Get a 3/3 Duplex Up For Under $420,000 in North Center: 3038 N. Leavitt
The 3-bedroom condo unit is a hot commodity. But this one at 3038 N. Leavitt in North Center has been on the market since March 2012 and has been reduced $5,500.
(By the way- is this Roscoe Village? It is a few blocks south of Belmont.)
This building was pre-bubble construction as it was built in 1998.
The top floor unit has cathedral ceilings in the living room as well as skylights.
Two of the three bedrooms, including the master, are on the main floor. There is a second floor family room along with the third bedroom.
The kitchen has maple cabinets, stainless steel appliances and granite counter tops.
It has central air, washer/dryer in the unit and garage parking is included.
It’s now listed $76,000 under the 2006 purchase price of $495,000.
Is this a deal?
Mario Greco at Prudential Rubloff has the listing. See the pictures here.
Unit #3: 3 bedrooms, 3 baths, 2200 square feet, duplex up
- Sold in June 1998 for $320,000
- Sold in November 2000 for $357,000
- Sold in October 2002 for $387,500
- Sold in December 2006 for $495,000
- Originally listed in March 2012 for $424,500
- Reduced
- Currently listed at $419,000
- Assessments of $175 a month
- Taxes of $7491
- Central Air
- Washer/Dryer in the unit
- Garage parking included
- Bedroom #1: 15×12 (main floor)
- Bedroom #2: 13×10 (main floor)
- Bedroom #3: 15×14 (second floor)
- Family room: 20×18 (second floor)
This is still 100$k over priced.
With this kind of turnover it should have been a rental!!!.
I wonder if the cinderblock sides are hollow or not and whether they have water infiltration issues. This McCrapBox agglomeration doesn’t even try to hide it’s cinderblock sides on the left side in the front, which is unusual as most McCrapBox developers are ashamed of their shoddy work and at least try to mask the inferior materials used to cut corners during the construction.
Split face block = no thank you!
I like it for the most part. I think Mario Greco tends to price things fairly. He’s a realtor I trust.
I think the only thing this place really needs is an update to the bathrooms. But I think the wrought iron throughout is a pretty cool detail!
Just think, there probably used to be a little cottage on this lot, that had stood for 60 or 70 years. Yeah it probably needed some work but it had three bedrooms, a yard, a garage, and a basement. 3 or more families probably raised their children there since the house was built. Yet, it gets town down in the early stages of the housing bubble and was replaced with this monstrosity of cheaply constructed dense urban housing. Whereas the previous inhabitants of this parcel of land stayed there for at least a generation, they now stay for only a few years. They don’t even think of raising their children there. look at the crib! There’s always a crib!
The original purchase for $495,000 involved a whopping 5% down ($24,750!) There was a first mortgage of $346,500.00 and a second for $123,750.00. Since then there’s a been a handful of refi’s. I find this interesting, however:
Executed Recorded Document Type Amount
06/30/2008 07/15/2008 MORTGAGE $80,000.00
Executed Recorded Document Type Amount
03/31/2009 05/07/2009 MORTGAGE $400,000.00
The $400,000 has a subordination recorded too which means that the $80k is junior to the $400,000. So that begs the question: Do the sellers really intend to come to the table with tens of thousands of dollars?
or is this a clandestine short sale – you don’t find out until you make a bid? I’ve heard about these sorts of things. It’s about keeping the short sale secret … but we know that realtors have embraced the short sale.
Interesting times we live in…
I know somebody who bought a short sale in 2010 in sauganash but it was not listed so on teh MLS – the occupants were embarrassed and wanted to keep it secret from their neighbors – no sign in front of the house or anything. These ‘prominent’ neighborhoods (whoever they were, I don’t know) just packed up their stuff in teh middle of the night and moved out and the new owners moved right in. Few if any neighbors even knew it was for sale, and none of them knew it was a short sale.
Off topic- but the March Case Shiller is out.
Chicago is one of five cities to hit new lows (once again.) The index is thisclose to going under 2000 prices now.
I thought we were seeing a turn for the better in the market as of March? I know that Case Shiller is several months delayed. Will we not see any improvement in the data until the summer months? Or will there be NO improvement in the data (and it’s all just wishful thinking)?
“Just think, there probably used to be a little cottage on this lot, that had stood for 60 or 70 years. Yeah it probably needed some work but it had three bedrooms, a yard, a garage, and a basement. 3 or more families probably raised their children there since the house was built. Yet, it gets town down in the early stages of the housing bubble and was replaced with this monstrosity of cheaply constructed dense urban housing.”
Yep.
