come to mind). (Would we waive the garage requirement in exhange for a top floor, park-facing 4 bed in the Shakespeare for $600k? Sure, but that’s not happening.)
^^
wow thats a lot of typing to try and regain the spotlight there annony.
I think we all need to give annony a internet hug to let him know he is special too.
anonny makes his wife call him “the unicorn”
Glorified college student housing. Note bathroom off kitchen-dining-living. This should be a rental.
anonny – Curious, how much did you end up paying for your current 2 bedroom that meets all 14 UC??
Shama, mid $400’s.
“it remains to be seen whether he or I called it”
Groove made a call. You made a self questioning parenthetical remark. Agree that whether Groove “called it” remains to be seen.
“anonny makes his wife call him “the unicorn””
Thank you, Sun shining —> Surfing a beautiful curl—-> 500 ml of Acai —> Springsteen on the headphones —> then that!
My day is now perfect!!
“NELP (east of Clark between Fullerton and Wrightwood) would be at least as, and possibly more desirable than, ELP”
Does this mean that NELP is superior to ELP (is NELP contained within ELP?) setting attendance boundaries aside? Or is there something else implicit?
Why? Genuinely interested in reasons.
“Does this mean that NELP is superior to ELP (is NELP contained within ELP?) setting attendance boundaries aside?”
I think so, yes (and yes it’s contained within ELP). I’ve lived in both (on or within a block of the park), and like both, but generally give an edge to NELP (subject to impending population changes, discussed below).
There are aspects of ELP that I greatly appreciate: (i) closer to the zoo, the conservatory/gardens/fountain area, and the south pond/conservation area; (ii) a bus ride to the Loop feels much shorter (even if it’s only a bit shorter) and a cab ride from the Loop is roughly $2 shorter; (iii) there are a few more places we now frequent – Riccardo, Mon Ami and Grunts – since moving, whereas the immediate NELP choices along Clark are mainly post-college joints and some decent Mex/Indian/Middle Eastern options (living in NELP, we’d never even tried Riccardo – turns out, it’s one of the best Italian joints around; we went to Mon Ami, but about half as often as now; had only been to Grunts a bit, but have come to really like it with a kid) (there’s also places that, while not regular spots, are places we now walk to but never considered before, e.g., Renalli’s and Gemini); (iv) while the north pond playground is in one of the best settings available in the city, the zoo playground is much nicer (albeit a little crazy on nice weekends), and Oz playground is closer; and (v) I generally like the urban “feel” along LPW and the couple of blocks immediately west – with the park, the wall of buildings, the skyline in the background, a charming (looking) hotel fronting the park with doormen/bellmen, and charming SFHs/RHs along Belden, Webster, Sedgwick, etc.
In the long run, I’m inclined to prefer NELP. Lakeview Ave and the east/west blocks immediately west offer much of the same “feel” as described above, albeit with less of a Central Park-like grandeur than ELP (relax NYC defenders, I’m not saying that Lincoln Park rivals the grandeur of Central Park), though I do think that 2520 will enhance Lakeview Ave in that regard. My main reason for preferring NELP is the serenity of the park/pond area. We really value having immediate access to the zoo with little kids (and I think that the zoo offers a lot more for a kids’ wonderment and fun than just the animals), but once they’re over a certain age (which age depends on the kid), the zoo will offer diminishing returns relative to the crowds it brings during the nice weather. Now, while I grant that 2520 will greatly enhance the curb appeal of Lakeview Ave, the reason I qualify my preference for NELP as an “inclination” is because it remains to be seen what impact 2520 will have on the park/pond area. As much as I ponder what that giant building’s impact will be on nearby pricing, I’m equally curious how the addition of x number of new residents will alter the park (it’s obviously going to create considerable additional car traffic).
anonny: thanks. Why isn’t the comparison NELP vs. SELP or whatev, rather than NELP vs. ELP? Also, del seoul is not bad, if that appeals.
We noticed that Korean taco place the other day, and plan to check it out.
I guess I view the area from around Armitage south to the OTT as SELP (which for practical purposes I’d just call OTT).