Get a 3-Bedroom in East Lincoln Park for Under $320,000: 2733 N. Hampden Ct.
This top floor 3-bedroom at 2733 N. Hampden Ct. in Lincoln Park has been on the market since April 2011.
In that time, it has been reduced $29,000.
It is now listed $35,000 under the 2006 purchase price.
It has many of its vintage features still intact including original woodwork, high ceilings and an antique fireplace mantle (the fireplace is wood burning.)
The kitchen has maple cabinets and stainless steel appliances.
It has central air but no in-unit washer/dryer (though the listing says one can be put in the unit.)
There isn’t any parking but 1-year parking nearby is paid for by the seller.
The listing says the sellers have a new home under contract and just need to sell this one.
Could a buyer steal it?
Alan Stern at Rising Realty has the listing. See the pictures here.
Unit #3B: 3 bedrooms, 1 bath, 1100 square feet
- Sold in October 1990 for $100,000
- Sold in May 1993 for $163,500
- Sold in June 1994 for $180,750
- Sold in September 1999 for $205,000
- Sold in October 1999 for $239,500
- Sold in January 2003 for $295,000
- Sold in February 2006 for $355,000
- Originally listed in April 2011 for $349,000
- Reduced
- Currently listed at $320,000
- Taxes of $5422
- Assessments of $200 a month
- Central Air
- No in-unit washer/dryer (but one could be added)
- No parking but 1-year paid down the street
- Bedroom #1: 14×14
- Bedroom #2: 10×8
- Bedroom #3: 15×9
If the building had onsite parking, this would be a great opportunity for the unit below to buy and make it a nice sized duplex-up.
Good point anonny. It is pretty cute though. I think single bath and no parking are hurting this, but I would be surprised if it does not sell soon.
Why in earth wouldn’t someone put indoor W/D unless of course the place is so tight that it is not even easy to find a spot for it.
BTW, Cannot one turn one of the bedrooms to a bath and make this a 2/2 with W/D in the second bath? I’d rather buy that than a 3/1. Would that help or hurt the price?
When I read the listing, I assumed it was the 1 bath and no parking that was holding this place back. Then I looked at the photos of the kitchen. It’s not that it’s ugly (although it is), or that it’s cheap-looking (although it is); it’s that the tres moderne kitchen is open to the very Victorian living room. There’s a way to mix traditional and modern, but this ain’t it!
I would turn one of the bedrooms into a kitchen and put a formal DR plus a bathroom where the kitchen currently is.
The building looks very good.
As a 3/1, this is a rental unit (or a unit for 20-something y/o) where one buys it and rents out the other two rooms to his friends. The MAJOR things holding this unit back are:
1. Size of the bedrooms/size of the overall place
2. Lack of parking
3. lack of in-unit w/d
There are too many other, more convenient options.
my wife used to live a block from here and I can tell you that the parking is *horrific*. Yes, the seller is paying for a year of rental, but find out how much that is, it could be $200/month.
Is this in Alcott? I’m guessing there was no w/d because the owners have been renting it out (listing states taxes don’t include homeowners exemption).
IKEA kitchen aside, I do like this place, I could have lived with the 1 bath and the parking. I don’t know if I’d have convinced my husband that it was a better deal than some of the other 3 beds in this area at this price point. The low assessments would help though.
Seems like the life of ‘ownership’ here is about 3-4 years on average. Doesn’t make sense to buy a condo like this.
•Sold in October 1990 for $100,000
•Sold in May 1993 for $163,500
•Sold in June 1994 for $180,750
•Sold in September 1999 for $205,000
•Sold in October 1999 for $239,500
•Sold in January 2003 for $295,000
•Sold in February 2006 for $355,000
“Seems like the life of ‘ownership’ here is about 3-4 years on average. Doesn’t make sense to buy a condo like this.”
Well, except it seems like every buyer made money. So for them it made perfect sense (umm, except the last guy…).
$300K
“BTW, Cannot one turn one of the bedrooms to a bath and make this a 2/2 with W/D in the second bath? I’d rather buy that than a 3/1. Would that help or hurt the price?”
That’s exactly what I was thinking. Can anyone with experience approximate how much that would cost? If you figure you can get the unit for $300 and then put $30K to do the bathroom/laundry you have a pretty nice place.
“$30K to do the bathroom/laundry”
Prolly about right, if the plumbing isn’t too hard and no other surprises.
However:
Would the existing drain stack actually support the increased flow?
Will the downstairs neighbors *really* be ok with a new wet wall?
Would you be able to run the drains without getting access from below (yes, totally possible, but also potentially a problem)?
This is a really nice property at this price point for this part of Manhattan. Sure, it doesn’t have some of the amenities that people get in the flyover states, but any Manhattan family of 3 or 4 will have plenty of space in this big property. And who owns a car, anyway? It’s New York – everyone takes the subway, car service or walks. You can always rent a car for the one day a month or so that you need one.
Wait, what?
crazy props given to this family, no way would i do a third floor walk up with a kid in a crib.
Great location but lack of parking really hurts.
It would be neat to buy this entire building and convert to single family, assuming there’d be a way to include parking.
No w/d + no parking = Rental Unit
You could probably rent the space for $2100-$2400 per month, which makes sense at about $320K.
1100 sq feet and 3 bedrooms? No thanks.
“crazy props given to this family, no way would i do a third floor walk up with a kid in a crib.”
But, think about the nice arm definition you’d get. BTW, this might be why they are selling it.
Miu this is one downside to going back to work. I was giving Michelle Obama a run for her money at one point carrying my 30lb linebacker around all day!
“crazy props given to this family, no way would i do a third floor walk up with a kid in a crib.”
“But, think about the nice arm definition you’d get. BTW, this might be why they are selling it.”
I live on the 4th floor and my kid ditched his crib 6 weeks ago. It was easier when my kid weighed 10 pounds instead of 30.
“I live on the 4th floor and my kid ditched his crib 6 weeks ago. It was easier when my kid weighed 10 pounds instead of 30.”
my gosh i can see why you are “looking to buy”. I consider myself a darn fit guy but i cant imagine carrying my 30lb wiggle monster and a load of groceries up to the fourth floor.
shoot i beg him to walk up our front porch stairs if i just have one bag of fruit 🙂
I lived a block away from this place for 5 years and for 5 years I never once found a parking space on this block.
Wouldn’t a 30-pound kid be able to walk-or at least crawl- up the stairs while the parent or sitter keeps an eye on? 🙂
@ChiTownGal
Sure, the kid could probably walk, but I assume you want to get from the street to your unit front door without out having your child inspect every speck of dirt of the stairs because it might be a bug, try all the door knobs, and stop to ask for some water 3 times.
This will not happen everytime, but it will EVERY time you have your arms full of groceries. Kids have an amazing knack for being very efficient when you have time, and for being difficult when you are in a hurry.
GB,
well said!!!!
also i have not met a two year old that has an attention span and would willingly climb 4 flights of stairs but yet has enough energy to push his cars around the house at tops speed right after a good 2 hour playground session.