Get a Vintage Logan Square 4-Bedroom SFH For Under $500K: 2522 N. Rockwell
This 4-bedroom vintage Victorian at 2522 N. Rockwell in Logan Square recently came on the market.
(Sorry for the crappy picture! It doesn’t do the house justice.)
Built in 1889 on a 25×125 lot, it is located just a half a block south of Logan Boulevard.
3 of the 4 bedrooms are on the second floor with the 4th one on the main level.
The house also has a finished basement with 9 foot ceilings and new carpeting.
The house is somewhat unusual in that it has 3 full baths (instead of just 2) with one on each floor.
The kitchen has vaulted ceilings with white cabinets and appliances and Silestone counter tops.
The current owners have installed new windows on the upper floor and restored the original pine floors.
There is also a new brick patio and plantation shutters throughout.
It has central air and a 2-car garage.
The house is currently listed $31,500 under the 2005 purchase price.
Is this a good deal for someone looking for a starter home in this neighborhood?
Catherine Brennan at @Properties has the listing. See the pictures here.
2522 N. Rockwell: 4 bedrooms, 3 baths, 2 car parking, no square footage listed
- Sold in July 2001 for $412,000 (according to Redfin- but public records don’t give an amount)
- Sold in June 2005 for $520,500
- Originally listed in March 2011 for $489,000
- Currently still listed at $489,000
- Taxes of $4407
- Central Air
- Bedroom #1: 14×12 (second level)
- Bedroom #2: 14×12 (second level)
- Bedroom #3: 11×9 (second level)
- Bedroom #4: 12×9 (main level)
- Family room: 1813 (lower level)
Nice enough house. But, who would want to live in this neighborhood? Be prepared for your guests’ cars to be broken into for 1990 CDs left in the glove box. Sad, but true. Pay more and go east.
This underscores the importance of location – this same place 1 mile east would be 300-400k more. Amazing – but just shows how frickin important the exact location/neighborhood is in real estate.
Another house, another half a million dollars for a post 1982 updated residential structure on a 25×125 plot of land on the north side of Chicago. And this area is a stretch too!
Not sure why everyone is hating on this area of Logan Square. As Logan Square goes this is as good as it gets. East side just off the Blvd.
So if a couple wants to be a bit more urban and live in Logan then this is a good looking house.
Is it worth the money? No idea?
I think this part of Logan Square is alright. A quick check of Everyblock supports that, though I’m sure if one dug deeper they’d find something.
HD, most of the half million dollar homes you hate on are 3 bedrooms that require some updating yet the owner still prices like its 2004. This one is a 4 bedroom and it doesn’t look that dated. Granted, not my style of kitchen but it wouldn’t be a deal breaker.
Having said that, $489k is about $100K too high for this one.
Disagree that this is the best part of LS. Would much rather be further west near the Square/El.
Nice floors, freshly painted, ok-looking place, but where’s the victorian charm–having a sitting room instead of a closet in the master? Bland reno.
“But, who would want to live in this neighborhood? Be prepared for your guests’ cars to be broken into for 1990 CDs left in the glove box. Sad, but true.”
oh wow really, I am not a logan square fan at all, but dang it this is far far far from a undesirable area of logan. or the crime section of logan either. probably more smash and grabs in annony’s ELP area than here.
i am saddened by the lack of hood knowledge by big ten GZ folks on CribChatter. seriously rent an i-go car and explore this large and wonderful city, it is way bigger than your 2mile radius get neighborhood bubble.
This is the BEST part of Logan Square. Beat 1431, lowest crime beat of the entire 14th district. You can throw a rock at Logan Blvd. from this place. A mile east, you’d be in the River, not asking for 300k more. C’mon people… Come on by some sunny Saturday afternoon, and take a look around. Blvd from Western to Kedzie is very much happening.
I predict this one will go soon, and for not less than 10% of ask.
The current owner will lose on the bubbly price they paid back in 2005, but it’s still a really solid location.
“i am saddened by the lack of hood knowledge by big ten GZ folks on CribChatter. seriously rent an i-go car and explore this large and wonderful city, it is way bigger than your 2mile radius get neighborhood bubble.”
I agree Groove. That’s why I try and cover as many neighborhoods as I can. Maybe some people will learn something (even if they don’t get in a car and check it out for themselves.) Logan Square is a hot neighborhood. Plenty of people are moving there by choice.
Love this area, and love this house — agree that it will go quickly, close to ask. In fact, I’m surprised this hasn’t gone under contract yet.
And thank you Sabrina for venturing out of the GZ in your posts! I’m shocked that more people haven’t explored Logan — Logan Blvd and Kedzie between Fullerton and the square are two of the most beautiful streets in Chicago.
It’s not really shocking that people who don’t know Chicago very well are concerned about this area of Logan Square. It’s not too uncommon for yuppies moving to Chicago to believe “don’t live west of Western” and “if there are Latinos living there, you don’t want to be living there.” Those kind of attitudes are stupid and simply wrong, but it doesn’t surprise me that a few of the fools who think that they know everything about Chicago real estate think that this area is marginal. I am sure that we’ll shortly hear how the view sucks and that this is too expensive for someone in particular because real estate has some intrinsic maximum value.
