Get a Top Floor 2-Bedroom for Under $350K With Parking in Lakeview: 4107 N. Greenview
This 2-bedroom in this 6-unit vintage building at 4107 N. Greenview in North Lakeview came on the market in July 2014.
It has retained many of its vintage features including crown moldings, beamed ceilings, and built-ins in both the dining room and the kitchen.
The unit has 9 foot ceilings and French doors which lead to a sunroom.
The top floor unit has three exposures: South, East and West.
The kitchen has white cabinets, stainless steel appliances and quartz counter tops.
It seems to have all the features that buyers look for including central air, washer/dryer in the unit and a parking space.
While this property is just north of Irving Park Road, it is just blocks from the Irving Park Brown Line stop.
Earlier this year, a first floor unit with a nearly identical layout (and features) came on the market.
Unit #1N was listed in February for $329,000, went under contract in March and sold in April for $310,000.
See those pictures here.
This unit came on the market at $335,000 and has remained there.
Has the market changed since the spring that this top floor unit will have to wait longer than the first floor unit did for a buyer?
Vicky Tordova at @Properties has the listing. See the pictures here.
Unit #3S: 2 bedrooms, 1 bath, 1500 square feet
- Sold in September 2002 for $300,000
- Sold in May 2005 for $364,000
- Sold in July 2009 for $335,000
- Currently listed for $335,000
- Assessments of $225 a month
- Taxes of $5195
- Central Air
- Washer/Dryer in the unit
- 1-car parking included
- Bedroom #1: 13×12
- Bedroom #2: 11×11
- Sunroom: 11×8
“it is just blocks from the Irving Park Brown Line stop.”
It’s fully half a mile. That’s usually deemed to be too far here on CC. If it were equally far west and north or west and south of the IPR brown line stop, you’d say it was not accessible to transit.
I didn’t think Lakeview ever extended north of Irving Park Rd. Is it garage parking? I’m assuming it isn’t. I just think its a bit too vintage to be in that range, probably will sell around 320, unless rates drop again…
“I didn’t think Lakeview ever extended north of Irving Park Rd. ”
Graceland West has always been part of Lake View.
I have a hard time thinking of the neighborhood as Lakeview, so far north and west- I thought this area was Ravenswood. Whatever- still a very good area.
It’s a very attractive old place, rehabbed beautifully, with low monthly costs and all the amenities people want- parking, central AC, outdoor space, in-unit washer/dryer. Very little needs to be done.
Just wondering- does the beautiful old hutch in the dining room come with it?
“I have a hard time thinking of the neighborhood as Lakeview, so far north and west- I thought this area was Ravenswood. Whatever- still a very good area.”
We’ve had this discussion before on CribChatter. That area is officially known as Graceland West but it IS a part of Lakeview for several blocks north of Irving. I don’t know where North Center begins to the west- possibly the train tracks? Lake View High School is on the same block as this property.
And yes- that hutch in the dining room comes with it. It’s built-in.
By the way- it’s SO DULL on the housing scene this week that I’m not even going to do a new post today. Nothing’s being listed due to the holiday. I wonder if it will pick up in early September? Because it’s just dead out there.
Sales are still down from last year. Mortgage applications fell over 10% last week year over year. That’s actually shocking because last year at this time, sales slowed dramatically due to higher mortgage rates. So the year over year should be in the single digits now- as it was so weak last year. But it’s not. (And rates have come back down. So, that should be HELPING buyers but it doesn’t seem to be.)
Why the funk?
Why aren’t people buying? The job market is dramatically improved and people are rich from their stock investments.
“I don’t know where North Center begins to the west- possibly the train tracks?”
At the train tracks, yep.
“Lake View High School is on the same block as this property.”
This is the next block north–it’s not right across from LVHS, but you could definitely see it from the sunroom.
“Why aren’t people buying? The job market is dramatically improved and people are rich from their stock investments.”
