Get a 2/2 Duplex Up Penthouse for Under $380,000 in East Lincoln Park: 644 W. Arlington
This 2-bedroom duplex up at 644 W. Arlington in East Lincoln Park came on the market in January 2022.
Built in 1974, this building has 44 units and what looks like outdoor parking behind the building.
I can’t tell if it has an elevator. It’s not listed so it might not.
If this building looks familiar to the long-timers on this site, that’s because we chattered about it in September 2012.
That was another time altogether for Chicago’s housing market but, per usual, the Chatterers were pretty bearish on it.
See our chatter here.
This unit is one of the top floor penthouse units which are unique.
It has exposed brick walls and a 2-story set of windows along with timber ceilings in the main floor.
There used to be a spiral staircase in this unit but it was replaced in the last decade with the one in the pictures.
The main floor has hardwood floors.
The kitchen has 42 inch maple cabinets, granite counter tops and stainless steel appliances along with a 2-person breakfast bar.
The second bedroom and a full bath are also on the main floor.
The second floor has a lofted office or workout space, the primary bathroom and second full bath.
There is also access from the second floor to what looks like private rooftop space. The prior listings for this unit says it is private.
But there is no deck on that roof.
This unit does not have a parking space, but prior listings said it can be rented in the neighborhood.
It also doesn’t have in-unit washer/dryer. Air conditioning is through wall units.
But it’s in a stellar location, near the shops and restaurants of East Lincoln Park as well as the Zoo and the Park.
Listed at $379,900, is this a great starter condo for this neighborhood?
Ryan Grober and Dana Galowich at Jameson Sotheby’s has the listing. See the pictures and floor plan here.
Unit #5H: 2 bedrooms, 2 baths, 1100 square feet, duplex up
- Sold in September 1984 for $90,500 (per Redfin)
- Sold in March 1987 for $100,000 (per Redfin)
- Sold in October 1992 for $119,000
- Sold in August 1995 for $127,000
- Sold in May 2013 for $300,000
- Sold in March 2018 for $345,000
- Currently listed $379,900
- Assessments of $511 a month (heat, gas cable, exterior maintenance, lawn care, scavenger, snow removal) They were $404 a month in September 2012
- Taxes of $7029 (they were $3806 in 2012)
- No in-unit washer/dryer
- No central air- window units only
- No parking but available for lease in the neighborhood
- Bedroom #1: 14×10 (main level)
- Bedroom #2: 15×10 (second level)
- Living room: 16×12 (main level)
- Dining room: 10×12 (main level)
- Kitchen: 9×12 (main level)
- Loft: 9×12 (main level)
On the plus side, bedrooms have Super 8 wall units with sophisticated chips and don’t have to go thru a Br to access the deck
Negatives
-no W/D
– looks like there’s only 1 wall unit to cool the main living area. Good luck with that
-no parking
-Baseboard heat looks to be electric, not sure how heat is paid in the assessment (might just be the one under the stairs)
-FP is in a useless location
Don’t think this gets any premium over the ‘18 sale
Here is the link to the 2012 chatter: http://cribchatter.com/?p=15494
This unit is in a great location, has good light and space, and appears to have some recent updates.
A few minor aesthetic updates could make this much more modern:
1.) remove the living room mirror wall
2.) whitewash all that awful dark brick
3.) install custom wooden radiator covers with built in bench/ ledge to hide the ugly AC units
4.) do something with that dead area under the stairs — perhaps make it a coat/shoe drop zone with a bench and hooks
What’s with the camera pointed toward the bed in the master?
Location is great and somebody will buy this near ask. I’d personally rather live a much nicer place, 10 minutes west of here for 380k.
It’s affordable so it will sell. You’re welcome for my well researched and articulated analysis.
Stock markets loving these anticipated rate hikes, how much is the real estate market going to love them? At least Chicagos not nearly as frothy as many other markets since it’s barely appreciated and even depreciated in some areas.
“I’d personally rather live a much nicer place, 10 minutes west of here for 380k.”
If the featured and this:
https://www.redfin.com/IL/Chicago/1777-W-Altgeld-St-60614/unit-I/home/13359328
were the only two choices, yes, I’d live further west. Not sure it’s “much nicer”, tho, and I don’t see a bounty of options at similar prices even going 15-20 minutes west (ie, Logan).