Access to transit and walkability are not great, and I don’t know the school but I’m sure it’s not very good, but those are the only real downsides. In an old Victorian, there could be some lurking deal-killers, but this looks pretty well taken care of. I think that this house sells at $470k and goes under contract by May 15. Contrary to what others seem to think, there are few options south of $500k for a nice condition, full-size SFH in a decent, closer-in neighborhood in Chicago.
http://www.redfin.com/IL/Chicago/2448-N-Maplewood-Ave-60647/home/13450637
An arguably nicer home, newer construction, better looking, more sensible layout…
$458,000
Just to pile on, but this is really one of the better parts of Logan, some would say best. If I had to nitpick, it’s a little farther away from the Square than I’d like but the walk on the blvd is very nice, and a little too close to the Kennedy. Calif el is probably a bit closer to this location than Logan. School I’m guessing is either Goethe or Brentano, neither of which I like enough, but Goethe is significantly better (Altgeld may be boundary).
Anyone go to the open houses they’ve had for this? I think it’ll sell with 10 percent of ask too. This short sale (which I don’t personally like the look of at all) may be a little bit of a tough comp. But remember the 2501 Fairfield house we’ve talked about sold for $635K.
http://www.redfin.com/IL/Chicago/2448-N-Maplewood-Ave-60647/home/13450637
agree. I think this will move soon. Logan has a lot going for it and this is a solid place for the money. The biggest hurdle here is school.
“Contrary to what others seem to think, there are few options south of $500k for a nice condition, full-size SFH in a decent, closer-in neighborhood in Chicago.”
“I agree Groove. That’s why I try and cover as many neighborhoods as I can”
And you do a great job of that, and understand why some hoods are covered more (gotta cater to your core audience)
i also enjoy your hidden theme days too 🙂
“Maybe some people will learn something (even if they don’t get in a car and check it out for themselves.) Logan Square is a hot neighborhood. Plenty of people are moving there by choice”
i do hope people open up to other areas, even if they dont move there, a visit and patronage to the local establishments helps the city as a whole and the individual expand his mind and view.
I expanded my search of the area back 6 months, on either side of Logan, and this area and only two more expensive units have sold
this one at $600,000
http://www.urbanrealestate.com/property/2340-W-Medill-CHICAGO-IL-60647-QWMB7MSD7POEO.html
and
and this one at $685,000 which is arguably a much bigger and much nicer house
http://www.redfin.com/IL/Chicago/2437-N-Campbell-Ave-60647/home/18922356
I know Chicago very well, and have lived here for decades. I have no interest in Logan Square. It’s not ignorance or elitism.
Places like Logan Square are cheaper for a reason. They are less desirable, generally speaking: Far from the lake, close to the sights and smells of the expressway, fairly dirty, and not particularly safe.
“Places like Logan Square are cheaper for a reason. They are less desirable, generally speaking: Far from the lake, close to the sights and smells of the expressway, fairly dirty, and not particularly safe”
then cant the same be said for wicker/bucktown, but those prices are reaching LP levels of insanity?
Don’t forget lots and lots of hipsters and their political activism. I’m fairly moderate on a lot of issues. I went to the farmer’s market once, just once, and I was bombarded with all this very distasteful anti-GOP hate propaganda. All I wanted was some vegetables and fruits and I was harassed because I wasn’t wearing skinny jeans. Maybe I’m exaggerating a bit but I have no interest in living there.
“I expanded my search of the area back 6 months, on either side of Logan, and this area and only two more expensive units have sold”
But it’s not like there’ve been a lot of nice-ish places in say the $400-500K range that have languished on the market either. Just not a lot of sales (or listings) to set a market price (or bounds for a market price). Maplewood place we both linked to is the main sale I can remember.
A real question:
I don’t want to sound like Clio, but when did Logan Square become ‘a great place to live?” I’ve lived in Chicago since 1991 and I must confess I still think of LS as a ‘not-so-nice’ neighborhood. I don’t mean this as a slam: there are enough people on CC whose opinion that I trust who say it is nice and I believe them. I grew up thinking of Logan Square as gang infested and unsafe. I’ll admit immediately to naivete and stupidity, etc. But when did it gentrify, if it did gentrify? And what are the schools in this hood? Because if they are decent and the area is as good as people claim, this seems like a great deal for a family who wants to live in the city.
“Don’t forget lots and lots of hipsters and their political activism. I’m fairly moderate on a lot of issues. I went to the farmer’s market once, just once, and I was bombarded with all this very distasteful anti-GOP hate propaganda. All I wanted was some vegetables and fruits and I was harassed because I wasn’t wearing skinny jeans. Maybe I’m exaggerating a bit but I have no interest in living there.”
Did Bob get a hold of your account? There aren’t that many hipsters on these streets, which skew a bit more single family (although there are apt buildings and 2/3 flats too). And how exactly were you bombarded? Farmer’s market is great in nice weather, it’s a nice walk down Logan. They also have a winter market too, which isn’t as nice of an experience, but still good to have the option.
“Places like Logan Square are cheaper for a reason. They are less desirable, generally speaking: Far from the lake, close to the sights and smells of the expressway, fairly dirty, and not particularly safe.”
Logan Square is one of the biggest neighborhoods in Chicago – nearly 4 square miles. This part is neither dirty nor high-crime, but it doesn’t sound like it’s worth it to point that our to you. It sounds like you have some prejudices that you don’t really care to determine the accuracy of – when someone says that an entire neighborhood is “fairly dirty” and “not particularly safe,” I tend to think that’s code for too many non-whites or something else that you don’t care to state explicitly. In other words, it definitely is either ignorance or elitism or both.
