Forget the Condo, Buy this 3-Bedroom SFH Instead: 2331 N. Spaulding in Logan Square
This 3-bedroom single family home at 2331 N. Spaulding in Logan Square recently came on the market.
While the house is only 1000 square feet, it is built on an oversized 25×142 lot and has a 2-car garage.
The house has hardwood floors throughout and the listing says the bathroom has been newly remodeled.
The kitchen has stainless steel appliances, new cabinets and new countertops.
Built in 1898, the house doesn’t have central air and it has an unfinished attic.
The listing says you can walk to the Blue line, shops and restaurants.
Is this a good condo alternative at this price?
Christian Vilches at Coldwell Banker has the listing. See the pictures here.
2331 N. Spaulding: 3 bedrooms, 1 bath, 1000 square feet, 2 car garage
- Sold sometime before 1994
- Currently listed at $319,900
- Taxes of $3389
- No central air
- Bedroom #1: 8×15
- Bedroom #2: 8×11
- Bedroom #3: 8×10
- Living room: 12×16
- Kitchen: 12×15
319$ a sq ft? Hahaha. That’s funny. Good laugh on a beautiful day in the hood.
‘Is this a good condo alternative at this price?’
yeah, a great alternative not only to a condo but to some of the other overpriced cottages that have been featured here, some only having two bedrooms.
I prefer the one at 100K to this–despite the yard.
This ask price is hilarious for this area. Redfin has this at 1,100 square feet, though, with 940 of it finished (LOL).
Let’s see how the new hipster hood of Logan Square is faring, and whether broke white artists/hipsters/etc who have been priced out or repelled by preppier hoods have the purchasing power to pay $300/sqft.
Trulia shows an average PPSF of $91 in 2000, rising to $200 during the bubble, falling back to $91 in January 2010. Trulia shows an anomaly with a sudden uptick to $329 first quarter. Bwhahaha.
I guess they think their hipster-financial-savior will pay all cash, because I’m not seeing how this appraises out anywhere near ask.
“yeah, a great alternative not only to a condo but to some of the other overpriced cottages that have been featured here, some only having two bedrooms.”
It’s also a great alternative to a parents basement, spacewise, as I seem to recall many of my friends who lived in their parent’s basement had a livable domicile of around nine hundred and forty square feet. Although financially the basement probably makes more sense, even if ma & pa do make you take out the trash and cut the grass.
I’ve also never seen a bay window with a covered porch before. This one is a cribchatter real home of genius.
I also like how the top window appears to be a single pane (aka not openable). Who needs function around these parts? We need some skinny jeans and copious amounts of flannel, piercings, tattoos and fashion accessories like fedora hats and scarves, and facial hair.
Have to side with HD and Bob on this. Not the best part of Logan, tiny, 1 bath (only groove can put up with that and I don’t really believe mrs groove can). List price is a bit nutty.
“The median sales price of $163,500 for Logan Square is 9.17% lower than the median sales price for Chicago IL. Average listing price for homes on Trulia in Logan Square was $299,030 for the week ending Jun 08,”
For anyone wondering whether neighborhoods like Logan Square are in for a steep decline I think this listing price-sale price gap says it all.
No the median doesn’t have to match the mean but almost a 2x factor? Shhhyeaaahhhh…..
“No the median doesn’t have to match the mean but almost a 2x factor? Shhhyeaaahhhh…..”
I’ve no idea what you think you’re showing. Is the first number current? You think sales prices now are about half list prices in June 2008? Have you taken a look at the redfin stats?
For the week ending June 8th, 2011, not the month ending June, 2008.
“For the week ending June 8th, 2011, not the month ending June, 2008.”
You’re looking at the prices of homes that sold in one week and thinking they are an accurate predictor of something (other than the prices of homes that sold that week)? Hard to say whether that is nuttier than the list price for this place.
“Not the best part of Logan”
Not the best, but nowhere near the worst. Best area is subjective, but undoubteldy on any of the boulevards is “best”, followed by within 1–maybe up to 2–block(s) of the boulevards. I’m not really sure why “south of Fullerton” still gets such a bad rap. Kind of like “east of Ridgeland” in Oak Park…a bit obsolete. Sawyer and Spaulding are nice streets with oversized lots down to at least Palmer.
As for this place, it is overpriced but I wouldn’t be surprised if it goes in the mid to upper $200s.
Sorry, to clarify: median sales price is for the period from March 11 to May 11. List prices are for the week ended June 8, 2011.
“Not the best, but nowhere near the worst. Best area is subjective, but undoubteldy on any of the boulevards is “best”, followed by within 1–maybe up to 2–block(s) of the boulevards. I’m not really sure why “south of Fullerton” still gets such a bad rap.”
Fair enough. Agree with your summary generally. I saw some teardown or gut places around this property selling under $75K probably, while others are closer to boulevard are more like $150K.
“Fair enough. Agree with your summary generally. I saw some teardown or gut places around this property selling under $75K probably, while others are closer to boulevard are more like $150K.”
And I know that the boundaries of the “best” areas of Logan have been discussed in detail here before, but I had to defend the area around Palmer Square as I’ve observed tremendous positive change during the last few years. The lakefront parks excluded, I think Palmer Square is one of the best public spaces in the city. Logan Square proper and the boulevards are just a bit too close to some crazy traffic to make them relaxing or large enough for recreation.
But I’m not a fan of Medill, Lyndale, or Belden between Kedzie and California…rather unattractive streets. Same with the Milwaukee/California/Armitage triangle.
“The lakefront parks excluded, I think Palmer Square is one of the best public spaces in the city.”
I don’t have enough knowledge to say one of the best in the city but definitely v v nice. I know there was some controversy with the kiddie area but we like it a lot. My son is there probably a couple times a week when weather is decent.