I know two couples in their 30’s with children who are looking but can’t find anything in a decent school district less than 10 miles from the city limits for less than $400. Some have resorted to going even farther out to places like downers grove and naperville and had to up the purchase price to close to $500k. Both couples in theory could afford $500k but flat our refuse to pay absurd prices like that for housing. So the market is at a stalemate, with buyers refusing to pay ridiculous pricing, and sellers refusing to accept that the market isn’t as strong as they want. It’s 2007 redux
“Why aren’t people buying? The job market is dramatically improved and people are rich from their stock investments.”
At what point does the population of existing homeowners come to the conclusion that constantly moving around just isn’t worth it anymore? You’re always going to have groups of buyers that are first timers, relocated because of work, retirees, and others, but this idea that because you have a good job and more money in your stock portfolio should equal “time to move”, has worn thin on that critical mass who may have spiked the housing numbers in the past, but now aren’t.
Changing your residence is *deceptively* expensive and more importantly that lure of a new car smell has worn itself out for a lot of current homeowners who could move but don’t. Unintended long term consequences of the last bust and partly to blame why inventory is so low.
There is endless data on how Americans move, and where, and how long they say, and detailed scholarship on the trends until the cows come home. If I had to guess I would guess that US annual moves per capita peaked during 2007 or so but has remained high due to generational changes and improving economic conditions. I would guess urban areas have the highest moves per capita but probably Chicago would be well below other very big US cities.
“At what point does the population of existing homeowners come to the conclusion that constantly moving around just isn’t worth it anymore?”
For the last 70 years Americans have moved, on average, every 7 years.
Are you saying it’s “different this time”?
“I know two couples in their 30?s with children who are looking but can’t find anything in a decent school district less than 10 miles from the city limits for less than $400.”
Have they looked at Flossmoor? Fits all their criteria and there’s even a well-known brewery in the downtown.
But I agree HD that prices have risen too fast. $400,000 is NOT a starter home. It’s also NOT middle class housing.
If it’s slow and a stalemate right now, just wait until rates rise. That $400k house will become even more expensive.
What a mess.
“This is the next block north–it’s not right across from LVHS, but you could definitely see it from the sunroom.”
Excuse me. I was standing in front of his property and – gosh- right across the street (on a diagonal, I’ll grant you that) there’s the high school! Imagine that. You can see it from EVERY room in this apartment except, possibly, the kitchen which is facing east- although I’m sure if you cram your neck you can probably see it from there too.
Just stop.
It’s across from the high school (although there’s also a lovely, huge new construction Victorian style mansion just across the street that must be like 7,000 square feet with great landscaping.) The owners on this block do a great job with their gardens. Simply beautiful.
“So the market is at a stalemate, with buyers refusing to pay ridiculous pricing, and sellers refusing to accept that the market isn’t as strong as they want. It’s 2007 redux.”
Who gives first? And what’s the result for the housing market? Falling prices again? More foreclosures and short sales?
Under contract.
CribChatter effect is back and in full effect!!
How come I can see “recent comments” posted on the sidebar but don’t see them on the post?
Or is it that certain comments can only be viewed by other commentators?
“on a diagonal, I’ll grant you that”
Which makes it across two streets. This is on the East side of Greenview, north of Belle Plaine, and LVHS is on the west side of Greenview, south of Belle Plaine. What is across the street from this place is houses.
Is this place: http://cribchatter.com/?p=16358 ‘across the street’ from Lincoln Park?
Sort of the same way it’s “just blocks” from teh IPR brown line–it’s also ‘just blocks’ from the Sheridan red stop–counting street crossings as ‘blocks’ (which everyone does) it’s 3 blocks–you can cross only Southport, Clark and IPR to get to Sheridan.
“How come I can see “recent comments” posted on the sidebar but don’t see them on the post?”
That’s the lag. Usually, if you comment, then you can see the other comments (for a while). If you comment just to see the other comments, make reference to the lag.
Thank you SO much for the return of original Crib Chatter format!
People are not buying because the first-time buyers are not there.
No first-time buyers means no one for “move up buyers” to sell their properties too, especially at prices inflated in the past year.