“At least Chicagos not nearly as frothy as many other markets since it’s barely appreciated and even depreciated in some areas.”
Agreed it’s not as frothy and there is no bubble in Chicagoland which will serve us well when rates are rising.
But what are those that have “barely appreciated and even depreciated” here in 2022?
I’m genuinely asking.
Condo inventory is down to 3.6 months. I don’t know what it is downtown but it’s much lower than the 12 months it was over 12 months ago. Downtown was the worst market in the city but it’s healing fast.
Heck, if this property sells anywhere near ask, even they will see appreciation and they just bought in 2018 and haven’t made any changes to the property.
“4.) do something with that dead area under the stairs — perhaps make it a coat/shoe drop zone with a bench and hooks”
I thought the same think KK. Ha. I thought it was a wasted opportunity and that some kind of built-ins could go there.
“On the plus side, bedrooms have Super 8 wall units with sophisticated chips and don’t have to go thru a Br to access the deck”
Nope. These aren’t motel wall units like many other buildings have. They are two different systems.
Wall units ARE sophisticated now with all the latest technology. I don’t understand why the people on this blog believe that a refrigerator could have semiconductors in them but air conditioning/heating units would not.
It’s 2022. Try to get into the current decade.
“If the featured and this:
https://www.redfin.com/IL/Chicago/1777-W-Altgeld-St-60614/unit-I/home/13359328
were the only two choices, yes, I’d live further west.”
Is the foyer the difference maker?
“Nope. These aren’t motel wall units like many other buildings have. They are two different systems.”
Sure Jan Smolette
“Wall units ARE sophisticated now with all the latest technology. I don’t understand why the people on this blog believe that a refrigerator could have semiconductors in them but air conditioning/heating units would not.”
What latest technology – VFD’s? Please list all this latest technology
“It’s 2022. Try to get into the current decade.”
Its 2022, try to start the year out with not making crap up
Many Chicago townhouses have foyers because you enter in on the first floor where they have also put the garage and either a bedroom or den/office and then you walk up the stairs to the main living area.
Foyers in condos are added space and build out which is why we mostly see them in older units where it was considered a “must” for a home or, currently, in luxury units.
Also, a foyer isn’t the same as the door opening into a hallway that then leads into the unit.
A foyer usually has a distinctive area with a coat closet or a bathroom. It is a separation from the rest of the unit. Just look at the floor plans for the Tribune or St Regis and you will see the difference with a condo that doesn’t have it.
One older building, however, that did a great job with foyers is 165 n canal. They are awesome.
Take a look at this foyer. Amazing.
https://www.redfin.com/IL/Chicago/165-N-Canal-St-60606/unit-605/home/12767166
“Agreed it’s not as frothy and there is no bubble in Chicagoland which will serve us well when rates are rising.
But what are those that have “barely appreciated and even depreciated” here in 2022?
I’m genuinely asking.”
You’ve already stated that a rising rate environment wont have any negative effects on the Chicago market.
Not sure why you are “genuinely asking”
“I don’t understand why the people on this blog believe that a refrigerator could have semiconductors in them but air conditioning/heating units would not.”
Has anyone said that? I haven’t seen it.
Of course hvac units (from the last decade at least) use chips. And of course in-wall units (even old ones!) can be integrated to whatever type of “normal” thermostat that you would like.
“One older building, however, that did a great job with foyers is 165 n canal. They are awesome.
Take a look at this foyer. Amazing.
https://www.redfin.com/IL/Chicago/165-N-Canal-St-60606/unit-605/home/12767166”
“Room Type: Foyer
Dimensions: 26X7”
Yeah, no
Its a 7’x7′ space with a hallway
Amazeballs!
“You’ve already stated that a rising rate environment wont have any negative effects on the Chicago market.
Not sure why you are “genuinely asking””
Because that’s not what AnonIDGAF was saying. He says there are areas that have barely appreciated or depreciated.
Where?
Is he talking only about downtown? That would be the only area in all of Chicagoland where there was “barely appreciation” due to all the inventory, the looting, COVID, the “downtown is dead” and Baby Boomers are moving/retiring and selling their downtown units.