Yeah…we weren’t too excited about the idea of the kiddie space but we actually don’t mind it now. It seems to have drawn more families into the park, which we like. The west end of the square seems to have become an unofficial dog park.
This is a 1,000 square foot tiny house that was a bad rehab attempting to appeal to gentrifiers.
The thing is most gentrifiers were likely brought up in the suburbs. Could those that could afford this place they see themselves living in a 1,000 square foot house they paid $300k+ for?
I doubt it. My guess is 245k.
I agree that the price is probably a bit high. Perhaps even quite a bit high. I also think that the race for the next up and coming, hot gentrified neighborhood will be between Logan Square and Albany Park.
“I also think that the race for the next up and coming, hot gentrified neighborhood will be between Logan Square and Albany Park.”
I think Logan has already won that race. Albany doesn’t have hipster caché.
Here’s my favorite map on redfin.
It’s of Old Irving, the villa, west walker, some of portage park, albany park and kilbourn park.
http://www.redfin.com/homes-for-sale#!lat=41.95269235022403&long=-87.72681713104248&market=chicago&min_price=450000&v=6&zoomLevel=15
On my screen it shows 62 properties (condo, multi-units and sfh), listed about $450k+
On my screen it shows a total of 5 (FIVE) properties under contract above $450k+
http://www.redfin.com/homes-for-sale#!lat=41.95269235022403&long=-87.72681713104248&market=chicago&min_price=450000&status=130&v=6&zoomLevel=15
and in the last 3 (THREE) months there have been 7 homes old over $450k+.
http://www.redfin.com/homes-for-sale#!lat=41.953841316414234&long=-87.72698879241943&market=chicago&min_price=450000&sf=&sold_within_days=90&status=130&v=6&zoomLevel=15
Talk about an area primed and ready for a drop in prices
60646 (jefferson park, edgebrook, sag, wildwood) is the same thing.
http://www.redfin.com/homes-for-sale#!lat=41.996312058983314&long=-87.75471052355373&market=chicago&min_price=450000®ion_id=26124®ion_type=2&sf=&sold_within_days=90&status=130&v=6&zoomLevel=13
a total of 13 (THIRTEEN) homes sold over $450k in the last three months.
http://www.redfin.com/homes-for-sale#!lat=41.996312058983314&long=-87.75471052355373&market=chicago&min_price=450000®ion_id=26124®ion_type=2&status=130&v=6&zoomLevel=13
A total of 16 (SIXTEEN) currently under contract at $450k+
“I think Logan has already won that race. Albany doesn’t have hipster caché.”
It will return back. What yuppies are going to follow the hipsters out here when they can live in more established neighborhoods? It’s all going back in the box, and then some.
This listing is just a local hoping to capitalize on appreciation. They probably would’ve gotten away with it if this was 2005-2007, too.
and 73 (SEVENTY THREE) properties listed above $450k+ for sale.
At this rate of sales, there are roughly 4.3 sales of homes over $450k+ per month; and with 73 properties listed above $450+, that’s 17 months of supply of homes above $450k+.
Just think about what that means for a second. There are 73 homes listed for sale, and only 4.3 of them per month sell. Interesting. It’s about time for a major price drop.
It’s just that a lot of 60646 is older retired folks with lots of equity and their TOO DAMN STUBBORN to drop their prices.
http://www.redfin.com/homes-for-sale#!lat=41.996312058983314&long=-87.75471052355373&market=chicago&min_price=450000®ion_id=26124®ion_type=2&v=6&zoomLevel=13
Not a bad location, but they’re definitely dreaming asking $320k. $280k seems reasonable.
Why on earth would they put in a new kitchen and do such a terrible job of laying it out? Barely any counter space!
The yard needs some serious love, and is there a basement?
and don’t forget it’s next to a multi-unit. NICE!
DIdn’t you hear, $300k is the new $100k!
“It will return back. What yuppies are going to follow the hipsters out here when they can live in more established neighborhoods?”
There are plenty of yuppies around already. In the near future certainly, there’ll be a delta between logan and btown/wicker. The ones that don’t or can’t pay the premium will look to logan (school is an issue).
“$280k seems reasonable.”
It’s a tiny cottage with 940 square feet of finished space. You can live in any neighborhood in Chicago with that kind of PPSF.
“I think Logan has already won that race. Albany doesn’t have hipster caché.”
Hipsters tend to go where the rent is cheap. So if Logan Square gentrifies first, they Hipsters go to Albany Park (or Avondale).
Hipsters will move to Avondale, and they already have. There are some hipsters in old irving too and a handful have infested my building in the last 18 months.
Albany park’s transit options are lacking except for very end of the brown line. and albany park can be pretty dangerous too. plenty of violence and gang bangers.
There are rough pockets of Logan I hear, too. Not sure if this is in/near one of them.
Logan south of Fullerton gets rough west of Kimball. If you’re north of Fullerton, it gets rough west of Central Park. And I prefer to stay north of Armitage.
HD – this seller seems high:
http://www.redfin.com/IL/Chicago/3808-N-Keeler-Ave-60641/home/13458785
Sold for 806 in 2007, asking 1,050 now. Kitchen, at least, looks like it hasn’t been updated in that time.