Groove-
RE: Wicker/Bucktown. I don’t care too much for them either for the same reasons. BUT, they do offer a lot of entertainment options for the younger set, so I get why people like them.
I recall back in the 90’s that people had a strong preference for places like Lincoln Park, Lakeview, Old Town, Gold Coast etc. Those places were the expensive neighborhoods.
Then a funny thing happened: Price parity.
Along came the bubble. People aggressively bought in and fringe ‘hoods like Bucktown, WP, Logan, etc.
The lakefront areas seemed to plateau in price earlier (90’s ish), and the fringe areas RAPIDLY caught up. Suddenly, they were all the same price, and still are.
I’ll take the lake for even money. just my opinion.
“anti-GOP hate propaganda” Such as? As in anti-Christian hate speech? I’d hardly call Bucktown/Wicker Park a hotbed of lefty activism. And perhaps you should try going another farmer’s market (really, the hippies are harmless). I can’t imagine how you’d feel about NYC, not to mention SF.
Anyways, why all the talk of smash-and-grabs on this thread? The subject propery has a two car garage.
“I grew up thinking of Logan Square as gang infested and unsafe. I’ll admit immediately to naivete and stupidity, etc. But when did it gentrify, if it did gentrify?”
It’s gotten incrementally better over the last 5 plus years I’ve been here. I’ve heard stories from the past which are no longer applicable. Still not perfectly safe, and I wouldn’t say safety is not a real concern, but it’s a concern is the sense of whether I feel ok about living here with my family, not that it’s a non-starter given options to live elsewhere.
“And what are the schools in this hood? Because if they are decent and the area is as good as people claim, this seems like a great deal for a family who wants to live in the city.”
Schools are a big stumbling block. I’m 90+ percent sure this is in Brentano, which is a non-starter. You might be able to get kids into Goethe even if it’s not the neighborhood school. I wouldn’t send my kid to Goethe but other people with options do choose to. By scores alone, Goethe is not a non-starter. St John Berchmans is very close by. Don’t know much personally about it but some of our yuppie-ish neighbors send their kids there.
hd, those are decent comps, but the fact that the Maplewood property was a short sale and sold in the middle of winter seems to suggest that the list price for the Rockwell property is not outlandish. The Campbell property sold for 40% more than asking of the Rockwell property, so it’s not that surprising that it’s much bigger and much nicer.
“I’ll take the lake for even money. just my opinion.”
Sure would we most or all, I expect, but you’d be paying twice the money for a similar property near the lake with similar proximity to the Loop. I honestly can’t tell if you’re joking when you say that “fringe” areas like Bucktown, Wicker Park and Logan Square have the same prices as along the lake south of Addison. You can’t actually be serious or think that’s true.
If this sold at $470,000, with a 20% down payment a mortgage PI payment @ 5% is roughly $2,000 a month plus $400 a month in taxes. Assuming that $2,400 a month is roughly 28% of the household gross income, this home requires a monthly gross income of $8,571 which equals a yearly gross income of roughly $103,000.
This seems like a home that a $100,000 household income would purchase. It’s nice, rehabbed, in a nicer area, but the two main problems are the schools and the necessity of a roughly $100,000 down payment in addition to the $102,000 a year income. Even on a $100,000 a year, if a household could save $20,000 a year after taxes and expenses, it’s a good five years of savings to get that down payment (absent any large bonuses, inheritances, etc).
Decrease the down payment from 20% to 10% ($47,000) and the 28% income requirement jumps from $103,000 to roughly $115,000.
Price this home at $420,000, with an $84,000 downpayment, and the yearly income requirement drops to $94,000; price it at $380,000, with a $76,000 down payment and the yearly income requirement drops to $87,000 which would open the doors to a lot more buyers.
“I still think of LS as a ‘not-so-nice’ neighborhood….I grew up thinking of Logan Square as gang infested and unsafe”
Endora, i think in the early to mid 90’s the boulevard was starting to get bought up by vintage lovers and gays and i think if i recall taking my mom and her grade schol friends on a house walk in LS BLVD in 1997. (her and her friends graduated from brentano ages ago)
so the BLVD has been well taken care of for 20 years now and the gentri is spreading outward, new trendy places popping up even with the rough econ.
now the rest of logan is gang infested and trouble but way better than it was in the 90’s. but the closer you are to the BLVD you can see and feel the difference easily.
“I went to the farmer’s market once, just once, and I was bombarded with all this very distasteful anti-GOP hate propaganda. All I wanted was some vegetables and fruits and I was harassed because I wasn’t wearing skinny jeans.”
I think that there has to be something you are not telling us here, or this is just nonsense. I used to Stammtisch Sunday mornings at Lula Cafe and it’s very hard for me to believe that you were mistreated at the farmer’s market. (That Farmer’s Market, in my opinion, has always sucked, but that’s because of the quality, selection and prices, not because of anything about the politics. Seriously, you had better have way more tomatoes and vegetables that everybody uses at good prices before you make a big deal of your organic kale at $15/pound. I have heard that it’s gotten better.)