Genuinely asking where else he thinks there has been barely any appreciation?
Some parts of Chicago are up 20% or more.
Additionally, I have NEVER said that rising rates won’t impact the Chicago market. I have ALWAYS said they WILL. They certainly did in 2017-2018 as sales slowed when rates rose back over 4%.
Rising rates will slow sales. Everywhere, including Chicago. But we don’t have as big of an affordability problem so our market won’t be as impacted as others.
Rates are at 3.5%. When they get closer to 4%, it’s going to be harder to buy that $600,000 2/2.
Bob the Bear continues to just read this blog from a far and not comment because his “theories” about how Chicago’s market was going to crash were 100% wrong.
Where are all the foreclosures Bob? Supposed to be flooding onto the market now, right?
That was wrong. Buyers over the last 10 years have been the most qualified in the last 30 years.
He’ll probably show up again once Chicago monthly sales fall year-over-year, which could happen as soon as this month given the fall in contracts in December. Hard to keep topping the incredible 2021 comps which were up over 20% from pre-pandemic in 2019.
“Not sure why you are “genuinely asking””
Because that’s not what AnonIDGAF was saying. He says there are areas that have barely appreciated or depreciated.
Where?
Is he talking only about downtown? That would be the only area in all of Chicagoland where there was “barely appreciation” due to all the inventory, the looting, COVID, the “downtown is dead” and Baby Boomers are moving/retiring and selling their downtown units.
Genuinely asking where else he thinks there has been barely any appreciation?
Some parts of Chicago are up 20% or more.”
This is completely meaningless.
Up 20% over what time frame YoY? Since the crash?
Timelines matter
“Additionally, I have NEVER said that rising rates won’t impact the Chicago market. I have ALWAYS said they WILL. They certainly did in 2017-2018 as sales slowed when rates rose back over 4%.
Rising rates will slow sales. Everywhere, including Chicago. But we don’t have as big of an affordability problem so our market won’t be as impacted as others.
Rates are at 3.5%. When they get closer to 4%, it’s going to be harder to buy that $600,000 2/2.”
This is 100% gaslighting.
https://www.totalwine.com/wine/white-wine/chardonnay/franzia-chardonnay/p/4090031?glia=true&s=1006&&pid=cpc:Core+Catalog+-+Shopping%2BUS%2BMINN%2BENG%2BSPART::bing::&msclkid=62b3e64586e31079cd618799f3920996&gclid=62b3e64586e31079cd618799f3920996&gclsrc=3p.ds
“Its a 7’x7? space with a hallway”
Sigh. It’s so sad so many people on this blog know NOTHING about design.
It’s truly an entrance to your living space. It has a tray ceiling. It has crown molding separating it from the rest of the living space.
165 n canal had a TON of room in the interior of the building so they were able to add these huge foyers and “storage rooms” that are windowless.
They have incredible foyers and it makes a big difference when you walk into the space. Makes it feel much more luxurious which is why many of the luxury buildings build it with them now.
The foyers in the Tribune also have tray ceilings and moldings, for example.
” That would be the only area in all of Chicagoland”
Are marking everything “from the post recession bottom”?
“Has anyone said that? I haven’t seen it.”
JohnnyU goes on and on and on about the miracle of semiconductors in the wall units because he thinks I am wrong that they have current technology. It’s tiring now.
These appliances aren’t the wall units from 1980 or 1990. It’s time to move on. And, yes, they keep innovating in the technology and the newer ones have advanced technology that make the wall units pretty efficient and quiet.
They still look pretty ugly however. Lol.
“Are marking everything “from the post recession bottom”?”
If you bought a downtown condo in a building at the height of the bubble in a building that didn’t sell out and they had to discount the units, and you still own it, then yeah, you may not have had appreciation.
Did you buy in 1991 or 2001 downtown and haven’t done ANY updates? Then, yeah, maybe little appreciation depending on building/location etc.
Downtown buyers still staying away from estate sales, unless they can get it really cheap, or even sales of units that don’t have the current finishes. Chicago buyers can still be picky with the 3.6 months of inventory on condos but in another year that won’t be the case.