Nat: That’s the problem with old irving and the surround areas. there are 60 something homes listed for more than $450k and only 7 have sold in the last three months, and only a handful have sold over $500k in the last year. These homes need to come down, way down in prices. This is a nice house, I would love to live in this house, but it’s not worth a penny about the 2007 price (depending on what’s been updated). God only knows how long it will take for the high end in this area to return….if it ever does. Personally I see a lot of these homes eventually selling in the $500’s and $600’s and $700’s; not the $700’s, $800’s and beyond! I don’t think the high end will ever come back like it was during the boom. THe problem is that due to such low inventory in the $300’s and $400’s that anything priced there sells really quickly. so these high end people are like “my house is twice as nice as the house down the block that sold for $431k so I should be at least $800,000 or more”; but that $400k price support is so tenuous and based on only a handful of homes sold in the last 18 months and when that support drops out, the top end will come crashing down too.
and the owner is also a senior VP at a financial services company, which seem to be some of the only people buying and selling really expensive homes this bust.
I can’t imagine wanting a SF house so badly that I’d take this squeezy, plain little matchbox over a beautiful condo.
No looks, no charm, difficult to secure,marginal neighborhood, and less than 1000 sq ft? No AC even?
This is worker housing and it ought to be priced at a “worker” price, about $200K
Worker housing price based upon comps in portage, albany is like $150k tops, only with recent updates
http://www.redfin.com/IL/Chicago/5049-W-Dakin-St-60641/home/13461614
HD, I think that house at 5049 W Dakin is super cute even though it’s frame. I think that was a good price, do you?
The payment on the frame SFH on Dakin, even with 3.5% down, is less than 900 a month. Which sounds about right to me. Sure it needs updates, which can be done over time by the owners, but it’s totally functional and cheaper than rent.
“HD, I think that house at 5049 W Dakin is super cute even though it’s frame. I think that was a good price, do you?”
Really? Looks pretty run down to me even the wood exterior and the inside is in need of a gut rehab.
“Really? Looks pretty run down to me even the wood exterior and the inside is in need of a gut rehab.”
That’s funny. This doesn’t even come close to being “rundown”. As a broker, I’ve been through some real dumps that gives new meaning to the word.
That was a good price for the house and it retains some charming features. But it’s not a comp for a property in Logan Square several miles away.
“Really? Looks pretty run down to me even the wood exterior and the inside is in need of a gut rehab.”
Miumiu, unless your monitor is showing something mine isn’t, it doesn’t look like it needs a gut rehab. It’s always hard to tell from pictures but I’ve seen a lot worse.
such as this one http://cribchatter.com/?p=9591
Yeah, Icarus, that place looks downright grungy. And I’ve see WAY worse. I’ve been through places in Kenwood, Near West Side, East Garfield Park, and South Lawndale and you’ll be shocked by how some people live…
Did anyone notice on the Dakin place that they started out asking $240,000 in April 2010, closing only at $104,500? Wow!
I like the (what looks like) original detail in that place.
@Jennifer yeah and no telling what those listings in 2009 were set at. looks like they chased the market unless there were some other issues involved.
I don’t know. i am not property savvy as you guys but i would change the whole kitchen and those terribly cheap tiles it has. Especially on the wall. I am not sure what part of the house is featured in the photo after the kitchen but the tiles need to get changed there too. Basement needs finishing up too but I guess that can wait. I find the exterior horrible though. What is that white net like looking thing under the stairs? There are no photos of bathrooms so I am not too optimistic they are in great shape too.
@Icarus, I actually prefer the link you posted at least it is brick on the exterior.
It looks like that porch wasn’t even weatherproof sealed.
Nobody is going to buy this place when you can get a turnkey SFH in North Center for $245,000 these days. (MLS 07835746). Oh yeah it has three bedrooms, two full baths and one half bath. It also has 1,861 square feet, about double of this one.
Even when it closes above ask that property is a harbinger of things to come for Chicago greenzone proper. Sorry folks the days of half million dollars+ being par just to own a house is over. There aren’t enough people with enough earnings power or net worth to afford it.
Bob, your north center property is a typical foreclosure: weird property, weird location, and a 2006 buyer who totally overpaid (With a nearly 100% financed mortgaged too); however, it is a harbinger of things to come.
Just today, in fact, less than an hour ago, I met someone at the park near my house who admitted they’re walking away from their million dollar home and moving out of state. Trying to sell for years but can’t sell so rather than short sale or bring money to the table they’re just walking away. Today. They were saying good bye to neighbors and I happened to be there while it was happening. I’ll post the property in 18 months when it’s an REO.
“I’ll post the property in 18 months when it’s an REO.”
Try 36+ months. And by then there will likely be substantial damage to the vacant home as they aren’t so good at property management and doing things like making sure the water is shut off in the winter, etc.
Its funny the FDIC lately hasn’t been shuttering many banks, yet the unofficial problem bank list is now near 1,000.
And realistically, that NC house was most likely underpriced for a bidding war. List prices are rarely indicative of market prices.
That north center house is nice but no way its worth the fours, it may hit the 300’s.
Chicago seems to be getting more dangerous and more dangerous by the day. I think you guys are soon going to see an exodus to the suburbs. Think about it – what responsible parent wants to raise kids around all the random crime that is taking place – it truly is irresponsible.
“I think you guys are soon going to see an exodus to the suburbs. ”
Soon going to see an exodus? There were more people living in Chicago in 1920 than 2010.