The only difference now is that the little cottages are being torn down not for 3 or 4 flat dense housing, but for single family million dollar homes. I am seeing developers buying up old small houses and multi-flats all over the north and west sides. North Center and other neighborhoods like large parts of West Town are the epicenter of million dollar homes now. If you can’t afford $1 million, you’re stuck in a 3-bedroom like this one or a small townhouse. There’s little in between anymore. That’s why so many are choosing the suburbs route.
To be fair, those little cottages are ugly too. This building is uglier, but it’s not as though the cottages were great architecture either.
The cottgaes were often ugly, but far more functional. Nobody lives for more than a few years in this duplex up…
I never said the cottages were architecturally interesting. In fact, I would definitely argue they were not. North Center was working class housing. Always was until about 10-15 years ago. Now it’s upper class housing (not even middle class anymore.) The neighborhood is an interesting mix now of older cottages built early last century and new construction million dollar mansions.
“I thought we were seeing a turn for the better in the market as of March? I know that Case Shiller is several months delayed. Will we not see any improvement in the data until the summer months? Or will there be NO improvement in the data (and it’s all just wishful thinking)?”
I certainly expected the numbers to be showing some sign of improvement by now (and no, G, I did not call another bottom this time because the trend has been so negative). On the one hand the data doesn’t lie. But on the other hand it is so difficult to find decent properties these days that you would expect – even in the first quarter – prices to be showing some signs of improvement. I’m beginning to wonder if the Case Shiller index is suffering from mix issues – i.e. when there are fewer nice properties being sold the index is skewed by the less desirable properties whose prices keep falling. Look at the way the index defines the price tiers for SFHs. The high tier is above like 350K?
“If you can’t afford $1 million, you’re stuck in a 3-bedroom like this one or a small townhouse. There’s little in between anymore. That’s why so many are choosing the suburbs route.”
I know this comment is true because I’m living it. All respectably located 3/2 or 3/3’s seem to be exactly this type of sq. footage, layout and split-face block construction.
My wife and I want to stay in the city, but each week we grow more hopeless that we’ll find the right place to raise our family.
Perhaps we’re just not being realistic with our wants/needs vs. our price range? $450k max with as much of the unicorn criteria checklist as possible – but more flexible on the neighborhood boundaries.
Do I need a reality check or is the inventory just not available at this time?
“The high tier is above like 350K?”
Should have checked before I put that number out there. That was a long time ago. It’s now $237K, which makes my point even stronger.
I agree with Gary. There has to be something in the way that Case-Schiller data is collected and analyzed. The three bedroom and luxary condos and SFH are hot and selling at higher prices than the past few years so either its not being reflected accurately in the data or there is so few good properties in this category (supply low) that the overall index is being pulled down by crappy foreclosure properties in non-GZ neighborhoods.
If its a Mario G listing, you should automatically knock off 300sqft from the listed square footage.
they layout just seems off to me, i cant get around how much better it could have been. and the reason for the huge family room on the second level?
i have the strangest urge to pimp slap the architect who came up with this layout.
Shama look outside the GZ then. 450k goes a long way outside the GZ or in suburbs.
Welcome to the suburbs, shamalam… Its no uptopia but its a no brainer if you want a SFH in the GZ but your household income is *only* between 100 and 200k. I say only in a very sarcastic manner.
I am going to call this featured property: “Bradford’s Secret Short Sale”. Or BSSS.
“I’m beginning to wonder if the Case Shiller index is suffering from mix issues – i.e. when there are fewer nice properties being sold the index is skewed by the less desirable properties whose prices keep falling. ”
WAIT…WAIT..WAIT… you are now just BEGINNING to wonder?!!!!!!! ARE YOU KIDDING ME>?!!! It doesn’t take a genius to realize that the CSI is the most USELESS tool for an individual homebuyer to use because it is an AVERAGE, an INDEX. Good Lord, and you are actually IN the industry… I can’t….
“My wife and I want to stay in the city, but each week we grow more hopeless that we’ll find the right place to raise our family.Perhaps we’re just not being realistic with our wants/needs vs. our price range? $450k max ”
I have a hard time believing with that budget, you cannot find anything in the city. i dont know what criteria you have narrowed yourself into but even then you cant get something great within that price.
weather will be cooler starting tomorrow
“$450k max with as much of the unicorn criteria checklist as possible – but more flexible on the neighborhood boundaries”
How flexible?
“It doesn’t take a genius to realize that the CSI is the most USELESS tool for an individual homebuyer to use”
I don’t think that many people here ever believed that it was a good tool for an individual homebuyer to use for purchasing a home. However, it has been useful for determining the overall direction of the market.