The younger set is burdened by student debt and crippled by low wages. All the jobs created in the past few years have been low-wage or part time jobs, while the jobs lost are mid-range “breadwinner” jobs that might otherwise enable new college grads to buy homes.
What you are seeing is increasing economic “bifarcation”- an increasingly rich upper class that is fueling the market for high end homes, vs a shrinking middle class and expanding class of low-wage earners. One can argue the reasons for this all day, and my 2 cents worth is that the bifurcation is aggravated by our insane monetary policies. But the result is inarguable- far less money in the hands of our middle and lower brackets and far more in the upper brackets, thus a rising median house price, and a very uneven housing market.
By the way, Sabrina, I love the old Crib Chatter format and thank you for restoring it.
“But I agree HD that prices have risen too fast. $400,000 is NOT a starter home. It’s also NOT middle class housing.
If it’s slow and a stalemate right now, just wait until rates rise. That $400k house will become even more expensive.
What a mess.”
400000 or x or 310 (ounces of gold) are just numbers. Why do you think that some normative feeling about what is “right” for the housing market is in any way descriptive or actionable? $400k is a starter home in the Chicago metro area for the upper-middle class and above. $300k is the starter home for the middle class. $200k for the working class if they want to buy housing. And, honestly, you can find plenty of housing at these prices, perfectly good, and there are plenty of rentals, too. Those numbers, inflation-adjusted, are equal to $220k and $165k and $110k in 1990 dollars. Markets don’t care what you think, they care what EVERYONE thinks.
Chicago is a remarkably inexpensive housing market, as it is one of the few huge metros without unique issues driving housing costs. Tell me an expensive housing market, and I’ll tell you why. What other large metro area is as inexpensive? Maybe Houston or something else in Texas? Exactly. Houston makes Chicago look like paradise to me. Probably true outside the US, too, try to reproduce Chicago QoL if Lima or Bogota and tell me what it costs. Ask people in California, Boston, NY, DC, even Miami, Seattle what they think of what housing costs in Chicago, they will laugh at the numbers we are throwing around. You act like Chicago is crazy high priced out of control and it’s the opposite – Chicago has a really cheap housing market and, while, it’s got a lot of other issues, that’s one of the best things that it has going for it!
Finally the old cribchatter is back!
I motion to permanently ban all those who were behind the previous format.
” Markets don’t care what you think, they care what EVERYONE thinks. ”
“Markets don’t care what you think, they care what EVERYONE thinks.”
– JJJ in 2007 responding to criticisms that real estate is too expensive…
“$400k is a starter home in the Chicago metro area for the upper-middle class and above. $300k is the starter home for the middle class.”
Wow. Is there such a thing as the “working class” anymore? Lol.
The middle class is $40k to $90k. Those at the high end of that range MIGHT be buying $300,000 house (if they can somehow come up with $30,000 in cash for a 10% downpayment while paying off student loans, car payments etc.)
How did people’s perception of what a starter home is get so confused? Go to most other parts of the country (North Carolina, Atlanta, larger parts of Texas, New Orleans metro area, Des Moines, Omaha etc.) and you will see people spending $120,000 on their first home. THAT is a middle class starter home. NOT $300,000. Sorry.
$300,000 is upper middle class starter home.
But $300,000 is now a 3/1 bungalow in Portage Park with crappy schools. Who can afford that? Not many. Which is why home sales are down.
A housing market is only “cheap” compared to average incomes.
“Which makes it across two streets. This is on the East side of Greenview, north of Belle Plaine, and LVHS is on the west side of Greenview, south of Belle Plaine. What is across the street from this place is houses.”
Stop it. You are STARING at the high school from your windows all day if you want.
It is across the street.
“CribChatter effect is back and in full effect!!”
Apparently. But inventory is also really, really low right now. That’s why I’m surprised this unit has sat on the market for so long when it has the parking and all of that.
The market is NOT hot. It’s just not. But like 2009-2011, there ARE sales (eventually.)
The problem is that there’s virtually nothing in north suburban cook county that isn’t original ‘everything’ & absurdly priced for less than $400,000 in towns with decent schools. By decent schools, I mean 25-50% free lunch is unacceptable, 30% limited English is a non-starter….