In SFH, you take what you can get. Updates not as necessary in the hot neighborhoods. Great appreciation in SFHs.
Downtown still the weakest area of Chicago. It was over built in the Housing Bubble and now we’ve had a pandemic which has impacted it.
But if you’ve tried buying a condo in Logan Square in the last year, please tell us how many bidding wars you go into because I’ve heard it was a LOT.
And now inventory is even smaller.
Good luck out there this year. Everywhere.
“Up 20% over what time frame YoY? Since the crash?”
YOY.
There are bidding wars. Chicago real estate is up big in some neighborhoods.
“It’s truly an entrance to your living space. It has a tray ceiling. It has crown molding separating it from the rest of the living space.
165 n canal had a TON of room in the interior of the building so they were able to add these huge foyers and “storage rooms” that are windowless.
They have incredible foyers and it makes a big difference when you walk into the space. Makes it feel much more luxurious which is why many of the luxury buildings build it with them now.”
Not impressed
“JohnnyU goes on and on and on about the miracle of semiconductors in the wall units because he thinks I am wrong that they have current technology. It’s tiring now.
These appliances aren’t the wall units from 1980 or 1990. It’s time to move on. And, yes, they keep innovating in the technology and the newer ones have advanced technology that make the wall units pretty efficient and quiet.”
JohnnyU asked you what these sophisticated chips do. You have been unable to articulate the advantages of sophisticated chips
“They still look pretty ugly however. Lol.”
Agreed on this
“This is 100% gaslighting.”
Gaslighting is when you ignore reality and put forward your own reality.
You’re denying that when rates get closer to 4%, the person buying the $600,000 2/2 is going to have more difficulty? That’s always been the reality in Chicago real estate. We saw it in 2017-2018 when sales slowed when rates went back above 4%+.
All the data is there on this blog JohnnyU. Please go look at it. It’s under the Market Conditions tab. Month to month data about what happened to Chicago sales during that time.
Lol.
Those buyers know the reality. That’s why they are out in droves buying right now because they know those rates are gonna rise quite a bit more and it’s going to cost them a lot more per month.
They may be priced out of that $600,000 if they wait too long. Or whatever price point they’re at.
“YOY.
There are bidding wars. Chicago real estate is up big in some neighborhoods.”
I know you exclude any costs associated with improvements in your calcs, but which neighborhoods are seeing 20% YoY?
Bronzeville has been especially hot.
Here’s a new construction SFH that is up 20% since it’s 2019 sale. Might not get $675,000 but this appreciation is FAR above normal Chicago appreciation over that time period.
Sizzle.
Sold in 2019 for $560,000
Currently listed at $675,000
https://www.redfin.com/IL/Chicago/4631-S-Champlain-Ave-60653/home/177824033
Wrong. the source of the disagreement are your following statements:
“Nothing wrong with wall a/c and heat. It’s electric. It’s fairly cheap and efficient.”
And in response to the question of: ‘I doubt that these wall units are any more efficient than anything, except for electric baseboards and electric forced-air systems dating before year 2K.’
This statement:
“If you have one of the new wall units (those of the last 5 years or so), then they have pretty sophisticated chips in them for temperature control.”
Which was completely non-responsive to the question posed.
You made an unsupported statement about efficiency, and then implicitly claimed that the (unsupported) efficiency is due to ‘sophisticated chips’. Which is pretty mockable, even while it completely ignores the other issues raised about the systems (noise, cycling, etc)
Here’s a fact: the highest EER model of in-wall ac wouldn’t be in the top 3,500 models of central air/heat pumps. And that model is rated for only a 350 sf room. Efficiency expectation drops pretty fast for the in-walls drops pretty fast as you scale up the BTUs, too.
Are they more cost effective solutions for very small apartments? Yeah. Are they remotely desirable *in Chicago* in a above-median condo? C’mon.
““Are marking everything “from the post recession bottom”?””
[buncha discussion of city locations]
“the only area in all of Chicagoland”
I think that some Southern Cook communities would like a word.
“Location is great and somebody will buy this near ask. I’d personally rather live a much nicer place, 10 minutes west of here for 380k.”