“North Center and other neighborhoods like large parts of West Town are the epicenter of million dollar homes now. If you can’t afford $1 million, you’re stuck in a 3-bedroom like this one or a small townhouse. There’s little in between anymore. That’s why so many are choosing the suburbs route.”
We are seeing young families replacing old retirees in our non-GZ (I think non-GZ) neighborhood. Prices are more affordable than recently, so good time for young families to move in. The older folks are still making out pretty well. Many have lived in the neighborhood for 30 yrs.
Well inventory is certainly low, too. Down 30% by my estimation from a few yrs ago..
“$450k max with as much of the unicorn criteria checklist as possible – but more flexible on the neighborhood boundaries”
when you say flexible on the nabe boundaries, do you mean you’ll take LP over ELP or do you mean you’ll consider Portage Park over North Center?
And is your checklist off the unicorn criteria or the Unicorn Criteria (TM – Annony)?
I would rather live in the suburbs than North Center. I will never understand the appeal of this area. It still seems very lower class to me in terms of the way it looks, despite the wealthier people who now inhabit it. It’s also far from the center of the city. The first word that comes to my mind when I think of North Center is “soot.”
The normal cycle of life happens in my suburb too. It has plenty of mcmansions but resale, and neew construction of, has slowed to a trickle. The 200-450k range for a livable home, preferably updated, in the 150psf to 250psf range is hot right now. There’s a lot of inventory that’s priced as if its already been updated but those aren’t selling. I’ve seen a few other deals in my price range but not being updated and too far from the metra made me look elsewhere. So many couples are willing to pay 300 or 350 for an older but larger house but I have no intention of living in an older house with no updates. I made tradeoffs and did everything all at once. It worked out very well. Yes there have been tradeoffs, house size, location…but the upside was price, condition, yard size and the excellent condition. It works well for me, but not for everybody.
“I don’t think that many people here ever believed that it was a good tool for an individual homebuyer to use for purchasing a home. However, it has been useful for determining the overall direction of the market.”
Uhhhh – not really….. Gary, you are a realtor/broker – do YOU think CSI is useful for determining the overall direction of the market in the Gold Coast? How about Hinsdale/Oak Brook or Lake Forest? These areas do NOT follow the CSI and if any home buyer is interested in these areas, the CSI would be very contradictory to what is really going on in these areas – because what we are actually seeing are increasing prices. Very detrimental and confusing to home buyers…..
“The normal cycle of life happens in my suburb too. It has plenty of mcmansions but resale, and neew construction of, has slowed to a trickle”
uhhh – not in Hinsdale/Oak Brook. Just come out here and look at all of the new construction going on. People want new and they HAVE the money to spend (from saving the past few years).
Icarus,
on your blog;
My vote is the Sauganash one. why dont you like it? just the basement?
the parkside one is to close to a bad element that live in the Apartments on byrn mawr and central.
“do YOU think CSI is useful for determining the overall direction of the market in the Gold Coast? How about Hinsdale/Oak Brook or Lake Forest?”
I think that at times the index has been directionally correct in all the markets but I’m questioning it right now for some markets. And as we’ve discussed before I don’t think Oak Brook has been very strong but it’s very hard to get real data on Oak Brook because some of these people have owned their homes for so very long. Nevertheless, there have been some firesales there and homes have been on the market forever and sell way below list price, which only demonstrates that the realtors and sellers are unrealistic.
jenny, I think North Center is nice. Roscoe Village is in North Center.
“do YOU think CSI is useful for … Lake Forest?”
Do you *ever* look anything up before you start blathering?
“My vote is the Sauganash one. why dont you like it? just the basement?”
Groove,
In no particular order, it’s at the top of our price range before updates/rehab. IIRC, the only way to expand the kitchen would be to move a wall, which isn’t cheap. You also have to add a garage and I think the number of bathrooms violates the CC rule of price ratio to bathrooms. Also the walkability leaves a lot to be desired.
Shorter answer: I believe we will find at least as nice a home in a better (for us) location at a more appropriate price, or a more updated/needs less work house for the same price.
vlajos: jenny doesn’t even know what soot is, so there just isn’t any point. The soot–such as it is–that still circulates in Chicago is much, much closert to U-Village than anyplace on the northside.
“Shorter answer: I believe we will find at least as nice a home in a better (for us) location at a more appropriate price, or a more updated/needs less work house for the same price.”
correct, i am just saying of the ones you open housed that is my vote. in all you can get some bang for your buck as you are not bound by some mythical criteria.
