Get a 2200 Sq.Ft. 3-Bedroom Townhouse in Lincoln Park for Under $400K: 2547 N. Greenview
This 3-bedroom townhouse at 2547 N. Greenview in west Lincoln Park has been on the market since May 2010.
The price was recently cut to $399,000 and has now been reduced $98,500 from its original May 2010 list price.
The townhouse is also listed $79,000 under the 2008 purchase price.
This townhouse complex was built in 1988 and has a large interior courtyard.
The property’s outdoor space includes a patio that looks out on the courtyard.
The townhouse has 2200 square feet on 4 levels including a main level family room, a living/dining/kitchen combo on the second floor, 2 bedrooms on the third floor and the third on the fourth.
It also has 2 car parking.
The kitchen has been updated with maple cabinets, granite counter tops and stainless steel appliances.
The townhouse is next door to Wrightwood Park, a popular park with a rare park district pool.
Is this a deal for this square footage and location?
Stephanie Cutter at Coldwell Banker has the listing. See the pictures and virtual tour here.
2547 N. Greenview: 3 bedrooms, 2.5 baths, 2 car parking, 2200 square feet
- Sold in August 1990 for $255,000
- Sold in June 1994 for $386,250 (I wonder if this isn’t a typo in the public records and should be $286,250)
- Sold in June 2001 for $394,000
- Sold in May 2005 for $370,500
- Sold in October 2008 for $478,000
- Originally listed in May 2010 for $497,500
- Reduced several times
- Currently listed at $399,000
- Assessments of $286 a month (includes cable)
- Taxes of $6209
- Central Air
- Bedroom #1: 17×14 (third floor)
- Bedroom #2: 17×10 (third floor)
- Bedroom #3: 12×11 (fourth floor)
- Family room: 17×11 (first floor)
Nice place; not so nice location.
What’s wrong with this location?
Seems a much better location than the townhouse on Wood that we chattered about that just closed for $397k that literally looked out on the Metra on one side and a block over has the back of the Jewel food store.
Only negative I see is the distance to the nearest El stop (almost a mile).
This is a better deal than most of the townhouses for sale in the North Shore. You would think LP (even if it is west LP) would hold it’s value better.
according to cribchatterers the only LP real estate that should hold it’s value is a few square blocks east of clark in Lincoln Park and not condos but SFH, but not new construction, only rehabbed homes……
Location is fine.
Building sucks.
interior looks nice enough. the area is good too, wrightwood park, el presidente and the players club all very close. this seems like a good deal for a small family. unless I am missing something. though I don’t think the public school is very good.
“according to cribchatterers the only LP real estate ”
I know they’re hilarious lately. What really cracked me up was anonny’s list of 10 some odd criteria and the defenders of LP valuations were using that as an example of LP RE holding up in value.
HAHAHAHA!
It’s great if you’re car reliant, but not having a car is one of the things I love about the city.
“Seems a much better location than the townhouse on Wood that we chattered about that just closed for $397k that literally looked out on the Metra on one side and a block over has the back of the Jewel food store.”
Except that townhouse and development is surrounded by much more expensive places. If you walk down Paulina south from Wellington it’s like millionaire’s row.
And I consider living behind a Jewell, post office as well as Foremost Liquors, a great chinese buffet and dollar store net positives. But to each their own.
the layout of the units and quality of construction and external appearance isn’t up to the standards of some of the other townhouses around this vicinity (Embassy club–1/2 block north; Tamerlane, etc.)
From google maps (and my memory) seems like a lot of units packed into a limited space, though nice to be across from a park (not clear whether this unit looks out that way or only at small courtyard, so could be kind of dark). I think it’s a very nice location (close to transportation on both Ashland and Fullerton, a bit of a hike to El, but lots of stuff nearby and down the block from lots of high end new single family houses.
I agree that the June 94 price appears to be in error; I purchased a 2700 sq. ft (w/ 2 car garage) brand new townhome in Tamerlane just a few months before that for $370
sorry–hit send accidentally. But 370K for a significantly larger unit at that time, with Granite and high end finishes
With respect to the location, three questions:
1) What’s the elem school?