Historical populations
Census Pop. %±
1840 4,470
—
1850 29,963 570.3%
1860 112,172 274.4%
1870 298,977 166.5%
1880 503,185 68.3%
1890 1,099,850 118.6%
1900 1,698,575 54.4%
1910 2,185,283 28.7%
1920 2,701,705 23.6%
1930 3,376,438 25.0%
1940 3,396,808 0.6%
1950 3,620,962 6.6%
1960 3,550,404 ?1.9%
1970 3,366,957 ?5.2%
1980 3,005,072 ?10.7%
1990 2,783,726 ?7.4%
2000 2,896,016 4.0%
2010 2,695,598 ?6.9%
Uhh – sale figures from 2010 don’t account for what is going to start happening in late 2011, 2012, and beyond. All of us who live in the city are probably shocked at the significant increase in violent crimes in very nice areas. It truly is shocking. Most of my neighbors with kids in the Gold Coast as well as in my Lakeview neighborhood are talking about selling ASAP and moving to the suburbs (much moreso in Lakeview than the gold coast, though). The suburbs don’t have the types of random crime we are seeing in the city b/c, in the suburbs, we don’t buy in to the liberal “free for all mentality” that the city embraces – I hope you guys see what happens when you let everyone have access to everything.
ok – reading comprehension problems here – hd – you are right and the exodus is going to continue. This is a new factor when considering prices of homes in chicago.
“That north center house is nice but no way its worth the fours, it may hit the 300’s.”
It IS too far from a rail stop which is what the SWPLs (more often from the east coast) using to overspend via KRaZy KReDiT.
But a full lot on Oakley and a workable house for under 325k? Could be happening soon. It appears at least that garage would require significant work, though.
“Chicago seems to be getting more dangerous and more dangerous by the day. I think you guys are soon going to see an exodus to the suburbs. Think about it – what responsible parent wants to raise kids around all the random crime that is taking place – it truly is irresponsible.”
“All of us who live in the city are probably shocked at the significant increase in violent crimes in very nice areas.”
Clio Lakeview is a large geographic area. You choose to live or own near a red line stops which provides easy 24-hour access to bad parts of town from both north and south sides and you think problems associated with that apply to all of LV? They don’t nearly as often in parts further away from the red line stops because criminals are quite lazy actually.
Random crime does happen in all areas but you can cut down the odds significantly. 24 hour red line access to 95th of many stops and rogers park, along the way means easy access, the redline is not just the Addison stop.
In fact Chicago crime has been down for a number of years (assuming the stats aren’t juked). And murders in ‘hoods featured on here are the exception not the norm.
Also the media has been overemphasizing such seasonal common crimes as these lakefront muggings only because it beats covering the economy or state of our state/govt. They have been going on since forever and finally getting coverage but entirely too much of it this year. They also aren’t statistically significant when you consider the number of people downtown. Same crap will happen again next year but the news will be on a different shtick–they know lakefront fear mongering can only keep attention for about a year.
Heck for those looking to buy a luxury condo downtown this publicity is good for them. I wish I could learn to love the neighborhood because those modernist units in those high-rise neighborhoods are fab–never felt worse windchills than downtown walking around those highrises some Februaries though. Let’s build some highrises next to a windy lake to really freeze those office f’ers the architects must’ve thought.
“Uhh – sale figures from 2010 don’t account for what is going to start happening in late 2011, 2012,”
Clio you’ve been wrong for quite awhile here. How do you have intimate knowledge that things will turn around in “late 2011, 2012”?
Oh wait you don’t you’re just hoping for a trendline reversal. I know degenerate gamblers that think the same way.
Interestingly, Clio is not calling for things to “turn around”. He is saying that HDs trend will continue because of increase in crime. I think budget constraints and a bad economy may be the cause, and that trend doesn’t seem to be reversing either.
“Clio you’ve been wrong for quite awhile here. How do you have intimate knowledge that things will turn around in “late 2011, 2012??
Oh wait you don’t you’re just hoping for a trendline reversal. I know degenerate gamblers that think the same way.”
only a matter of time til the simultaneous multi-city ‘i want more free shit’ riots….this was always on my list of reasons to get out, too many of the ‘entitled’ will not be capable of handling bad times. They gunna demand more money from the haves, and get it. A lot more. I’ll have more english speaking expat neighbors shortly, i am sure.
ze – totally agree with you – but I am hoping we can get the liberals out of office and restore this country back to what it should be. when will people learn that liberalism/socialism (while GREAT in theory) DOES NOT WORK. This is why most liberals are young (or completely crazy) – they don’t yet realize that, in reality, free programs don’t work (in terms of creating a safe and secure society).
Bob – values of homes in Chicago have always been HIGHER the closer you get to public transportation. Now, you are saying that they are going to be lower b/c of the crime?
I wonder why people in Boston behave so differently than people in Chicago. In Boston, you have ridiculous integration with poor poor people living in rowhouses next to multimillionaires (housing laws) – but crime isn’t that bad at all and everyone seems to get along. Again, I think it may have to do with the mentality of the people. In Boston, the rich folk are very comfortable and friendly with the poor folk. In Chicago, they are pretty nasty. Add different races and perceived prejudices in and you get the violence we are experiencing.
Maybe because in Boston people are old money which means they have class. It seems it is the new money or barely-made-it-to-the-middle-class folks that suffer from a severe case of disdain for the poor.
As for your comment about socialism, you realize most North Europe, think Scandinavia is socialist. I was reading a article on Michelle Buckman in Guardian and the comments people made, I thought one of them was particularly interesting. It said that it is sad country where socialism becomes a negative word. I feel the same way about liberal. I think only in US, middle east and china, liberal is used as a negative word.
Boston is much smaller than Chicago, much smaller, and 1/34rd of the residents are part-time college students. You cannot extrapolate a handful of neighborhoods in boston to all of Chicago.
I’m not a socialist/communist by any stretch of the imagination, but when the top 1% own and control 42% of the nation’s wealth, that’s very similar to medieval Europe (or 18th/19th century Eastern Europe) where the lords were granted fiefdoms (the wealth of the land) and held vassalage to the king in exchange for the wealth, except today, the vassalage consists not of military duty but of campaign contributions (which really isn’t all that different back in the days where the wealthier fiefdoms with lots of trade sent money rather than soldiers anyway); and it’s about time the top 1% start to tremble in their pants that the hoards and the unwashed masses are coming to come and take their stuff. When 1% controls 42% of all the wealth in the country, the 58% of wealth remaining isn’t enough for the 99% of the population, and major changes are going to be affected one way or another, either at the ballot box or in those riots you erroneous call “i want more free $hit”.