Look in the area my buddy lives. lawrence to foster-central to nagle. very quiet no crime area and still walkable to jeff park station.
or the area foster to expressway-oak park to harlem, walkable to harlem station and when you knock up future wifey, garvey is a darn decent school.
Not bad looking inside. Very bright, at least. And nice outdoor space. Problem is it’s on the wrong side of Belmont by a few blocks.
Sorry I’m a newbie but how did you search for:
Executed Recorded Document Type Amount
06/30/2008 07/15/2008 MORTGAGE $80,000.00
Executed Recorded Document Type Amount
03/31/2009 05/07/2009 MORTGAGE $400,000.00
“Split face block = no thank you!”
Not every place with split face is a major problem and almost every kind of building has some kind of maintenance need/challenge. Split face makes up a certain percentage of roomy, more modernly equipped places around here and may be worth the trade off, as long as a solid HOA is willing to do the upkeep
HD – I’m just wondering when you say “older” do you mean early 1900’s or the 70’s/80’s?
Personally I love houses built from the late 1800’s – 1920’s/30’s, probably because where I’m from
Everything was built from the 1960’s on up. Even the old ugly frame house most people would turn there noses up at, I would take in a heartbeat over those split level 1950’s/60’s ranches, as long as the house was sound.
“If its a Mario G listing, you should automatically knock off 300sqft from the listed square footage.”
Based on the floorplan, I’d say 1950, w/o deducting anything for the staircase. Someone should offer based on $psf (ask @ 2200 sf is ~$190) and if accepted, have it professionally measured. After all, price is just a number.
Split face block sucks. Can’t put much lipstick on that pig, sorry. Here’s an interesting read:
http://www.deckerhomeservices.com/Split_faced_block.htm
This is “North Center” in name only. Yes, the address is within the “North Center community area” as defined by the City, but has this has absolutely nothing to do with the neighborhood epicentered at Damen/Irving/Lincoln. It’s not Roscoe Village either. It’s a weird no man’s land.
This is in the heart of North Costco. I would think the 2000 price looks about right.
“Even the old ugly frame house most people would turn there noses up at, I would take in a heartbeat over those split level 1950?s/60?s ranches, as long as the house was sound.”
I used to prefer older homes (1890’s or 1920s even into the 40’s) until I realized what a maintenance nightmare so many of them are. Often original everything, which unless it’s original woodwork, is usually a bad thing. I read a book called ‘modern’ or something like that basically takes the reader on a ride through the 40’s into the late 1960’s and from that you can see where today’s open floor plans, design, straight lines, kitchen sizes, etc, all come from. I’ve really come to appreciate the 50s and 60’s homes, while on the other hand, i’ve come to detest the mish-mash of styles that are the ‘mcmansion’ and the suburban tract homes. Most of Hoffman Estates and nearly all the exurbs are simply awful. Old Irving on the other hand with its’ victorians and four squares is beautiful but every older home needs hundreds of thousands in work.
“After all, price is just a number.”
LOL i like that idea, make a deal at a calculated ask from PPSF, then remeasure. F’ing brilliant!!!
I always thought North Center was the area surrounding Lane.
“I read a book called ‘modern’ or something like that basically takes the reader on a ride through the 40?s into the late 1960?s and from that you can see where today’s open floor plans, design, straight lines, kitchen sizes, etc, all come from. I’ve really come to appreciate the 50s and 60?s homes”
Yeah, I see what you mean, the house I grew up in tho an ordinary “track” (circ 1959)home had an open concept from the kitchen, dining, family room. The entry and L R was around the corner so the kitchen wasn’t visible from the entry. Though the house wasn’t terribly large (1800 sq) all rooms were a generous size.
@TB, thanks. Now I have a new blog to loss at least a half a day at.
“an ordinary “track” (circ 1959)home”
It’s tract. No matter how many times you see or hear “track home”, it’s still wrong. It is “tract home”.
” make a deal at a calculated ask from PPSF”
And, at 5% off the current $190 psf ask, and at 1950 sf, we’d be right at Trudi’s “prediction”.
“Walk to public transportation”- really, that’s the first selling point? You mean the bus. If walking to a bus stop is #1 aspect the realtor can think of, I’ll pass. 350k.
“Split face block sucks. Can’t put much lipstick on that pig, sorry. Here’s an interesting read:”
That’s a great explanation but as the author says towards the end you can’t totally dismiss split face block if it’s been properly sealed. The problem is that so many buildings have not been sealed.
“I always thought North Center was the area surrounding Lane.”
That area stinks.