The anti-war activists one of of the triangle medians around the Monument are usually there on weekends and unrelated to the market, but I can see how they might yell at you if you were supporting warmongering outwardly or something like that.
“Price this home at $420,000, with an $84,000 downpayment, and the yearly income requirement drops to $94,000; price it at $380,000, with a $76,000 down payment and the yearly income requirement drops to $87,000 which would open the doors to a lot more buyers.”
JJJ – I hate to break it to you but this is NOT the way housing prices are determined.
“RE: Wicker/Bucktown. I don’t care too much for them either for the same reasons. BUT, they do offer a lot of entertainment options for the younger set, so I get why people like them.”
i agree i see why people like the area too, in my 20’s i loved going to red dog and the whole vibe is sweet in that area. wife and i shop the boutiques there once a month about.
but 800k for a 2 bedroom cottage, yeah the area isnt that nice for that price 🙁
“I’ll take the lake for even money”
and my thought is the same too, but for some reason others dont see it that way and are willing to pay way to much just to live by the blue line. i dont think i will ever understand it.
I most specifically remember some hipster asking me if I wanted to sign up to protest the GOP convention in MN. Then he went on some tirade about the GOP and evil republicans and all this other stuff. I actually left the farmers market after that.
I go to the independence farmers market which has gotten exponentially better over the years. It’s pricey, the same veges you would buy at jewel are 3x the price at the farmers market, but, it’s a fun experience and you have to support the market or else it won’t be there anymore.
Not liking Logan Sq is not prejudicial or elitism. It’s fact and liking it to racism is patently absurd and is damaging your creditability. It is far from the lake, the housing stock outside of logan blvd kinda sucks, it’s very similar to avondale, I do’nt want to live near hipsters, milwaukee ave is a dump (i’ve up and down milwaukee a lot). My great grandparents lived there until they died in the late 80’s, early 90’s, and other than the hipsters influx, it’s hasn’t changed all that much.
JJJ-
Yes, Totally serious. My perspective is from a person living on the north side for many years. They are fringy.
And if you can’t see what I’m talking about as far as parity. Reference:
3629 N Leavitt Ave Chicago, 60618. Sold in September for $495k in St. Bens.
3521 N Marshfield Ave Chicago, 60657. Under contract. Listed at $579k. In Lakeview
First of all, clio, was HOMEDELETE that said this, not JJJ, secondly, i wasn’t saying that housing prices were based upon my calcs, but merely that this is the housing costs, and here’s how you backdoor the price based upon income requirements, and finally, it kind of is indirectly how housing prices are determined. A person makes a bid based upon what he/she can afford, which is determined by monthly income and down payment.
Everything was skewed during the boom when borrowers bid based upon the amount they could BORROW (not afford) and had nothing at all to do with income or downpayment.
So if you’re trying to sell a house in a neigborhood where the average income is lower than say LP or LV, and you are trying to sell a nearly half a million dollar home, you better damn well know what type of demographic and income information your potential buyers have.
“#clio on April 4th, 2011 at 8:30 am
“Price this home at $420,000, with an $84,000 downpayment, and the yearly income requirement drops to $94,000; price it at $380,000, with a $76,000 down payment and the yearly income requirement drops to $87,000 which would open the doors to a lot more buyers.”
JJJ – I hate to break it to you but this is NOT the way housing prices are determined.”
“I still think of LS as a ‘not-so-nice’ neighborhood….I grew up thinking of Logan Square as gang infested and unsafe”
Hey it’s all relative. I grew up in Humboldt Park in the 70s and 80s and Logan Square was like Evanston to us 😀
“I most specifically remember some hipster asking me if I wanted to sign up to protest the GOP convention in MN. Then he went on some tirade about the GOP and evil republicans and all this other stuff. I actually left the farmers market after that.”
Were you trying to debate with him? And this upset you? Seriously?
“That Farmer’s Market, in my opinion, has always sucked, but that’s because of the quality, selection and prices, not because of anything about the politics. Seriously, you had better have way more tomatoes and vegetables that everybody uses at good prices before you make a big deal of your organic kale at $15/pound. I have heard that it’s gotten better.”
The selection is WAY up from when it first started. Still pricey (not sure it’s worse than any other farmer’s market around the area) but I think of it as an outing more than a grocery trip. Nice walk with your kid down logan, get a snack, talk to some neighbors.
I lived in Logan Square during the last 5 years and it’s really changed a lot in that time. I don’t understand why people advise staying “north of Fullerton” or that Kedzie is beatiful “between Logan Square and Fullerton”. The homes on Kedzie between Fullerton and Palmer are absolutely stunning and Palmer Square is a really charming green space surrounded by picturesque turn-of-the-century mini-mansions. Palmer Square is far more pleasant to hang out in than Logan Square, since traffic is far less chaotic and reckless.
Personally, I prefer to be closer to the square than this area. Maybe this is better for families, but I think most of the younger crowd in the area prefers to be within 1/2 mile or so of the Blue Line.
Has anyone even been to Logan lately? It’s changed a lot. Yeah, it’s hipster. But it’s not like it used to be. As one poster said earlier, Logan is a very big neighborhood, and some parts of it (west and south) are still kinda obnoxious. This area is good. This house is nice, and it would nicer to be closer to the el at Kedzie, but it’s near Letizia’s bakery, Buona Terra, etc. I’ve lived in Logan for 11 years and, trust me, it’s changed a lot. I don’t know if I’d live here if I had kids, because of the schools, but it’s convenient and I could see younger folks buying here. Not a LP prices, but still.