2) How far is the park/lakefront?
3) As the answer to question 2 is “far,” how far is the nearest el stop (because one likely won’t be taking a bus to the loop).
granite in 94? did you start the trend jah or just an ultra early adapter.
I think it’s oscar meyer school.
“I know they’re hilarious lately. What really cracked me up was anonny’s list of 10 some odd criteria and the defenders of LP valuations were using that as an example of LP RE holding up in value.”
Bob, I’m not sure what you’re trying to say. My comment to THIS thread was that this location is not so great (while it’s a “nice” area of mostly affluent homes, it’s geographically challenged). Foremost among criteria that I have listed on several other threads is, indeed, location. And yes, HD, I personally place a huge value on being within a few blocks of the park.
Once one goes west of Halsted in LP, while the areas obviously stay “nice,” one starts to lose a lot of what makes LP so attractive, especially to (some) families. At this point in my life, I’d rather live in a 1,500 sq/ft condo in ELP than this 2,200 sq/ft place. And in the future, I’d take a 2,200 sq/ft condo or townhome in ELP over one of the big, beautiful SFH’s near this place. If I can’t take a casual stroll to the park or be running on the lakefront within a few minutes, I’d just as well live farther north and/or northwest, and get a bigger, nicer place with a real yard (or simply move to Evanston or Wilmette).
yes–Granite in 94 was used only in relatively high end projects (though we didn’t have Cherry or stainless!)
“it’s geographically challenged”
Fair enough anonny. However I think your definition of proper geographies is challenged but that’s just me.
I guess its just different priorities–I obviously don’t value what you do in terms of amenities and location, which is fine. If we were all chasing the same criteria the places that fit that criteria would be enormously expensive with a steep drop off.
Having lived close enough to the lake for the past five years the crowds get old. I’d rather live further inland and get better weather, less people and more space.
how far inland does it take for better weather?
“how far inland does it take for better weather?”
It starts to get better around Halsted, IMO, so not too far. But the farther you go inland from there the better too, likely.
Which coincidentally means all of the “ELP” region that many speak of as being so desirable is smack dab so close to the lake to not have those winds buffeted at all.
The elementary school is Prescott.
This place would fit in well…in Gurnee.
I agree 100% with Anonny. I would add that west of Halsted knocks families out of the Lincoln Elem school district, as well. I see nothing wrong with raising a family in a condo in ELP in a great school district with nearly every possible family-oriented amenity (lakefront, parks, zoo, restaurants, public transportation, hospital, etc.) within easy walking distance.
“Once one goes west of Halsted in LP, while the areas obviously stay “nice,” one starts to lose a lot of what makes LP so attractive, especially to (some) families. At this point in my life, I’d rather live in a 1,500 sq/ft condo in ELP than this 2,200 sq/ft place. And in the future, I’d take a 2,200 sq/ft condo or townhome in ELP over one of the big, beautiful SFH’s near this place. If I can’t take a casual stroll to the park or be running on the lakefront within a few minutes, I’d just as well live farther north and/or northwest, and get a bigger, nicer place with a real yard (or simply move to Evanston or Wilmette).”
Gross. The exterior of this place looks like it was manufactured in Fort Wayne Indiana and shipped here on a trailer. Why would you want to live in a toll brother house in Lincoln Park. Save that for the burbs.
The first ‘problem’ right out of the gate with this property, is calling it Lincoln Park, or as it’s now called… West LP??? What is that, where is that? Am I in Canada?
http://egov.cityofchicago.org/webportal/COCWebPortal/COC_EDITORIAL/City_Neighborhoods_11x17.pdf
20+ years ago, these areas west of LP (not WPL) were revisited by people who wanted more space for less money than what they could afford east of Halsted. I had friends who bought near Wrightwood west of Racine in ’87 because their renovated farmhouse had a kitchen / family room combo, something that was unheard of in the traditional historically protected rowhouses of LP. They knew it wasn’t the best long term investment like LP would be, and that they’d have to drive everywhere, but gosh darn-it, how were kids suppose to live in a house where a sofa sectional couldn’t be placed 10 feet away from the stove?
