Get a 3/3 Duplex Down in the East Village for Under $400K: 1069 N. Marshfield
This 3-bedroom duplex down at 1069 N. Marshfield in the East Village neighborhood of West Town has been on the market for about a month.
In that time, it has been reduced $5100.
The unit is now $27,100 under the 2004 purchase price.
At 2500 square feet, it has more square footage than many single family homes in the same price range.
Built in 1998, the duplex down is on a standard 25×125 Chicago lot.
2 of the bedrooms are on the main floor with the third in the lower level along with a 30×18 family room.
The kitchen has maple cabinets, stainless steel appliances and granite counter tops.
The unit has 2 fireplaces, central air, in-unit washer/dryer and parking.
It is located just steps away from the Division Blue line stop and the shops/restaurants on Division.
Is this a deal for the square footage and location?
Chris McComas at @Properties has the listing. See more pictures here.
Unit #1: 3 bedrooms, 3 baths, 2500 square feet, 1 car garage parking
- Sold in October 1998 for $243,500
- Sold in November 2001 for $334,500
- Sold in April 2004 for $420,000
- Originally listed in April 2011 for $400,000
- Reduced
- Currently listed at $394,900
- Assessments of $172 a month
- Taxes of $5341
- Central Air
- Washer/Dryer in the unit
- Bedroom #1: 14×12 (main level)
- Bedroom #2: 10×14 (main level)
- Bedroom #3: 14×14 (lower level)
- Family room: 30×18 (lower level)
I don’t think this is the “sweet spot” of East Village, as it’s about 1 block too close to Ashland.
That said, I’m sure this will be a comp killer for many, wherever it sells.
hideous
The building looks terrible next to those two vinatge buildings. As much as I love all of greater west-town, East Village aside from a strip on Chicago Avenue is a hot mess.
To each his own, I guess. East Village is my favorite part of West Town, and especially the side N-S streets.
Drawbacks: schools (does have LaSalle II now, though it’s a magnet), and the crimes against the housing stock (tons of ugly new construction like this one in place of much prettier, older homes and 2/3-flats like the ones next to this one).
Definitely believe this will sell north of $350. Better than the ’01 price, so not bad for a condo these days…
“Better than the ‘01 price, so not bad for a condo these days…”
But if it had continued the earlier progression, it’d be on the market for something close to $600k!
Someday I’d love to see these units so cheap that well heeled buyers could snap up all three units and convert to a SFH.
HD just called a further 25% decline in east village.
“Someday I’d love to see these units so cheap that well heeled buyers could snap up all three units and convert to a SFH.”
Last sale prices of the other 2 plus this one total $1.1mm, so it won’t take too much more.
How much does iot cost to get rid of two kitchens?
“How much does iot cost to get rid of two kitchens?”
Depends what you mean by “get rid of”. I’m pretty sure you could find some guys to come and do the removal for (almost) nothing if they get to take everything with them. If you want something done with the now-empty space, it depends upon what.
Seems to me converting to a SFH would be a fun, but long process converting three floor plans into one unified space. Design, materials, work, I would say 20% of the total purchase price would be right.
“Someday I’d love to see these units so cheap that well heeled buyers could snap up all three units and convert to a SFH.”
Makes no sense IMO. Lot price/teardown in this area is pretty low. Might as well build to suit and avoid the mess of combining a multi unit.
Good call chibuilder.
Jason –
I did a combination of two apartments once. The removal of the appliances was negligible compared to the cost of filing for construction permits through an expediter, and all the random shakedowns for asbestos tests – (which involved a guy the expediter knew coming over and supposedly scraping off a microsopic layer of paint to test), etc. You have to have the gas and water lines capped and have everything inspected by the city. There’s more to it than just tearing stuff out, but it’s mostly just annoying red tape.
What are teardowns selling for these days in the area?
“ChiBuilder on May 26th, 2011 at 11:29 am
“Someday I’d love to see these units so cheap that well heeled buyers could snap up all three units and convert to a SFH.”
Makes no sense IMO. Lot price/teardown in this area is pretty low. Might as well build to suit and avoid the mess of combining a multi unit.”
“I would say 20% of the total purchase price would be right.”
I tend to think that this is way too low, but when I do something like this, I really do it. If you just want to relocate some stairs (which likely involves re-distributing the load on the joists), removing unneeded elements (like multiple kitchens) and unifying finishes, etc., maybe you could do a 3flat for $2-300k. Don’t forget all the plans, permits, de-condoing and related costs, as well as the higher taxes until you can get them reduced, if you can.
Btw, I’m waiting for the CCer who likes to comment that the Division and Milwaukee intersection is third world and full of pigeons. I don’t know why. It just amuses me.
He was banned a few weeks ago.