I guess this place is just over 1/2 a mile to the California stop, so not bad. It’s also close to Joe’s Barbershop…a big plus!
DZ: I wasn’t trying to debate the guy, he was approaching people on the street asking them to join him in MN to boycott the GOP convention.
There were also anti-war protesters, a bunch of hippies around, you know, just a bunch of far left propaganda. Maybe I was just there on a bad day, it was a few years ago.
TB, those are both 3 bedrooms, and otherwise aren’t very similar to the Rockwell property. You aren’t going to be able to show that the prices in Logan Square are the same as Lakeview.
Just because you think of a neighborhood as on the fringe, doesn’t mean that your opinion isn’t grounded in some misguided or wrongful mindset.
hd, I wasn’t saying that not liking Logan Square is prejudice or elitism – I said that, based on TB’s statements about not liking it, that’s what it seemed like guided his views about it. Your position sounds much better thought-out to me (not as close to the lake as you’d like, older housing stock, Milwaukee Ave. full of dumpy stores), and I can’t fault you for feeling how you feel about a neighborhood. However, it sounds like you might need to thicken your skin about interacting with hipsters – I hope you have recovered from that terrible harassment.
“Palmer Square is far more pleasant to hang out in than Logan Square, since traffic is far less chaotic and reckless.”
Well, there’s an actual park in Palmer, which is nice especially with the newish kids area (which I know not everyone liked). As compared to hipster playing bocce on the median on Logan. Do like the places on Palmer Square.
“Maybe this is better for families, but I think most of the younger crowd in the area prefers to be within 1/2 mile or so of the Blue Line.”
A lot of families do like this area (and the subject property is an SFH). Also, while I’d prefer to be a couple streets west of here, this is probably within a “1/2 mile or so” of the Calif stop.
“anti-war protesters, a bunch of hippies around, you know, just a bunch of far left propaganda”
It sounds like there’s a big gap between your views and their views, but it doesn’t really sound like they’re the ones on the extreme end of the spectrum.
“I wasn’t trying to debate the guy, he was approaching people on the street asking them to join him in MN to boycott the GOP convention.”
And you said “no thanks” and he kept harassing you and you got upset and left? There’s definitely a lefty bent to Logan (in a way that’s not true for bucktown/wicker). But most people leave you alone pretty much. Also, not disputing your story, but I don’t associate the hipsters with political activism that much.
Wow…I’ve been to the Logan farmer’s market dozens of times and never was harrassed by far left propaganda. Anyway, if that was years ago I think it’s time you revisited it…you probably wouldn’t recognize it now, it’s far larger than it was just a few years ago. It’s nice how each year it keeps expanding and the selection seems to improve.
Yeah, this is a pretty nice place. I like the low taxes.
I said I was exaggerating a bit, but I do remember there being only a handful of vendors, and there were more political activism tents than actual food vendors. This was 2, maybe 3 years ago. It was a while ago. I probably won’t go there again, I can bike to the independence park food market in less than 5 minutes.
“independence park food market”
That one’s way too far west for me.
“I probably won’t go there again, I can bike to the independence park food market in less than 5 minutes.”
I probably won’t go to the independence park market. I can walk to logan in under 10 min.
JJJ-
SFHs are relatively rare along the lake.
Condos, which represent a huge portion of available city housing stock, are most definitely at pricing parity in these differing areas.
If this Victorian has 4 REAL bedrooms I’d be surprised (but maybe it does?). It’s hard to tell from the listing, and I’ve learned that the legal definition of “bedroom” is seldom adhered to by Chicago realtors. Many of these old places are dormered up top, or include the basement as a bedroom.
So 3 or 4 bedrooms, is all pretty close to me. If that makes you rule out my 2 comps, then you’re slpinng hairs.
sorry, typo: ” you’re splitting hairs”
So what you’re saying is that you harbor prejudices and elitist beliefs against farmers markets and hence people west of say Kedzie. What are you really trying to say?
“That one’s way too far west for me.”
TB, your statement was that prices are the same along the lake as they are in Logan Square. Now you’re trying to say, well, there aren’t that many SFHs around the lake, and, 3 bedrooms are the same as 4, that 4 bedroom house isn’t really 4 bedrooms, etc.
Pretty weak, everyone knows that your statement about relative housing costs in Logan Square vs. the lakefront is just flat wrong.
stupid and wrong? This is a perfect example of prejudice. When someone decides to pack up and move to NYC, like Madonna once did and countless others in American history….the overwhelming vast majority of them move to live in Manhattan. Why should someone move to a gentrifying area of the Bronx instead? People seek the GZ because there is indeed far more culture there, than can be found in LS. Also, Latino neighborhoods are mostly devoid of any culture whatsoever, since they are lower-middle class and working class. Only an anti-culture hipster would see a bunch of taquerias and dive bars as “culture”, LOL!!!
“It’s not too uncommon for yuppies moving to Chicago to believe “don’t live west of Western” and “if there are Latinos living there, you don’t want to be living there.” Those kind of attitudes are stupid and simply wrong”
PS I get a real kick out of the very successful capitalist enterprise in LS known as “Revolution Brewing”. There are 2 hour waits for people to go there and provide the owner his profits! Gotta love the communist imagery and the company emblem with the raised fist and the red star. The owner is laughing his way to the bank. he could’ve called it American Brewing but he wouldn’t have any customers, that’s LS for you.