Either you live in LP with its ‘challenging’ traditional spaces – but superior location, aesthetics, schools, parks, street life, or you don’t. There is no kicking the ball out of the sand trap; you played the game, that’s where you landed, now deal with it. Amazing, but once the ponzi lending dried up, nothing has really changed.
“What is that, where is that? Am I in Canada? [link]”
That’s a fun map: Lake View wraps around Roscoe Village and includes area west of Western which isn’t even in Lake View township. The RANCH Triangle isn’t triangular and goes way beyond Racine, North, Clybourn and Halsted. Does the Gold Coast really go down to Ontario? Really?
South East Ravenswood? Seriously?
And where are the SoPoCo and NorthCostCo?
‘And where are the SoPoCo and NorthCostCo?’
Maybe Rubloff, Dreamtown, Target, Costco, and all the people who bought suburban style housing in marginal at best neighborhoods should all get a ballot petition drive going, so they can rename the neighborhoods as they see fit. I don’t think the city would mind (?).
I’m trying to glue a Mercedes star on the hood of my Focus, but it just won’t stick, and when I asked for a vente beer at Wrigley last summer… they kinda looked at me.
“Barbaro on November 1st, 2010 at 9:41 am
Gross. The exterior of this place looks like it was manufactured in Fort Wayne Indiana and shipped here on a trailer.”
LOL. Exactly. So horrible.
“rename the neighborhoods as they see fit. I don’t think the city would mind (?).”
Strangely, by official designation:
http://egov.cityofchicago.org/city/webportal/portalContentItemAction.do?contentOID=536896854&contenTypeName=COC_EDITORIAL&topChannelName=Dept&blockName=Planning+And+Development%2F+North%2FI+Want+To&context=dept&channelId=-536879037&programId=536879161&entityName=Planning+And+Development&deptMainCategoryOID=-536886114
Everything between North and Diversey, from the lake to the river, is “Lincoln Park”. So you need to lump yourself into the group who wants to rename the neighborhoods as you see fit.
“Strangely, by official designation:”
Yeah but he’s an idiot comparing WLP to a Ford Focus then East, or “proper” LP to a Mercedes. Do you expect him to know this?
“in marginal at best neighborhoods ”
When you use this phrase to describe west Lincoln Park it really shows you have no idea WTF you are talking about with regard to marginal Chicago neighborhoods. You must be very sheltered and rarely, if ever, leave the GZ.
Regarding the exterior.
Wow. Sometimes the comments get so nasty. It’s simply a ‘price-point’ for a lot of space. In a decent area. For folks who don’t want to live in a McMans in Aurora. I think that’s valid and necessary. Not everyone can fit in a 2 bedroom in a gorgeous building & this place would be wayyy higher if it had wow architecture…and then we’d be complaining about the OUTRAGEOUS price. Nice things cost nice money. Got to give on something. I’m not a goody two shoes… I’m just sayin’.
I’d actually consider this area in the GZ – am I that off base with other’s impressions of areas?
“I’d actually consider this area in the GZ – am I that off base with other’s impressions of areas?”
No, you aren’t. I’m not a fan, and obviously some others aren’t, either, but in the general usage of GZ here, it’s definitely GZ.
‘Everything between North and Diversey, from the lake to the river, is “Lincoln Park”. So you need to lump yourself into the group who wants to rename the neighborhoods as you see fit.’
You’re confusing a *community* map with a *neighborhood* map. “Great Near North Side SFH at Astor & Shiller”… would be sold as Gold Coast. SV, RN, OT, on and on are all neighborhoods and are sold as such. LP use to be that way, until the 90’s when it was just easier for hungry sellers/wishful buyers/greedy brokers to move the line in the sand than to actually pay true LP pricing which has always been higher than the rest of the community.
“You’re confusing a *community* map with a *neighborhood* map. ”
So, you’re a proponent of Richard Clark Park as part of Lake View? And “Southeast Ravenswood”? And the Onterie Centre being in the Gold Coast?
Or just of defining and naming the *neighborhoods* as *you* see fit?
‘Yeah but he’s an idiot comparing WLP to a Ford Focus then East, or “proper” LP to a Mercedes. Do you expect him to know this?’