My opnion is that the epicenter of North center is Irving/Damen/Lincoln. However, that still doesn’t make it close to the downtown core or a desirable area for me. Its still far from anything that I would want to do in ‘the city”. However, SFH’s are relatively affordable, they are the cheapest in the GZ with decent schools. Not all SFH’s are $1M+, there are several in the high six figures that may not have the most desirable layout but they are functional. Of course the further you are from downtown, the cheaper it gets.
“you can’t totally dismiss split face block if it’s been properly sealed”
As the article makes estensive note of, if you’re only looking at the sealant on the block face, you’re missing the biggest issue.
jenny, Lane is the western border of North Center.
http://www.chicagohomeestates.com/info/CCA_North_Center_05
Now that CS numbers for Chicago are at April 2000 levels, does it seem outlandish or farfetched that the CS number will reach 1999 prices? It’s certainly within the realm of possibilities, right? Now if I had schooled you all in this truth in 2007, I would have been called a lunatic, or a nutcase, right? But now, it seems almost as certain that the sun will rise tomorrow.
what are the sooty parts of nort center?
“And, at 5% off the current $190 psf ask, and at 1950 sf”
dang you i had to bust out the old casio calculator on that one. but at that i think it should sell quick even with its azzbackward layout.
so to bring up days of old, Jon and MG, where is the rest of the missing 250sf? cant be the deck that to my calc is only 100sf, it would have to include the parking spot in the calc too. but again your calc is with closest and stairs, so we are missing more than 250sqft
“or the area foster to expressway-oak park to harlem, walkable to harlem station and when you knock up future wifey, garvey is a darn decent school.”
Area is nice, though some blocks, at least, don’t have a lot of kids. I’ve heard (secondhand) middling things about Garvey, and not from really snooty people. Also, I don’t know how happy current wife will be about icarus wife 2.x.
“what are the sooty parts of nort center?”
1911 w berenice? Well, I don’t know if it’s soot, but maybe it’s “soot”.
” your calc is with closest and stairs, so we are missing more than 250sqft”
Closets count, groove, for sure. No deduction for interior walls, tho, (altho I’m okay with including them, for simplicity–as well as the area under or on interior stairs–but no double-counting) so there’s something else to complain about.
i bet it’s sooty underneath the western ave bridge
“This is in the heart of North Costco.”
I think of the heart being east of Damen, something more like this:
http://www.redfin.com/IL/Chicago/1913-W-Barry-Ave-60657/home/13359296
“i bet it’s sooty underneath the western ave bridge”
The river bridge or the riverview viaduct (which is coming down fairly soon)?
As a ps to the dark heart of NorthCostCo listing–make sure you check out the GatorDeck.
“Area is nice, though some blocks, at least, don’t have a lot of kids.”
there are kids but also old timers empty nesters so it makes for a very peaceful, friendly, especially quiet hood.
“I’ve heard (secondhand) middling things about Garvey, and not from really snooty people”
i will need to give a reach out to a buddy who is on or head of the school council at garvey. last time we talked he was all gung-ho about the school and i met a family at the petstore over there who sung nothing but praises about it. but again that was a bit over a year ago, so things change.
the viaduct, but i never really differentiated the two. now i’m curious why the viaduct exists
“Closets count, groove, for sure. No deduction for interior walls, tho, (altho I’m okay with including them, for simplicity–as well as the area under or on interior stairs–but no double-counting) so there’s something else to complain about”
hmm so the off the cuff calc has us missing a room or area that is roughly 16×16. thats a whole othe bedroom and a den, yikes!!!!!!!!!!!!!!!!!!!
Yes. The one on Bernice looks like it’s covered in soot (or more likely other filth). I always think of buses filled with loud high school students, mixed with fumes when I think about this area. I also think of Subway and food poisoning and dirt in general (at least near Lane). Maybe other areas of North Center are nicer though.
anon,
“As a ps to the dark heart of NorthCostCo listing–make sure you check out the GatorDeck.”
what is GatorDeck?
“now i’m curious why the viaduct exists”
For traffic to/from Riverview Park. See (about 2/3s thru page 2):
http://articles.chicagotribune.com/2011-06-22/news/ct-met-riverview-today-20110622_1_riverview-roller-coaster-world-s-largest-amusement-park/2
Please get rid of Negative Jenny and bring back Says the Darndest Things Jenny
“This is in the heart of North Costco.”
See, in my imaginary made-up “fake-neighborhood boundaries,” the area east of Damen/northj of Diversey is “NorthCostCo,” while the area west of Damen between Belmont & Diversey is “CostCo Village”
“what is GatorDeck?”