It’s one thing to decide where you want to live based on whether it fits your lifestyle or not, it’s another thing to be scared of living around Latinos and avoid the areas where they live because of wrong and misguided assumptions about dirtiness and high crime. If you think that I’m prejudging you as a racist because of your views about Latinos, that I guess that I will have to admit and dislike of people who make decisions based on race.
JJJ-
Sorry you’re stuck in Logan and stuck in your beliefs. I guess I’m convicted in my beliefs too.
See you at the Logan Square Air And Water Show… I’ll drive in from Lakeview.
Gosh, you’re so right. If only Logan Square had an air and water show. Now that’s livin’! We suck.
Gordy-
Who really needs world class urban attractions in a big city? Certainly not you.
Maybe you do suck. But you look “hip”, I bet.
wow this has got to be the saddest argument ever on CribChatter.
and seriously just look at previous bickering and arguments then you see the weight of my “saddest argument ever on CribChatter” staetment
How do you know that people who want to live in the GZ do it solely out of fear? That’s really ridiculous. What’s really sad is someone who makes all their decisions in life based on “anti” philosophy. What kind of person moves to an area with higher crime, lack of culture, where they are a minority…and only does it to prove to themselves (or others) that they’re not racist, as a way to differentiate themselves from their fellow whites, and to make themselves feel better about it all? Ridiculous way to live. Taquerias and dive bars are a waste of time. I wish a Latino who has 3-4 kids, real responsibliity, would come on here and tell us all what they really think of the overgrown adolescents known as hipsters. They could possibly respect them, No. 1 reason being how histpers have all the advantages in life given to them, but they throw it all away to live next door to the 8th-grade educated Latino, based on some hilariously misguided idea that’s living in “culture”. The Latinos would probably cry if their kids ended up like that, living a rejection of what the immigrant aspires to, which is GZ mentality, culture, success, stability, values, etc. not hipster rejection. Immigrants didn’t move to the USA so their offspring could become childless, anti-culture, hipsters. They usually have more pride in their respective races.
“It’s one thing to decide where you want to live based on whether it fits your lifestyle or not, it’s another thing to be scared of living around Latinos and avoid the areas where they live because of wrong and misguided assumptions about dirtiness and high crime. If you think that I’m prejudging you as a racist because of your views about Latinos, that I guess that I will have to admit and dislike of people who make decisions based on race.”
Groove, you’re right. And I participated.
I “go to” the Air and Water Show about once every decade – it’s cool, but not too much to get too excited about that often. By “go to”, I mean watch it from a high rise condo or office outdoor space somewhere in the loop, usually with out of town clients or prospective clients. However, every year I usually hang out on a rooftop deck somewhere on the NW side on the Friday before to watch them practice – I think watching the high speed runs around the city and getting great views of all the different aircraft is a lot better than cramming onto a small patch of sand with thousands of others. Actually, the views of the planes from Logan Square are pretty good if you can get above the trees somehow. Maybe it’s my elitism showing through, but “the real Chicago” and how I like to spend my time definitely does not have anything to do with The Air and Water Show, The Taste of Chicago, shopping on “The Magnificent Mile” and going to get pizza at Gino’s East or wherever or other mass-market crap intended to draw in the tourists from places like Rockford, Oakbrook and Michigan.
I live in Lakeview/LP, because of the walkability to stuff that I like and the school district. You don’t have to live in Logan Square to think that it’s stupid to decide not to live there because it’s dirty and dangerous. There are plenty of legitimate reasons.
“You don’t have to live in Logan Square to think that it’s stupid to decide not to live there because it’s dirty and dangerous.”
that’s like a triple-negative. I’m having a tough time deciphering that.
“it’s stupid to decide not to live there because it’s dirty and dangerous.””
You are saying that if someone decides not to live somewhere because it’s dirty and dangerous, that’s stupid?
“How do you know that people who want to live in the GZ do it solely out of fear? That’s really ridiculous.”
As usual, you’re projecting your racism onto everyone. TB said that all of Logan Square was dirty and full of crime. I pointed out that wasn’t true, and that describing an area where minorities live as dirty and full of crime without any objective support for those statements sounds like coded racism to me.
Anyway, I don’t think that Logan Square is any more full of taco shops and dive bars that Lakeview is similar establishments for fresh out of college white people, and I don’t really care for a lot of those places very much.
I’m not really a big Logan Square defender in general, just in comparison to the cluelessness in the comments to this post.
I’m not going to digress into proving that everything you say is wrong, or repost every objectionable thing you’ve already posted, but suffice it to say that objective stats can refute what you say. this pretty much sums up your racism and projection:
“Lakeview is similar establishments for fresh out of college white people, and I don’t really care for a lot of those places very much.”
clearly, most of these negative commenters just don’t get out much.
You know you can drive down Division between Halsted and Clybourn and not get killed, too, right?
Dan, I think that your schtick is kind of tired, especially the part where you call everyone else racist against the poor maligned white man when they point out your obvious and blatant racism.