“Milkster on May 26th, 2011 at 11:44 am
Btw, I’m waiting for the CCer who likes to comment that the Division and Milwaukee intersection is third world and full of pigeons. I don’t know why. It just amuses me.”
“I’m waiting for the CCer who likes to comment that the Division and Milwaukee intersection is third world and full of pigeons.”
I think that was he-who-shall-not-be-named, who departed under suspicious circumstances during Sabrina’s “vacation”.
Seems like you’d have more options south of Chicago
Was it Dan? I can’t remember who it was. I haven’t seen Dan around lately. I wanted to tell him we tried Ethiopian food in Edgewater a couple of weeks ago and that it was healthy and yummy 🙂
Ethiopian Diamond on Broadway to be exact.
“What are teardowns selling for these days in the area?”
Looks like close to or under $300k.
mcdepressionbox
330k!
Dan’s comments always started out innocuous and insightful but then by his third post of the day the quality of his comments degraded into some anti-Semitic rant. Like he would start out talking about architecture for a couple of paragraphs but then he would somehow correlate that with Judism and degenerate Germans and their corrupted sense of modern and how the west is crumbing due to this…yada yada yada.
Milkster – Did you compose your meal family style on one big dish? If so – doesn’t the bready substance feel and look like carpet padding? I’ve described it that way to multiple people who think I’m kidding until they go. Probably doesn’t help that I joke the restaurants are BYOF but your mileage may vary.
Actually I like Ethiopian as a treat – comparable to Indian in my mind. The random boiled egg is a nice touch.
True. And yet he was stragely drawn to spicy ethnic food.
strangely
Hi Wicker –
Yes, I went with my family and we ate family style. They serve the various dishes on a huge tray on top of enjera bread with more enjera bread on the side to scoop your food up with. The enjera layered on the tray is the most desirable part because it is thinner and soaks up the flavors from the food. It’s spongy and delicious and the owner was telling us it’s made from teff, which turns out is a very nutritious grain with 8 amino acids.
Sorry for this tangent, but it was really good.
I have never had Ethiopian food. I should try it one of these days. As for Dan, I am amazed he has not popped up under a different alias, but I guess our Sabrina is technically advanced and is tracking IPs and Dan does not know much about evading it : )
I don’t think anyone else was banned I think it was just Dan although IIRC sabrina’s comment on the topic made it appear that multiple posters were banned.
I don’t miss those ridiculous conversations one bit.
“I don’t miss those ridiculous conversations one bit.”
Meta conversation about he-who-shall-not-be-named is almost as bad.
You can’t even compare the two. They are on completely different levels. racist comments and conversations about the guy who used to make racist comment are not even the same galaxy.
“Meta conversation about he-who-shall-not-be-named is almost as bad.”
how about this,
be glad the chatter doesnt hit those(that) topics anymore, and DONT REMINISCE ABOUT THEM ON THIS POST OR OTHERS.
the more you type about it the more the memory lingers
referring to Voordermoot as he-who-shall-not-be-named gives him power 😀
http://news.eastvillagechicago.org/2011/05/more-demolition-in-east-villages-future.html
About the East Village and West Town in general, it seems like prices are down slightly from the high, but still I didn’t see any bargains while I was looking.
What Groove said.
East village is a desireable hood for renters as you can get a lot for your money, but buying here unless its a SFH isn’t a great idea IMO as it could revert back to being a bad neighborhood at any time. pretty much all my single professional friends rent in this area and while they all have nice places they say they wouldn’t buy there unless it was cheaper than renting due to the transience of the people that live there
Developers = scumbags
From the photos it looks like the owners have 3 young children. I’m guessing schooling was a problem in the area.
no, hd, sometimes developers make positive developments to neighborhoods… during the bubble it actually made some neighborhoods bearable to live in compared to years past.
“Then there was the recommendation of the local Chamber of Commerce to demolish the Goldblatt’s Building on Chicago Avenue at Ashland. The proposed new development was a single-story concrete block fruit and vegetable market with a projected lifespan of 20 years. The East Village Association was the major force in preventing this demolition in 1997. At the time, we recommended using the building for a new library, so this year’s opening of the West Town branch there was a rare happy ending. ”
hah… that “protected block” is the biggest eyesore on the near west side… its so messed up, don’t believe me, check streetview (NW block @ chicago & ashland)… its WTF ghetto on that block. yeah great job guys
Sonies-They protected the Goldblatt building, not the ghetto across the street. Thankfully they did, because you are correct, a lot of Chicago Ave at Ashland is an eyesore but sloooowly getting better, even now.
wow, you all need to stop hating on mecca fashions and taqueria traspasada
Yes… Air much more pleasant here now. Thankfully most people are human.