[this is why Icarus needs to just buy a house and get he Wiki finished]
A deck for watching the alleygators (aka giant rats and other urban wildlife) run down the alley. Also known as a deck on top of your garage, with a view (mostly) of the alley.
“See, in my imaginary made-up “fake-neighborhood boundaries,” the area east of Damen/northj of Diversey is “NorthCostCo,” while the area west of Damen between Belmont & Diversey is “CostCo Village””
it wont be imaginary, as all you have to do is create banner hang a few on some light poles and create a website. will be a week before it sticks and a realtor will mention it in thier listing.
“there are kids but also old timers empty nesters so it makes for a very peaceful, friendly, especially quiet hood”
Agreed, just saying kid situation is something to check out if important to you. On the block with family we know, there’s just one kid around the age of their kids. Have not seen kids playing on that block when walking around.
“i will need to give a reach out to a buddy who is on or head of the school council at garvey. last time we talked he was all gung-ho about the school and i met a family at the petstore over there who sung nothing but praises about it. but again that was a bit over a year ago, so things change.”
I don’t personally know anyone with kids there and, as I said, my info is secondhand. The family we do know in the neighborhood have some general reservations about garvy. E.g., they talked to one family that left garvy for st monicas b/c their son was having some (reportedly) relatively minor learning problems and they didn’t feel school was attentive. And some other stuff along those lines. Nothing major.
“having some (reportedly) relatively minor learning problems and they didn’t feel school was attentive”
Single “best” reason to bail on CPS–even tops the HS “issue”. None of them are “attentive” enough to specific problems.
“Single “best” reason to bail on CPS–even tops the HS “issue”. None of them are “attentive” enough to specific problems.”
So maybe less indictment of garvy than CPS generally? Groove, do you think garvy is close to oriole or norwood elems, or a clear step below?
Our house was built in 1949 and is probably one of the last of the “old-time”designs – meaning nothing is open at all. Kitchen has four walls. Dining room is a room on its own. Two full stories, not a split level. Built-in bookshelves and a brick fireplace. They were still building like this just after the war, but within 5 years (mid-1950’s), everything built was a ranch or split level. You can see it very well in my neighborhood, where pre-war and immediately post-war houses predominate, but where 1950’s and 1960’s houses are also abundant. I vastly prefer my home and the pre-wars.
“So maybe less indictment of garvy than CPS generally?”
I wouldn’t say “never” but I would be prepared to be disappointed at any CPS school. I think RV’r/fRV’r/LS’r/fLS’r/Suburbanite could attest to the low expectation of attentiveness, in general.
““having some (reportedly) relatively minor learning problems and they didn’t feel school was attentive”
Single “best” reason to bail on CPS–even tops the HS “issue”. None of them are “attentive” enough to specific problems.”
was just about to type that. CPS danger is if you have a kid with learning problem, even if they catch it, it becomes a push to somebody else type of thing. many kids get thrown into remedial when its just a minor thing.
but again many Public schools fall into this pattern and try to push off problems.
“So maybe less indictment of garvy than CPS generally?”
correct but not just CPS medium to large Public school districts do this as well throughout the US.
“Groove, do you think garvy is close to oriole or norwood elems, or a clear step below?”
it has more low income students that those two, but doesnt have the overcrowding of them either. scores are not oriole level, but seriously oriole is in the top three year after year so no school matches it. its worth a visit. and if you go 20 minutes before pick time talk to a few parents waiting to see what they say.
for what you pay for a house there and what taxes are the school in my book is phenomenal. and considering that taft is not bad either for the whole k-12 route.
thank you anon, that is hilarious – and a little sad at the same time. I see Gator decks all over, but never with anyone on them. They are always, always empty.
“what is GatorDeck?”
[this is why Icarus needs to just buy a house and get he Wiki finished]
A deck for watching the alleygators (aka giant rats and other urban wildlife) run down the alley. Also known as a deck on top of your garage, with a view (mostly) of the alley.
I spend considerable time pondering whether to bid on a pre-war dutch colonial in Park Ridge. Beautiful home on the outside, big lot (although in the flight path). But the entire front 3rd of the house was a ‘sitting room’ with a fire place. It was useless, there was nowhere to put a tv, and the current owner had some desk in there that looked out of place. You could tell no one used it. The occupant had to add a very expensive addition to the back of the house as the ‘den’ to watch TV; and built a deck off of that. There was only a tiny powder room on the first floor, only one bathroom upstairs; and the basement was dank, dark and low; yet they used it as a second ‘den’ although it was more of a dungeon than anything.