“only a matter of time til the simultaneous multi-city ‘i want more free shit’ riots….this was always on my list of reasons to get out, too many of the ‘entitled’ will not be capable of handling bad times. They gunna demand more money from the haves, and get it. A lot more. I’ll have more english speaking expat neighbors shortly, i am sure.”
Here’s an example of a Logan House which I think was not even worth it for a tear-down at 3638 W McLean Avenue (by Central Park and Armitage) for just 70K:
http://www.redfin.com/IL/Chicago/Undisclosed-address-60647/home/13420755
I saw this place a few months ago when I was in town with my parents. I could see the wheels in my dad’s head turning “OMG, what is Milkster thinking?!” That was their first visit to Chicago.
I had never been to that part of Logan. It’s not that far from the Spaulding house in this profile, but it’s a world away. First of all, there were plenty of neighborhood residents around chillaxing in the middle of the day during the week. The house itself was a wreck, and we thought we’d fall through the front porch when we were standing on it. But to make everything worse, it was one of the dirtiest homes I’ve ever seen, and like Chris M, I’ve seen a lot of ’em. The lady of the house was there with one of her children, but it seemed like a whole school lived there. There was crap everywhere. It was impossible to walk across the room without stepping on something, and the kitchen was a disaster – plates of uneaten food lying around; sink full of dirty dishes; just junk and dirt everywhere.
When we left there was what appeared to be a street gang working on a car engine at the house across the street. It was like something out of a movie. The best thing about that house was the massive iron gate around the place.
I like how the listing for the McLean place says “bautiful house”. Yup, that’s about right. Bautiful.
“All of us who live in the city are probably shocked at the significant increase in violent crimes in very nice areas.”
I have to agree with Bob. Is it a “true” increase or is the media just reporting it now? So everyone else is now “aware” of it?
I bet if you actually looked at the statistics for Lakeview, LP, downtown etc.- you would find the crime rates are about the same as prior years.
Also- it’s not true that the suburbs don’t see “random” crime. Naperville has 150,000 residents. You think there is no crime there?
There are plenty of examples. This “random” purse snatching just happened in downtown Wilmette a week ago.
http://triblocal.com/wilmette-kenilworth/2011/06/08/man-charged-in-wilmette-after-violent-purse-snatching/
“As for your comment about socialism, you realize most North Europe, think Scandinavia is socialist. I was reading a article on Michelle Buckman in Guardian and the comments people made, I thought one of them was particularly interesting. It said that it is sad country where socialism becomes a negative word”
miumiu, the difference between scandinavia and the us is that there is a homogenous population there – here we have all different races – that DOES become a HUGE issue when you talk about socialism (ie people already cannot relate to one another that well and don’t feel a natural bond to them) socialism has no chance of working in an inhomogeneous population.
“Trying to sell for years but can’t sell so rather than short sale or bring money to the table they’re just walking away. Today. They were saying good bye to neighbors and I happened to be there while it was happening. I’ll post the property in 18 months when it’s an REO.”
I’m starting to see this with some condos too. For people who HAVE to sell- they don’t have much choice. It means REOs for years to come as the reality of what price they can now get for their property hits home. Others will simply be trapped in their properties for years and years to come- or become accidental landlords.
Naperville doesn’t have a gang problem, which is probably why it has a lower crime rate than other cities its size.
http://napervillesun.suntimes.com/news/5548716-418/naperville-has-lowest-crime-rate-of-any-city-its-size-in-illinois.html
“Also- it’s not true that the suburbs don’t see “random” crime. Naperville has 150,000 residents. You think there is no crime there?”
Bob :
In fact Chicago crime has been down for a number of years (assuming the stats aren’t juked). And murders in ‘hoods featured on here are the exception not the norm.
Maybe the stats are juked. But if that’s the case, haven’t they always been juked? So, while the numbers might not be real, the decline is, right?
Also the media has been overemphasizing such seasonal common crimes as these lakefront muggings only because it beats covering the economy or state of our state/govt. They have been going on since forever and finally getting coverage but entirely too much of it this year.
Agree; there’s always a flurry of media coverage on crime in the early summer months, but this year it seems particularly sensationalized.
WRT people leaving the city because of the “increase” in crime: the only population growth that Chicago has seen in the last 60ish years was during the mid-90s, when crime was at its peak.
Juliana- I wasn’t talking about gangs. I was talking about random crimes. Of course there are random crimes in Naperville. It’s too big of a city not to have them.
Besides- there are plenty of gangs in Aurora to harass those Naperville residents if need be.
By the way- I’m not arguing that Naperville is a hotbed of crime. Far from it. But anyone who says they’re moving to the suburbs to get away from crime isn’t realistic.
I read that the youth unemployment rate is higher than ever this year because of lack of funding. Desperate kids with no other resources may do things they wouldn’t have if they had a job.
http://www.huffingtonpost.com/2011/05/03/teen-unemployment-summit-_n_857120.html
“Agree; there’s always a flurry of media coverage on crime in the early summer months, but this year it seems particularly sensationalized.”
In Chicago- teen unemployment (ages 16 to 19) is at 90%.
But it’s a different type of crimes in the suburbs. I’m not going to wake up to gun shots or a man screaming at the top of his lungs in the alley like I did last night in Uptown in the middle of the night three weeks from now when I move to Oak Park. In Oak Park, I’m more likely to have someone try to break into my garage than any of the daily criminal activities that are the norm in Uptown.