My point was that if you’re looking for reasons to dislike Logan Square, the fact that it’s full of “dive bars” is pretty weak when you consider the abundance of drinking establishments all over the North Side. The fact that you differentiate so readily between a place with a Club America flag and a place with a Michigan State flag says a lot about your mindset.
Grove and Gordy are right, and after this I’m done on this argument. I just wanted to point out that we all know what coded phrases like “dirty neighborhoods” mean. The fact that you’re the one standing on the other side of the argument confirms that pretty readily.
“I’m having a tough time deciphering that.”
No surprise there, but I bet that I know some Latinos who would have no problem with it.
JJJ: it’s not coded racism (although often that is Dan’s schtick often enough) it’s classism. It’s all about not living around poor people. seriously, the counts and barons of Europe and the Senators of Rome built their estates far outside the cities to avoid any and all contact with what has been called the hoi polloi.
“Lakeview is similar establishments for fresh out of college white people, and I don’t really care for a lot of those places very much.”
JJJ you’re schtick is boring. JJJ thinks living around white people who have college educations, some with graduate degrees, and various diverse employment is somehow lame. Like there’s no “culture” at a university? Meanwhile, it’s better to live around no college, HS drop-out, or uneducated immigrant Latinos with whom the hipsters don’t even interact. Latinos don’t want hipsters near their families & kids, so there is very little interaction. So, hipsters are stuck in their own little anti-culture hive of dive bars and taquerias with no interaction with the Latinos anyway.
too late now Sabrina but next April Fools could you put a place like this up and say it’s in Lakeview or ELP and see if the comments about the house are any different. I’d bet half the cribbers wouldn’t even doublecheck the address.
What would be the boundaries of the better section(s) of Logan Square? I’ve thought of extending my search into LS, but didn’t know enough about where to focus.
Groove said- “seriously rent an i-go car and explore this large and wonderful city, it is way bigger than your 2mile radius get neighborhood bubble.”
Funny! Is that who is using those funny I-go cars.
ALways liked Logan but when I had a great customer that I spent lots of time at right by Fullerton and Kimball between 1989 and 2000. Things were different back then. The “polish pickup truck” rehabbers were buying everything in sight on those side streets and flipping them for good profit. Many young families were taking advantage of the values and buying the big houses on decent sized lots. Things seemed to be getting better.
Just watch out for stray bullets and gunfire on Fullerton over Cinco-De Mayo and any Puerto Rican holidays.
Green Zone fetishists miss out on 85 percent of Chicago. I can understand how new residents pick GZ neighborhoods because they’re are the most well-known areas. However, there are beautiful, safe spots all over the city (yes, sometimes surrounded by crap) but Chicago has a lot more to offer than “east of Western and North of Roosevelt.”
Just as well: Wealthy, self-aggrandizing douches are just as annoying as hipsters. (Note that I’m not specifically referring to anyone on CC or in this thread.)
EJ – IMHO the boundaries of the better areas of LS are Western, Fullerton, Diversey, Kedzie. That’s just me, though. I lot of the young hipsters live west of Kedzie because – again, my own opinion – there’s more apartment stock there and closer proximity to el.
Responding to an earlier post: There are still a lot of dumpy stores on Milwaukee, but that’s changing, too. There’s a French bakery, a coffee shop, and what looks like another brew-pub or something on Milwaukee, starting at corner of Logan going south.
“I spent lots of time at right by Fullerton and Kimball between 1989 and 2000. Things were different back then.”
Duks was the shyte back then if you were IG folk. I spent many friday nights playing hoops at ICU and doing some wack azz crafts with a girls i was trying to mack on back in the day.
To me kimball and fullerton was way better back then than it is now.
“Funny! Is that who is using those funny I-go cars”
I hope so as it a waste to actually own a car in such a dense area (i.e. GZ) but then again is it a waste as to own a car you provide jobs in the sense of some one has to make it/sell it/wash it/fix it/insure it/provide petroleum for it/break into it/now fix the window for it/claims adjuster it/raise premium it….so owning a car is putting america to work, its your patriotic duty to own a car!
“There’s a French bakery, a coffee shop, and what looks like another brew-pub or something on Milwaukee, starting at corner of Logan going south”
but until when we see a potbelly’s pop up, then we will be able to sing the jefferson theme “moving oooon uuup to the eastside…deeeelux apt in the skyyy”
There is a Potbelly in LS already, Weezy. On Elston and Logan.
“IMHO the boundaries of the better areas of LS are Western, Fullerton, Diversey, Kedzie.”
I’d add northeast of Milwaukee. I like between Fullerton and Logan, east of Calif (not too close to Kennedy), which is partly what I know and partly what I need (SFH, kid friendly). I could see living around Kedzie/Logan if I were looking for apts/condos and didn’t have kids.
But see also Chris M’s post above re Palmer Sq etc for a different perspective.
I’d also recommend the streets between Kedzie and Kimball–Sawyer and Spaulding–from Milwaukee south to Palmer. Larger lots and some nice housing stock within close proximity to Kedzie Boulevard, Palmer Square, and the Blue Line. There are also a couple nice streets west of Kimball, particularly Bernard between Fullerton Wrightwood–very charming street with large Victorian style homes.