The inside of my house is a post-war with a more open floor plan; and a real den, two full baths and generous room sizes. Way more usable floor plan even though it’s a much smaller home than the dutch colonial. My house even has a ‘living room’ but with clean lines and no obstructions it can fit a living room set and TV.
The trade off of course is that the 50/60’s ranch looks very 60’s – there’s no argument, the dutch colonial is far prettier and much more impressive.
“Dan #2 (May 29, 2012, 2:25 pm)
Our house was built in 1949 and is probably one of the last of the “old-time”designs – meaning nothing is open at all. Kitchen has four walls. Dining room is a room on its own. Two full stories, not a split level. Built-in bookshelves and a brick fireplace. They were still building like this just after the war, but within 5 years (mid-1950?s), everything built was a ranch or split level. You can see it very well in my neighborhood, where pre-war and immediately post-war houses predominate, but where 1950?s and 1960?s houses are also abundant. I vastly prefer my home and the pre-wars.”
[HD misdirecting]
So, you bought a Dutch Colonial, did you?
Different strokes and all, but in my “long-term” home (my next home? who knows; might be two homes from now), I want at least two distinct living spaces: one in which the residents of the home can lounge and watch t.v. and one in which the residents as well their guests can sit/lounge/stand and socialize (or, if it’s just one or more of the residents, read, etc.). Ideally, the latter room would not have a t.v. at all (instead, in addition to having some sort of decent sound system, a piano would be nice). Maybe I’d feel differently if we were big sports-viewing fans. But other than the Super Bowl, a handful of events during the Summer and Winter Olympics, and a major political (presidential election night?) or other news event (e.g., massive earthquake, major terrorist attack, commencement of a war, etc.), I just don’t see the appeal of hanging out with people with the tube on.
OT but in case any of the unwashed masses here take the L (surely no home-owning professionals would stoop so low), check out the status of the Red/Purple/Brown lines going north of the Loop and the fate of Roy’s Furniture.
http://chicago.cbslocal.com/2012/05/29/crews-respond-to-extra-alarm-blaze-at-lincoln-park-furniture-store/
This is known in Chicagoese as The Fronch Room
“But the entire front 3rd of the house was a ‘sitting room’ with a fire place. It was useless, there was nowhere to put a tv, and…. You could tell no one used it.”
Oh my, we nearly went to Roy’s yesterday (we instead went to a place up on Devon near Clark…and the Chaterrati think I never leave my bubble, ha!).
Anonny do you bring a backpack/oxygen mask/satellite phone with you for such excursions?? Also if a betting man I’d say that Roy has excellent insurance, and a high amount of inventory onhand.
“Roy has excellent insurance, and a high amount of inventory onhand”
I’d imagine they just got a shipment today! And the delivery driver mistakenly left every copy of the shipping manifest, rather than just the goldenrod copy.
” or other news event (e.g., massive earthquake, major terrorist attack, commencement of a war, etc.), I just don’t see the appeal of hanging out with people with the tube on.”
Nothing like calling over the gang, breaking out the Champagne and the Cohibas, and watching people die. Then when everyone is really having a good time, release the mosquitos carrying Wuchereria bancrofti. Oh the fun never stops!
“Nothing like calling over the gang, breaking out the Champagne and the Cohibas, and watching people die. Then when everyone is really having a good time, release the mosquitos carrying Wuchereria bancrofti. Oh the fun never stops!”
So, you still haven’t put that on the wall?
HD’s Dutch Colonial??
http://www.trulia.com/homes/photos/Illinois/Park_Ridge/sold/20323400-318-N-Merrill-St-Park-Ridge-IL-60068#item-1
Same layout as the one you looked at, right?
“So, you still haven’t put that on the wall?”
Well at least 1 person knows I wasn’t being cynical.
Interesting, homedelete. We have a large living room with a fireplace and a piano, and we’re in it all the time. It’s not the appropriate room for a TV, so it doesn’t have one there. We have a den off the dining room for TV watching, and also a TV in the basement rec room (usually just for my boys to play their video games and for my wife and me to watch while we exercise on the bike and treadmill down there). Maybe having the huge sitting room in front is old fashioned (yeah, and we also have the tiny powder room off the kitchen), but it is homey.
Anon,
That’s a nice looking Dutch Colonial. Great curb appeal. Good price, too. Looks like Park Ridge prices are pretty reasonable.
“what are the sooty parts of nort center?”
Roscoe Village. And anywhere in the Bell school district.
Isn’t that street which is the “best” to live on on the North side in North Center? The one where everyone has summer homes in the south of France and their children run from house to house? The one where if you didn’t live on it you just didn’t “get it”? Berenice, I think?