Save the Frank Capra stump speech for the campaign trail Bob, you know that wasn’t the the point…. good god!
You can’t buy average, slap on a more expensive label, and expect to get the same return. Doesn’t work that way and sorry that you’ll loose your parents down payment cuz the hot broker chic told you wrong; ‘But look ma, I can see the conservatory thru my kitchen window… LP here we come’.
I’ve been outside the GZ, before there was a GZ, wtf is that anyway, when you were dancing the teenage macarena in the basement of your parents ranch house.
@ anon –
Neighborhood designation is what it is… I don’t make the rules. LP has been LP, Sheffield has been Sheffield, Ranch Triangle…. on and on, since I moved here in the late 70’s as a teenager. Call is what you want, hell let Walmart tell you what to call it. Maybe you should be emailing the mayor and not CC.
“Doesn’t work that way and sorry that you’ll loose your parents down payment cuz the hot broker chic told you wrong”
I almost bit and took the bait. Almost..
“Neighborhood designation is what it is… I don’t make the rules. LP has been LP, Sheffield has been Sheffield, Ranch Triangle…. on and on, since I moved here in the late 70’s as a teenager. Call is what you want, hell let Walmart tell you what to call it. Maybe you should be emailing the mayor and not CC.”
Ah, the “immutable neighborhood” argument. With the understanding of the forever boundaries based on a map that has many obvious errors.
I personally haven’t gotten over the 1909 re-numbering and re-naming of streets.
Origin of the 77 community areas (from Wikipedia):
The Social Science Research Committee at University of Chicago defined seventy-five community areas during the late 1920s. At the time, these community areas corresponded roughly to neighborhoods within the city. In the 1950s, with the city’s annexations for O’Hare airport, a seventy-sixth community area was added. Other than the creation of the seventy-seventh community area in 1980 (by separating #77 Edgewater from #3 Uptown), boundaries have never been revised to reflect change but instead have been kept relatively stable to allow comparisons of these areas over time.
Personally I grew up at Roscoe & Ravenswood — now Roscoe Village. According to the indexing of neighborhoods to community areas, that’s considered broadly as North Center, but we considered it West Lakeview in the 60’s.
“Personally I grew up at Roscoe & Ravenswood — now Roscoe Village. According to the indexing of neighborhoods to community areas, that’s considered broadly as North Center, but we considered it West Lakeview in the 60’s.”
But was it still that when Jay moved to town in the late 70s?
Whoever renamed it to Roscoe Village merely revealed the immutable truth, and you just have to deal with being old, out of date and w.r.o.n.g.
And, hey, everyone take the time to vote tomorrow. There’s only one race I *really* hope everyone votes in and the right way, too), but vote anyway!
‘But was it still that when Jay moved to town in the late 70s?’
I can’t say what other *neighborhoods* called themselves back in the late 70’s, as I’ve only lived in Sheffield and then LP since then.
So tomorrow, out of patriotic internet kindredship, I’ve shoving a post-it into the already dicey electronic ballot box on which I’m demanding that the whole LP neighborhood vs LP community debate be settled once and for all – signed anon (tfo) naturally.
Wow, you folks are PICKY! I live about a mile or so NW of there in Roscoe Village (at least I thought I lived in Roscoe Village until some of the comments above) and sometimes take my kid to the park across the street from this complex for the pool and sandbox. This is a great area – park, restaurants, bakeries, easy parking (yes, in Lincoln Park), nice homes. It seems like their private courtyard is nice and friendly – kids and dogs playing, like a private extension of the park. I saw them setting up a screen for a movie night once.
No doubt its a lower cost alternative to Embassy Club – brick instead of limestone and I’m sure it doesn’t have crown mouldings, but if you want all that in an overly dense area further east, buy a place in Old Town for more $$$. These seem priced right to me for something very liveable. It’s easy to sneer at the price for what you get when the bottom is falling out on the market, but when prices are going up again (please, soon!) the cost drops will make this look like quite a bargain.
Jordan. I agree. And by that time the interest rates will probably be back up as well. 🙂