I’m talking park ridge, evanston, northbrook, glenview, arl hts, etc. $400k is a lot of money. I have two friends right now who each earn in the $100k a year range (more if you count the soon-to-be stay at home wife) and they can’t find anything in decent school districts. That’s crazy where white collar professionals can’t afford to buy in communities with other white collar professionals but instead are directed towards working class and lower income with crappier schools in areas like skokie, niles, morton grove, etc. My buddies know that they need to spend $500k to get 1,800 sq feet (not including basement, if finished) in a decent area, but their $100k salaries only comfortably allow up to $400k on the high end. It’s sad, it really is. I know that my town was priced about $200psf at the bottom of the bust which put a 2,000 sq foot decently finished home around $400,000 or a little more. That to me seems solidly upper middle class. Now that same house is listed at like $550,000 or more, which begs the question, who are buying these things?
There are a handful of homes in Glenview less than 400k but they feed into elementary schools like washington where only 8% of 3rd graders exceed the ISAT reading standards, but the state average is 25%! The school is 25% low incomes and 25% limited english proficiency. The schools feed into maine east which is the ugly step sister of maine south. You really have to jump it up to $500k or more to get a jem with curb appeal like this ‘beaut….
https://www.redfin.com/IL/Glenview/235-Nora-Ave-60025/home/13634650
Compare Glenview’s washington elementary with park ridge’s washingont elementary….
http://www.city-data.com/school/george-washington-elementary-school-il.html
1.3% limited english proficency, 0.5% low income. Yes, 0.5%.
60%+ of the 3rd graders exceeded the state math and reading standards, compared to 40% and 25% state averages, respectively.
I disagree with HD – there are plenty of updated homes in great school districts for under $400K in Northern Cook – look again at what’s available in NW Evanston or look in places like Mt Prospect where updated homes can be found on the market for well under $300K
“0.5% low income”.
In 2009. And, anyway, that’s always a BS number, being based on those getting free/reduced lunch rather than anything else. Not that I think it’s actually misleading in this case, but it often is.
“I mean 25-50% free lunch is unacceptable, 30% limited English is a non-starter….”
So HD- the Oak Park schools would be unacceptable to you then? (as I think many of those have this level of free lunches.)
Highland Park has plenty of homes for around $400k – some within walking distance to the train. Great schools. I really don’t understand the angst of it all.
Why does it have to be northern suburban cook? What about DuPage. Look in Riverside, LaGrange, Clarendon Hills, Elmhurst. Good schools there.
“So HD- the Oak Park schools would be unacceptable to you then?”
He’s talking more generally than just himself. And a lot of people use those two stats as proxies for something else.
It is funny to me that now all of CPS would fail his test, as the whole system is 100% free (not just reduced) lunch.
My kids’ CPS school is 45% low income, which obviously scares lots of suburban whites. Amazingly, it’s in the 90% nationally in NWEA Map testing.
“My kids’ CPS school is 45% low income, which obviously scares lots of suburban whites. ”
It scares the bejesus out of a lot of people, not just suburban whites. Why throw race into everything?
“Why throw race into everything?”
Because around Chicago-area public schools, at least, the free/reduced lunch percentage is used as a proxy for race by a *ton* of people.
“Because around Chicago-area public schools, at least, the free/reduced lunch percentage is used as a proxy for *CLASS* by a *ton* of people.”
There I fixed it. It’s not about race, it’s about class. The middle class is disappearing. You’re upper or lower class. Sort of like victorian england. I dont’ know about you but sending my children to a school with a bunch of poor kids is a social experiment I’d rather not participate in.
“I dont’ know about you but sending my children to a school with a bunch of poor kids is a social experiment I’d rather not participate in.”
What’s your cut off? 5% of the kids qualifying for the free lunches? 10%?
Heck- I just looked up some of the western suburb stats.
Downers Grove North has 17.5% of its kids under the poverty level but its ACT composite score is 23.6 (state average is 20.3) and it ranks in the top 50 of all high schools in Illinois. I doubt your child is getting a bad education there.