Isn’t that at the heart of all residential real estate? Not saying I would have lived in this particular unit, but we lived in two places while in Chicago, one rented and one purchased, both in ELP, and we of course could have gotten bigger, nicer places had we not made it a priority to be steps from the park. Had we purchased a house 10 minutes east of where we live now, same thing, it would have been much larger and nicer than what we were able to buy (we briefly considered living about 10 minutes southeast to get a bigger, nicer house too, but had we done so there’s a good chance it would have been one of the nearly 1000 destroyed a week and a half ago). And in urban markets the location vs size/finishes tradeoff seems even more pronounced.
“And in urban markets the location vs size/finishes tradeoff seems even more pronounced.”
Absolutely, especially when you’re comparing a very walkable neighborhood (ELP) to one that would require a car (~1700 w altgeld). Certain urban dwellers don’t want to deal with traffic or maintaining and budgeting for everything that comes along with car ownership.
“What’s with the camera pointed toward the bed in the master?”
——————————
If you have to ask. . .
Just stop anon(tfo).
No, JohnnyU has been bringing up the semiconductors in the wall units for weeks now.
It’s so stupid, childish and dumb because, yes, there ARE semiconductors in those units. And they aren’t like the ones from the 1980s and 90s, which is the world that JohnnyU still lives in.
“And in urban markets the location vs size/finishes tradeoff seems even more pronounced.”
Yep. You never get everything in most urban markets. You are choosing certain neighborhoods or, in your case anonny, you wanted to be in East Lincoln Park on a certain budget. You knew the limits of that budget.
Even just a mile east can be a completely different world for some buyers.
“I think that some Southern Cook communities would like a word.”
I don’t follow individual suburbs. Just know what the State reports every month.
If I hadn’t seen the outside, I’d never have guessed this is basically a four plus one. Bravo to whoever designed the rehab. I’m impressed.
Great location, too. Not for me, though. I can’t get past the fact that on the exterior, it’s still a four plus one (on stilts).
And I guess a zebra can’t change his stripes. Looking back at the 2012 chatter on this unit, I said the same thing as I just said above.
“No, JohnnyU has been bringing up the semiconductors in the wall units for weeks now.
It’s so stupid, childish and dumb because, yes, there ARE semiconductors in those units. And they aren’t like the ones from the 1980s and 90s, which is the world that JohnnyU still lives in.”
But are the sophisticated chips?
Honestly it’s getting embarrassing seeing you unwilling to admit that
You don’t know what you’re talking about
Lie about what you stated
Lol Dan #2.
I was going to quote what you said last time in the post but then thought I would just wait and see what you said this time.
And you said the same thing. Ha ha.
I’m so predictable! Someday I’ll think of something original to say.
“I’m so predictable! Someday I’ll think of something original to say.”
Ha ha.
“I don’t follow individual suburbs.”
Yet you made a pronouncement about “the only area in all of Chicagoland”??
You cannot claim something to be the “only area” in the Metro and know nothing about most of the areas in the Metro.
“This is only happening in Illinois…I don’t know what is happening in any other individual state, I just follow nationwide data”.
“JohnnyU has been bringing up the semiconductors in the wall units for weeks now.”
Yes, because as I pointed out here, it was a poor response to the questions posed.
“I don’t follow X” after making a broad assertion about what is happening with X should probably replace that now, tho.
“just a mile east”
The seaweed is always greener
In somebody else’s lake
You dream about going up there
But that is a big mistake
Just look at the world around you
Right here on the ocean floor
Such wonderful things surround you
What more is you lookin’ for?
““I don’t follow X” after making a broad assertion about what is happening with X should probably replace that now, tho.”
Math checks out
““Up 20% over what time frame YoY? Since the crash?”
YOY.”
“Bronzeville has been especially hot.
Here’s a new construction SFH that is up 20% since it’s 2019 sale. Might not get $675,000 but this appreciation is FAR above normal Chicago appreciation over that time period.
Sizzle.
Sold in 2019 for $560,000
Currently listed at $675,000”
Which is about a 6.5% return over 2.5 years, so defiantly not 20% YoY
This is under contract.
This 2/2 just closed.
Listed $379,900.
Closed for $385,000.
Multiple offer situation?
Sizzle.