“But anyone who says they’re moving to the suburbs to get away from crime isn’t realistic.”
VERY VERY little random crime (in residential areas) here in Oak Brook. People believe it is because of very aggressive racial and social profiling which is widely accepted and encouraged out here.
“of his lungs in the alley like I did last night in Uptown in the middle of the night”
You chose to move to a neighborhood where they release people from the sanitarium in once they can no longer afford to be kept confined. Sounds like lack of due diligence on your part, oprf.
never heard of Palmer square…. learned something new.
went to the new chick fila yesterday. very busy but they get you in and out quickly. the police presence by watertower is crazy. they had some big truck in front of park hyatt that looked like a mobile command post with blue lights flashing on top and a bunch of video monitors inside.
HD,
difference being that in feudal times you were maybe allowed limited ownership of property and had no means of moving out of your ‘station’, now you can.
People just barely try. Hiring for a business that needs people from both the top 1 percent and bottom 80 percent, demonstrates the why for the descrepency pretty damn well. It’s like different species almost.
and considering a third of Americans are certain Noah had an ark and 6*25 is 140, i think they are actually doing quite well, relatively. Seriously, the republican candidates can’t even say they believe in evolution. Of course the wealth is far from evenly distributed, too many are satisfied with being equiped with nothing more than mid-evil tools..
Its nearly as difficult to move out of ones station today as it was in medieval times, maybe even less so today given how difficutt It has become to storm the castle walls…
The quality of life is vastly different today and superior to medieval times. Even around the founding of this country people worked 6.5 days a week with the other .5 day dedicated to Church. It’s why they created holidays–there were no other days off.
People’s caloric needs are significantly easier to meet today than since before industrialization. Just look at a population chart from 1700 to today and you see around the 1850s population took off like a rocket.
Though the myth of America’s supposed excessive social mobility however has been a bit debunked over the past few years. They changed the rules of capitalism mid-crisis to favor those currently in a position of power/wealth who were set to lose it.
i never thought it was supposed to be excessive upward mobility, because not everyone can get into the top half.
Always thought of it as the opportunity for unlimited upward mobility.
Not important anyway since i got bit by so many ticks today, i will either die tonight or wake up with superpowers. Preferably the later.
Too bad the incentives end up with the best & the brightest figuring out a way to game the system at the expense of the rest.
“Always thought of it as the opportunity for unlimited upward mobility.”
I managed to take a frolic and detour through the north shore west of green bay road and let me tell you, it’s like ever 3rd home has a for sale sign or is vacant. Is it a fire sale up there because judging from the for sale signs it appears everyone wants out.
“I had never been to that part of Logan. It’s not that far from the Spaulding house in this profile, but it’s a world away.”
Milkster – Yeah, from living in and walking around the neighborhood you quickly get a sense of the areas that have more or less turned vs the areas that are still very gritty. The location of that house you posted on McLean is rough. The location of the Spaulding house–though just blocks away–is much different.
HD, on an unrelated note, I was reading the Bjorn instructions and it is ok for a newborn over 8lbs if you put him facing you. Bjorn supports the neck. Thought you might want to know : )
A few of you have been writing me about this house on Hamlin in Logan Square that was recently reduced to $299,000. It was featured on Curbed a week or two ago.
It was originally listed in September 2010 for $339,000 before finally being reduced to $299,000.
It’s now under contract.
This is much further west than this house on Spaulding. The listing says it has $50k worth of landscaping.
Is $300,000 the new norm for south of Armitage Logan Square homes?
I’m just wondering as this seems really expensive to me.
http://www.zillow.com/homedetails/1917-N-Hamlin-Ave-Chicago-IL-60647/3687736_zpid/#{scid=hdp-site-map-bubble-address}
“In Oak Park, I’m more likely to have someone try to break into my garage than any of the daily criminal activities that are the norm in Uptown.”
It all depends on where you are in Oak Park- right? Chris M and others can speak to this. My friends there have all had incidents in their garages. They all have security systems. True- you’re not likely to hear gunshots and screaming.
That Hamlin house looks pretty nice but I would never consider living that far west in Logan Square. And, I agree, $300k isn’t cheap by any means in today’s market. My house in Oak Park cost less than this.
And as far as Oak Park is concerned, I’ve chatted with Russ and we both agree that the crimes here are “crimes of opportunity”. If you leave your garage door open or a bike outside you’re asking for something to happen. I haven’t had any issues in Oak Park but from what I hear it’s mostly garage thefts and things of that type. The police department posts regular crime maps that are helpful: http://www.oak-park.us/police/crime.cfm
1917 N Hamlin is a buy at your own risk type of property, more so at $299,000. I won’t go south of Belmont on Pulaski, and that property is south of North AVe.
It’s just south of Armitage. And you should head south of Belmont if only occasionally for great Cuban sandwiches at El Cubanito on Pulaski just south of Wrightwood.
“Is $300,000 the new norm for south of Armitage Logan Square homes? ’m just wondering as this seems really expensive to me.”
Sabrina, the house at 1917 N Hamlin is pretty and in great condition, but it is WAY overpriced for the area. There are tons of homes available around there for around 100K and I wouldn’t even pay that much to live there. Granted most of them don’t have the same curb appeal, but I doubt there are many 300K buyers in that area. Curious to see if this closes for much less.
“Naperville doesn’t have a gang problem, which is probably why it has a lower crime rate than other cities its size.”
Juliana,
I dont know have you ever driven down New York Road? maybe that part is Aurora but its darn close to naperville and there is a gang presence there.
so dont be too naive, gangs are everywhere its just the level of activity that people should watch for.