“It’s certainly within the realm of possibilities, right? Now if I had schooled you all in this truth in 2007, I would have been called a lunatic, or a nutcase, right?”
HD- you’ve been saying for years that it will go back to 1999 prices (with Clio arguing against it every step of the way.)
Off topic- Anyone see 4353 N. Campbell?
It’s a 3/2.5 townhouse that was just listed in Lincoln Square. West of Western. Under contract within days of being reduced to $410k from $449k. Short sale. Last sold in 2008 for $535k.
http://www.coldwellbankeronline.com/ID/2663853
Regarding split face block: “As the article makes estensive note of, if you’re only looking at the sealant on the block face, you’re missing the biggest issue.”
The article does not make extensive note of this. The article points out that the construction makes all the difference and that sealing the block can solve the problems. It also points out that up to 90% of the water actually enters through the coping stone and not the sides of the building. The author also laments that many people will totally dismiss split face block and that that is unwarranted.
CSINSA SFH value of 94-95 by March 2015. Not only is my long-term prediction looking more realistic every day, its looking like even I may have been too optimistic and we will go lower.
And just think how financially devastated these SWPLs in the GZ will be as we know most households buying these 400k+ condos have a household income below 150k.
They deserve to be so for being stupid, wildly optimistic beyond current economic reality and just making the assumption that they can’t go wrong in this asset class. Dumber than Forrest Gump I still wonder if half of the places with cribs if the owners even know how they got pregnant.
“isn’t that street which is the “best” to live on on the North side in North Center?”
bradley, there was an acronym for it but you seem to remember the gist of the fantasy
Bradley! That’s it. All I could remember was that it was a “b” named street. 🙂
“As the article makes estensive note of, if you’re only looking at the sealant on the block face, you’re missing the biggest issue.”
“It also points out that up to 90% of the water actually enters through the coping stone and not the sides of the building.”
Read that again, Gary. And look at the diagrams in the article, too.
prewar neighborhoods and houses look “classier” than the Dick Van Dyke-era stuff because they didn’t have garages attached facing the street. Get rid of that cheesy suburban double garage door and any house will look better.
whatsa SWPL?
Anon(tfo): http://www.urbanrealestate.com/property/510-S-Crescent-PARK-RIDGE-IL-60068-DKJ3CZFYZ26NW.html
This was the dutch colonial but it’s off the market now bc the sellers wanted too much money for it. The realtor told me they had 2 contracts on it but they both fell through. Note the weird layout of the front room that’s 27×13.
“SWPL” Bob’s annoying reference to Stuff White People Like, which is a website that mocks upper middle class urban/suburban left-leaning cultural memes, such as north face gear, sushi, etc. He has such contempt for his peers and it just makes no sense. It’s not like other cultural groups have been accepting of him either.
“prewar neighborhoods and houses look “classier” than the Dick Van Dyke-era stuff because they didn’t have garages attached facing the street. Get rid of that cheesy suburban double garage door and any house will look better.”
Agreed.
Attached garages are an abomination.
“such as north face gear, sushi,”
2 of my favorite things. How can you not like a company that makes the highest quality gear and then stands 100% behind everything they make. As for sushi… had just decided that was for lunch again. Of course myself, not being white by bob and dans standard… I guess these things are also SJPL?
Me thinketh Bobby no like, ’cause both be a touch pricey for Bobby. Ze always noticed Bobby seems to look down on everything he has to look up at. Me thinketh all the congnitive dissonance is why bobby likes the drinkey drinkey.
“Attached garages are an abomination.”
only if it’s a majority of the view of the house from the street. But placed correctly, or sideways, or set back, it’s not necessarily a bad thing.
“Attached garages are an abomination.”
That makes no sense… Preference to wrap around driveway with garage bays on side of house, but external garage is terrible.
““Attached garages are an abomination.”
too general of a statment
“That makes no sense… Preference to wrap around driveway with garage bays on side of house, but external garage is terrible.”
thats is why, a wrap around side entrance is sweet! or a set back one all the way to the back of the house is also ideal. shoot even the ones under the house with the insane steeeeeeeep exit is okay.
its the attached ones you see in deerfield where the whole front of the house is a garage and the house is set back. thats the abomination
I have a hard time liking north face since they forces south butt out of biz
http://abcnews.go.com/Business/teens-south-butt-apparel-irks-north-face/story?id=8712101#.T8Ysi9VYu8o
“This was the dutch colonial but it’s off the market now bc the sellers wanted too much money for it.”
They priced in the value of the “cabin”.
You linked that one before; cabin was the reminder.