Get a 3-Bedroom Basecamp Townhouse for $809,000: 445 W. Hobbie on the Near North Side
This 3-bedroom Basecamp townhouse at 445 W. Hobbie on the Near North Side (???- original development was called “Basecamp River North”) came on the market in March 2022.
Designed by Pappageorge Haymes and built in 2015 on 2-acres, Basecamp River North has 47 townhouses, some that are 2 stories and some that are 3 stories with attached garages.
The picture above is of one row of the 2-story units. The picture was also taken in 2017 so the trees and foliage would be more grown out and extensive.
This 2-story townhouse has heated concrete floors on the first level along with the living room, dining room, kitchen and a half bath.
The kitchen has white and wood contemporary cabinets with an island that does not appear to have seating. The listing says it has granite counter tops and “upgraded” home appliances.
The second floor has all three bedrooms.
The primary suite has wood floors and an en suite bathroom with a double vanity.
The other two bedrooms have carpeting. Does the third bedroom have a window? It appears to have a skylight but it’s unclear about the window.
This townhouse has a private rooftop deck with skyline views.
It has central air and a rare, attached 2-car garage.
The townhouse is near Seward Park, the Clark and Division red line stop, Jewel, Target and Aldi and the listing says it’s “mins to get on Lake Shore Drive.”
Originally listed in March 2022 for $866,000, it was reduced several times before it went under contract in November 2022 listed at $819,000.
But it came back on the market in January 2023, also at $819,000, and has just reduced $10,000 to $809,000.
The listing says, “Seller is willing to negotiate closing credit for buyer to buy down the interest rate.”
Will this price, and closing credit, get this townhouse sold this spring?
Josephine Wang at Concentric Realty Inc. has the listing. See the pictures here (sorry, no floor plan).
445 W. Hobbie: 3 bedrooms, 2.5 baths, 2200 square feet, townhouse
- I couldn’t find the PIN in the CCRD but Zillow says it sold in July 2015 for $570,000
- Originally listed in March 2022 for $866,000
- Reduced
- Contingent in November 2022 at $819,000
- Re-listed in January 2023 at $819,000
- Reduced
- Currently listed at $809,000
- Assessments of $267 a month (includes lawn care and snow removal)
- Taxes of $14211
- Central Air
- 2 car attached garage
- Bedroom #1: 18×13 (second floor)
- Bedroom #2: 10×14 (second floor)
- Bedroom #3: 11×10 (second floor)
- Living/dining combo: 18×18 (main floor)
- Kitchen: 16×16 (main floor)
- Roof top deck
And as a bonus your nearly million dollar home comes with a front row seat to the lovely Cabrini Rowhouses! At no extra charge, a CPD vehicle will be stationed in your front yard at the entrance with its blue lights on 24×7.
No way this is 2200sf w/o counting the garage and deck
Nice enough place but the Seller is detached from reality. Guess they’re holding out for the needle in the haystack
is that actually a white board on the bathroom wall?
My dad and I toured one these units after they were built. Right across the street on Oak was a was a row of hollowed out Cabrini Green townhomes, all with burn marks above the windows. The contrast between the two developments couldn’t be more stark. With this property farther north of Oak St I’d say it’s a better choice than others in the development. IMO, definitely not worth paying $800k+ for this location, with these interest rates.
For 800k I’d prefer an extra wide duplex up with a rooftop deck than one of these row homes.
Concrete floors on main level in a Chicago winter will be ice cold. Outdoor space has zero privacy. Hard no.
I also agree with Jonny U about the embellished sqft. Does anyone have the floorplan from the developer with sqft listed?
“No way this is 2200sf”
Listing sez the lot is 18X59 = 1062×2 = 2,124 Doghouse is (max) ~175. = 2299, including the garage, absolute max.
The ‘lot’ appears to be only the building–frontyard (w/o looking) must be an LCE.
This will only sell after this other one is off the market (asking $849k):
https://www.redfin.com/IL/Chicago/451-W-Hobbie-St-60610/home/62636061
The pix alone are almost worth $40k more. Not a real competition as to whether the unit worth 5% more than the feature.
There is no entryway closet. There is no logical place to put your shoes except to perhaps carry them through the house and put them in the garage. I suppose you could just pile stuff up by the front door and stare at things strewn about while watching TV.
It also looks like this unit faces a school, so you’d have to listen to shrieking all capped off with school buses and a mass of cars in the morning and afternoon.
I wouldn’t even consider 451 because it doesn’t have a ground floor powder room. I don’t want guests traipsing through the bedroom area, but 451 might work if you never have guests and have an alternative place to stay if you ever break your leg.