“But it’s a different type of crimes in the suburbs. I’m not going to wake up to gun shots or a man screaming at the top of his lungs in the alley like I did last night in Uptown in the middle of the night three weeks from now when I move to Oak Park. In Oak Park, I’m more likely to have someone try to break into my garage than any of the daily criminal activities that are the norm in Uptown.”
if you conscientiously moved to upton then you should know that random crazies screaming is the norm. Uptown is out of the norm and should not speak for chicago as a whole as NO OTHER hood in chicago is like it, not even close.
New York Road begins in Aurora, the other side of Hwy 59. I go there to the Fox Valley Mall, just the other side of 59, and other stores, but there is no crime problem in the mall. You see more hispanics shopping along Hwy 59 than you do in downtown Naperville, but they don’t appear to be threatening. I go further down New York into Aurora when I hit up the Harolds Chicken Shack, looks pretty sterile at least up to that point. If you go further into Aurora, you start to see more of what might be the element, more rundown housing, but if they do come into Naperville, we have a pretty diligent po-po, so the crime rate is low.
“I dont know have you ever driven down New York Road? maybe that part is Aurora but its darn close to naperville and there is a gang presence there.”
I am shocked, not just beacause there is an actual Sizzlers/Ponderosa still open on new york ave, that the element i ran into once over there has not cause any trouble.
I guess a active police force and NIMBY people working together keep crime low.
just how Oak Park borders one of the shyties chicago hoods and river forest borders maywood yet does a great job in relation to the element so close of keeping crime low.
It’s funny, but I’ve noticed it’s general Chicago parlance to use “the element” as a euphemism for CHA residents and thug-types.
Maybe the population decline can be partly attributed to this demographic losing their free housing and leaving the city for certain suburbs and other cities in the Midwest?
re: the appeal of Logan Square, I’m not sure how many Chicagoans appreciate the importance of word-of-mouth buzz in terms of attracting out-of-towners.
I just got an email from a co-worker who lives out east who is relocating to Chicago, and she heard (who knows how) Logan Square was a good place to be for the young & active, and my friend wanted me as a reference for the area.
Some other co-workers who are at Fullerton & Kimball came to Logan Sq from northern California and Portland. I’ll take those folks over Big 10 grads any day, they bring a different way of thinking and fresh ideas/expectations for what your local government can and should be doing. That’s why our ward is hot, not prices per sq foot.
you mean you’ve never seen the element “Thugium” on the periodic table? pretty sure it’s squeezed between some of those radioactive ones, probably “Sensationalismium” and “Suburbium.”
“It’s funny, but I’ve noticed it’s general Chicago parlance to use “the element” as a euphemism for CHA residents and thug-types.”
“you mean you’ve never seen the element “Thugium” on the periodic table? pretty sure it’s squeezed between some of those radioactive ones, probably “Sensationalismium” and “Suburbium.””
I think they are all part of the Urbanium series.
“Some other co-workers who are at Fullerton & Kimball came to Logan Sq from northern California and Portland. I’ll take those folks over Big 10 grads any day, they bring a different way of thinking and fresh ideas/expectations for what your local government can and should be doing. That’s why our ward is hot, not prices per sq foot.”
I have to admit, I often find myself wishing that ELP were populated with more of the types of folks who skeptic describes. (Then again, by outward appearances, I probably look like the precise sort of d-bag skeptic doesn’t want in the hipster hoods.)
I think Logan is a prime spot for rehabs right now. I have seen a few properties bought very low (
” (Then again, by outward appearances, I probably look like the precise sort of d-bag skeptic doesn’t want in the hipster hoods.)”
do you pop your izod collar?
“do you pop your izod collar?”
extra starch baby, extra starch!!!!
“the police presence by watertower is crazy. they had some big truck in front of park hyatt that looked like a mobile command post with blue lights flashing on top and a bunch of video monitors inside.”
Police were very visible around there, Sat late afternoon. My son *really* wanted to go inside the big truck.
“on an unrelated note, I was reading the Bjorn instructions and it is ok for a newborn over 8lbs if you put him facing you. Bjorn supports the neck. Thought you might want to know : )”
I’ve mentioned before I’m sure, my wife really liked this:
http://www.ergobabycarrier.com/
“do you pop your izod collar?”
I’m not that horrible. Though to hipsters, Izod and Patagonia probably all look the same.
Crime in OPark and other inner suburbs is definitely of the petty theft variety. Leave a garage door open for a few hours unattended and find your lawnmower and bikes stolen. I feel totally safe in Oak Park at all hours. The closer you are to North (North Ave), East (Austin Ave), and South (Roosevelt Rd) the more likely you are going to see an errant crackhead walking off with your stuff. I don’t think it is any different from greenzone living personally.
The police are very diligent though and always visible.
groove to you get jacked by an Indian flash mob on ny road?
sorry, did not “to”
You want safe and beautiful in one package, that’s still 20 minutes from Loop (30 to 40 minutes during Rush Hour), has great schools and lots of curb appeal? River Forest. And we pay the taxes too.
“groove to you get jacked by an Indian flash mob on ny road?”
it was crazy too, they took my wallet and hair comb then bust out into a crazy Bollywood dance scene just before the shirtless guy kick my in the left ball.
i did appreciate the artistic integrity of it even though i had the inconvenience of canceling all my credit cards.
No, the true hipster has a kind of Spidey-sense that allows him/her to sniff out those sustainably-created clothes. LOL on the Izod reference – anyone remember the first imposter, the JC Penny “Le Fox” line?
I also fondly recall the counterfeit Izods that came into the City via Maxwell St – the alligator was often facing the wrong way.