Hinsdale Central which many consider to be a top 5 public high school has 5.2% under the poverty level and an ACT score of 26.4.
Lyons Township in LaGrange= 13.8% below poverty level. ACT composite of 23.6.
Oak Park River Forest High School = 22.9% below the poverty level. ACT composite of 23.6. They have AP classes up the wazoo there including honors language courses and college level history courses. Your kid won’t get into U of I from there?
“The middle class is disappearing. You’re upper or lower class. Sort of like victorian england.”
I thought victorian england is precisely when the middle class arose (the middle class as defined in english terms).
And people wonder why this country is in shambles. You are afraid of low income people?
“Downers Grove North has 17.5% of its kids under the poverty level”
Do the suburbs actually track ‘poverty’, or is that free/reduced lunch as proxy?
“It’s not about race *FOR HD*, it’s about class.”
There I fixed *that*.
I know you’re just afraid of the poorz, but at least a large minority (heh) of Chicago-area white parents are worried about *those* blackz and *those* Chicanoz (ie, the ones in gangs, the ones who smoke weed, the ones who are parents at 16), too. And talking about the poorz is a proxy safe from accusations of rassssssism.
anon(tfo), so you’re throwing in the race card again. These same parents don’t want their kids going to school with trailer trash from Crystal Lake either, and there’s quite a bit of poverty in that general direction too.
I don’t have a specific cut off, but basically if it’s not Hersey, New Trier, Stevenson, Maine South, Hinsdale, etc, it’s just not good enough for my children. They only get the *best*, only the *best*.
“These same parents don’t want their kids going to school with trailer trash from Crystal Lake either”
But none of them ever lived in Crystal Meth, anyway, so they aren’t moving from there.
Are you saying that there is ZERO element of racism in the school choice decisions in metro Chicago?
“only the *best*”
What, as ranked by Chicago Magazine? Glenbrook North and NTHS are both way ahead of Maine South–and “the *best*” doesn’t really admit to “top ten”, where there is a meaningful difference, which there is.
Checking in.
“Glenbrook North and NTHS are both way ahead of Maine South”
maine s is not among the best? must suck to put up w all that plane noise and have only an okay-if-you-are-willing-to-settle type education for your kids. but maybe enough to get into u of i.
“maine s is not among the best?”
So long as “best” means “top 20, maybe top 15, so long as you don’t count the CPS SEHS” then, yeah, it’s “one of the best”. And perhaps it’s a top 3 (which certainly would qualify as “OOTB”) if you do a combo ratio of [home price + tax rate}:school quality/ranking and adjust for commute time and relative prevalence of heroin users, esp after excluding ETHS and OPRF for having too much trailer trash.
“So long as “best” means “top 20, maybe top 15, so long as you don’t count the CPS SEHS” then, yeah, it’s “one of the best”.”
on second thought, that sounds okay for HD.
The math problems are about perfect for my kid. Maybe I’ll get him set up on here. Keep an eye out if a new poster has an intense interest in whether there’s a playset that comes w the property.
“So long as “best” means “top 20, maybe top 15, so long as you don’t count the CPS SEHS” then, yeah, it’s “one of the best”. And perhaps it’s a top 3 (which certainly would qualify as “OOTB”) if you do a combo ratio of [home price + tax rate}:school quality/ranking and adjust for commute time and relative prevalence of heroin users, esp after excluding ETHS and OPRF for having too much trailer trash.”
This is fantastic!
1:58 check in
ONLY THE *BEST*!
“These same parents don’t want their kids going to school with trailer trash from Crystal Lake either”
That is funny, because some of the finest (and wealthiest) people I have met live in Crystal Lake. One was the tax director for a Fortune 500 company, a very sweet, intelligent, and refined man who was distinctly not ‘trailer trash’, and was also nowhere near being poor.
Crystal Lake is very much a have and have not town.
https://www.redfin.com/IL/Crystal-Lake/934-Crookedstick-Ct-60014/home/57543364
Location, location location!