“….Concrete floors on main level in a Chicago winter will be ice cold. Outdoor space has zero privacy. Hard no.”
The floors are heated. I have slate throughout my house and it is heaven on earth in the winter.
That said, having that much glass at ground level in this neighborhood makes me nervous.
These folks are delusional. They have occupied the premises only. Made no improvements and haven’t maintained the deck. Just looking to make a cool profit on the fact they made a good decision back in 2015.
I agree, the end unit is superior in every way and for not a material amount more in the grand scheme of things, I would go for 451 before this one all day. My only concern is WTF is going on with the window out to the patio at 451?
Didn’t someone on CC used to live here? Is there a lot of vandalism? Why is everyone suddenly trying to move? Is the next phase of the “Plan for Transformation” about to break ground?
I will respond to my own comment and giggle…just a reflection of the school in the window. On my tiny screen it looked like a piece of cardboard LOL.
“I don’t want guests traipsing through the bedroom area, but 451 might work”
The buyer of 451 is going to heve guests on the roof deck regularly, so isn’t going to have that concern.
The video tour for 434 Oak ($1.075m) is a hoot:
https://www.redfin.com/IL/Chicago/434-W-Oak-St-60610/home/144509993
“Why is everyone suddenly trying to move?”
8 years in a townhouse is long enough?
All valid questions, tho.
Here’s the floor plan – https://www.buzzbuzzhome.com/chicago-il/basecamp-river-north/townhome-plan–2-story-plan-a#image-All-1
Conceptually BC made sense at the pricepoint. At +800k for a dated rowhome does not compute
“The floors are heated. I have slate throughout my house and it is heaven on earth in the winter.”
Second this – Stained concrete w/ boiler ranks in the top 10 decisions of my life
Going to call Bullshit on this being a 2 car garage. You aint getting more than 2 mini’s in 17′ here
“is that actually a white board on the bathroom wall?”
Waiting to hear how Chicago is ahead of the curve on planning the fams activities while dropping a deuce is on trend these days
“The video tour for 434 Oak ($1.075m) is a hoot:”
The balls on these sellers trying to rake in 500k more than what they paid in 2015 for maybe 100k worth of upgrades.
“rake in 500k more than what they paid”
But look at how huge the yard is! All that grass, all around! Drones are fun!!
“At no extra charge, a CPD vehicle will be stationed in your front yard at the entrance with its blue lights on 24×7.”
People are buying $3 million condos in Tribune Tower with a CPD vehicle stationed right out on Michigan Avenue with the blue lights on all the time too.
449 W. Hobbie sold for $800k in April 2022. Obviously that was when rates were low.
https://www.redfin.com/IL/Chicago/449-W-Hobbie-St-60610/home/63641095
447 W. Hobbie, next door to the property here, sold for $830,000 in May 2022.
https://www.redfin.com/IL/Chicago/447-W-Hobbie-St-60610/home/65745962
“The balls on these sellers trying to rake in 500k more than what they paid in 2015 for maybe 100k worth of upgrades.”
The comps support the million dollar price.
https://www.redfin.com/IL/Chicago/1017-N-Cleveland-Ave-60610/unit-6/home/144509978
Sabrina, 1017 is a 3 story unit with about 800 more sqft
“Going to call Bullshit on this being a 2 car garage. You aint getting more than 2 mini’s in 17? here”
I fit a mid size suv and a sports car in there, it was very tight but it was possible… not possible for fat people though
“Why is everyone suddenly trying to move?”
might have something to do with the awful slow planning in the neighborhood, might have to do with the casino, might have to do with the element of the neighborhood, who knows
“Didn’t someone on CC used to live here? Is there a lot of vandalism?”
There was some cases of garage break ins when I was there because the shitty 2nd egress doors they put on the garage doors could just be easily opened with a crow bar. I also recall some issues with people on the hobbie side having issues with some aggressive youths near the school there (big hang out area there for kids right behind the school at the playground, and big groups of kids are always up to trouble)
Other than that the compound was pretty safe, if I were to live here again I’d recommend the inner middle courtyard units, no way in hell I’d be on any of the street sides.
As for the real sq ft I believe they are about 1845sqft if you don’t count the garage and upper decks
“might have something to do with the awful slow planning in the neighborhood, might have to do with the casino, might have to do with the element of the neighborhood, who knows”
Or none of the above???
8 years is a nice run. Things change. Need more space. Want a basement. Had another kid. If original buyer, have plenty of equity as the price has jumped so much on these.