“Though to hipsters, Izod and Patagonia probably all look the same.”
JC Penny “Le Fox” line
wow, i’d forgotten that one. I do have a vague recollection of a polo with a dragon on it.
I’d like to see a website featuring izod knockoffs
“via Maxwell St – the alligator was often facing the wrong way”
I still by far will never refer to it as maxwell st when talking about it in the 80’s and 90’s timeframe only before the 80’s context will i say maxwell street.
“No, the true hipster has a kind of Spidey-sense that allows him/her to sniff out those sustainably-created clothes”
is a hipster even allowed to wear a polo shirt even if its ironic? i thought the only shirts allowed with collars are plaid farmer in the dell shits and the only shirts allowed with buttons are the mr rodgers sweater deal things.
“anyone remember the first imposter, the JC Penny “Le Fox” line? ”
and like that i am now done for the day and will slowly walk away.
LOL. I will say that I spent many an hour waiting for the southbound 8 Halsted bus at the Mr. Submarine at Roosevelt and Halsted from 85 – 89, and I will definitely vouch for the fact that “the funk” was still most certainly in effect on Maxwell to the end – anyone else ever have a bike stolen and have the police tell you to not bother making a report but to just buy it back on Maxwell for pennies on the dollar? Ah, Chicago.
Ha!
http://www.nytimes.com/1984/08/19/us/fake-izod-shirts-seized.html
Fake Izod Shirts Seized
AP
Published: August 19, 1984
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MIAMI, Aug. 18— Customs investigators, tipped off by alligator trademarks that did not look right, seized 54,000 shirts bearing a poor likeness of the Izod LaCoste symbol, the authorities said Friday.
”The biggest tipoff were the alligators,” said Sherri Hurt, a United States Customs Service imports specialist. ”Some of them were going the wrong way.” The shirts had labels indicating that they were manufactured in the Philippines.
“The police are very diligent though and always visible.”
Therein lies the key difference. CPD could care less about petty crimes or crimes that don’t get a lot of media attention. Had my car broken into in a lot with a camera on it: couldn’t get a detective to return my call.
Same thing with a friend who had a bike stolen. Not sure if they told him to rebuy it though LOL.
54,000 shirts!
I read a story a few years back about some 20yr old who sold fake air jordans and had made 100k+ in under a year.. he was complaining that competition had shrunk his profits and forced him out. there is something appealing about the business of counterfeit bullsht status symbols.
@Bob, I’m actually quoting this from one of the Everyblock posts i follow
“The police are highly trained to fight crime and they do want to fight violence, murder, burglary, assault, and crimes like that. Traffic or parking violations or neighborhood noise are considered minor infractions that distract them from their “real” job fighting criminals. ”
someone should have called you back even though the odds of recovering your camera are slimmer than HD paying over $400K for a crapshacks off the exit ramps in OIP.
“someone should have called you back even though the odds of recovering your camera are slimmer than HD paying over $400K for a crapshacks off the exit ramps in OIP.”
It was under camera surveillance from a fixed camera observing the lot. Still doubtful they would’ve caught the perp, but they could’ve at least tried. Detective probably just assumed they had no leads at all so felt he didn’t need to return a call.
“Detective probably just assumed they had no leads at all so felt he didn’t need to return a call.”
Also depends on the property stolen. If they smashed the window, but came away with $40 worth of change and property, not much to prosecute, unless the dude makes a habit of breaking into cars in that lot.
This place is way overpriced, and as others have pointed out, the rehab/finishes are lacking. Kitchen is awful. Looks like a plastic tub-surround unit was installed in the bath.
I’d say the listing price should start at $250k.
Did a walk-thru of this house with a couple people. Very cute house and very well done. Everything is new and the charming Chicago ‘walk-up’ style has been kept. Considering the condition of other houses we went and saw in the area…needing gutting or major rehab/questionable areas…this house does much better. I would rather have seen a tile surround in the bath. The kitchen was a nice size with plenty of counter-space and storage and though the upstairs is in pretty good condition for being unfinished it would have been better to have it at least roughed out for additional space. So we went and saw larger redone homes that were near 500k to 600k and smaller ones like this that needed major work done for $200k to $250k. No short-sales though. I don’t think the price is out of line for the location. And for those talking about Aurora, it has really gone down in the last decade or so, a lot of thuggery going on there.
Price for this is now $284,900.
All you OPRF lovers: a few crimes from a few years ago (maybe as many as 7) in OPRF:
1) a UIC professor who was randomly killed in the park by the OPRF library (don’t think they ever found the killer)
2) a woman having a book group party in her garden in River Forest when it was busted in by a gang banger who held everyone at the party up
3) A woman who came back from an afternoon jog only to find two people ransacking her house after “donkey kicking the back door.” They killed her, BTW.
Do these crimes ring a bell? I know I am not making them up . . .they convinced me never, ever, to move to OPRF. I say: Live in the city, enjoy it and take the risk or move to Winnetka.
“Do these crimes ring a bell? I know I am not making them up”
My recollection on the uic prof was that it was outside his/her house, rather than in the park, but yeah, I remember all those, too.
All you OPRF lovers: a few crimes from a few years ago (maybe as many as 7) in OPRF:
1) a UIC professor who was randomly killed in the park by the OPRF library (don’t think they ever found the killer)
2) a woman having a book group party in her garden in River Forest when it was busted in by a gang banger who held everyone at the party up
3) A woman who came back from an afternoon jog only to find two people ransacking her house after “donkey kicking the back door.” They killed her, BTW.
Actually- some of these incidents happened years ago (four or five???)
Someone was just stabbed to death in Lincoln Park last night on Wrightwood. Does that mean we shouldn’t move there either?
Sold for $244k. . .