“There’s a French bakery, a coffee shop, and what looks like another brew-pub or something on Milwaukee, starting at corner of Logan going south”
“but until when we see a potbelly’s pop up, then we will be able to sing the jefferson theme “moving oooon uuup to the eastside…deeeelux apt in the skyyy””
Potbelly’s is the dividing line for you? The aforementioned french bakery (serving crepes and caneles), a cafe of eclectic artistry in food/drink/community, two gastropubs, a brewpub, a neapolitan pizza joint, a gourmet market, a starbucks and 2 alternative coffee shops, and three sushi places don’t get you there, but a potbelly’s will? (The one at logan/elston isn’t quite logan square in my mind.)
Thank god we don’t have a Potbelly location in the actual neigborhood…
If Elston and Logan isn’t LS, what neighborhood is it?
It is Logan Square but doesn’t really feel like part of the hood with the Kennedy cutting through.
I see your point. It’s kinda true.
Potbelly’s is ok, I wouldn’t kick it out of bed for eating crackers, but if you like sandwiches and live in Logan Square, you should check out Brown Sack. As soon as I met it, I couldn’t stop thinking about it, and even after the (relatively) recent move to a location I have to look up every time I still stop there for a quickie whenever I’m in the neighborhood.
“If Elston and Logan isn’t LS, what neighborhood is it?”
I dunno what it is officially (maybe Lakeview, but since it’s east of Western it’s not LS), but I think of it as XSporTarget View.
I’ll take Gordy’s boundaries for the basic “Best of Logan Square” definition. There are some other little pockets, but if you pull census data, do a drive, or look at crime data, it’s pretty clear where the lines are.
In some spots, you can go a bit south of Fullerton and be okay. Kimball south of the Blvd is kind of a big divider, and Central Park is a no go. North of Logan things are a bit better out to Central Park, but it’s still sketchy the further west you go.
Palmer Square is beautiful, but very small, and sort of an island unto itself.
Oh, and yeah, some folks refer to LS as “The People’s Republic of Logan Square”, because of some fairly hardcore lefty orgs, trying to maintain the status quo, and fight the evil whitey gentrifiers. Those orgs will hopefully go the way of Helen Shiller at some point, but til then they’re an annoyance. Don’t get me started…
Regarding “The People’s Republic of Logan Square,” if you guys want a laugh sometime, check out the Yahoo Groups Logan Square listserv. It’s straight from central casting for continuous gyrations about meaningless issues and theoretical arguments among various portions of the left about how things should be.
“I dunno what it is officially (maybe Lakeview, but since it’s east of Western it’s not LS), but I think of it as XSporTarget View.”
It’s Logan Square…the official east boundary is the river.
“In some spots, you can go a bit south of Fullerton and be okay. Kimball south of the Blvd is kind of a big divider, and Central Park is a no go. North of Logan things are a bit better out to Central Park, but it’s still sketchy the further west you go.”
I agree…if I’m north of Fullerton (but south of Diversey), seeems fine until I get to Central Park. If I’m south of Fullerton (but north of Palmer, maybe Armitage), it seems fine until I get to Kimball.
“you should check out Brown Sack”
I really like Brown Sack but there prices seem a bit high at times. I’m a big fan of their milkshakes though.
Re: “People’s Republic of Logan Square.” It’s so true! I do check out that listserv. I’m both hot and cold to the lefty leanings of LS. It really can be annoying and slows any sort of progress, but then again, I’m happy the LS hasn’t gone the way of Wicker Park.
I’ve always liked Brown Sack, too, but never understood the appeal of the shakes – at least at the old location, they were always made in a blender, not a mixer (as any true shake/malt should be).
I’ll stick with Margie’s.
Ask Malaika if she’s got a great soup made, though. She’ll be honest, and you’ll be set.
I haven’t found the prices at Brown Sack to be too bad, when you consider the relatively low volume, high quality of ingredients and the fact that everything is made to order. I almost always get the special sandwich or a poboy.
“they were always made in a blender, not a mixer (as any true shake/malt should be).”
Really? Whenever I went to the old location they used a mixer…I watched the guy make it.
You clearly didn’t know the WP of yore (before the JP Chases, Urban Outfitters, etc)
“anonny on April 4th, 2011 at 8:17 am
“anti-GOP hate propaganda” Such as? As in anti-Christian hate speech? I’d hardly call Bucktown/Wicker Park a hotbed of lefty activism. “
Agree…the ham/turkey po’ boy is delicious.
Hm, maybe the mixer was broken the day I ordered…
“Really? Whenever I went to the old location they used a mixer…I watched the guy make it.”
“anti-GOP hate propaganda” Such as? As in anti-Christian hate speech? I’d hardly call Bucktown/Wicker Park a hotbed of lefty activism.
Well, you’ve got the grotesque Dov Charney still representing that class of hater/propagandist, and he was also recently sued for sexual harassment by several former employees. I would never buy a thing from that store.
“If Elston and Logan isn’t LS, what neighborhood is it?”
“I dunno what it is officially (maybe Lakeview, but since it’s east of Western it’s not LS), but I think of it as XSporTarget View.”
“It’s Logan Square…the official east boundary is the river.”
[I can’t believe I get sucked into these debates/discussions now:] It’s in the Logan Square community area. Whether you want to call it Logan Square depends on how you’re using the term. E.g., Bucktown is part of the Logan Square community area. Would you call refer to it as Logan Square? Does Logan Sq have a meaning separate from the community area? etc., etc.
“[I can’t believe I get sucked into these debates/discussions now:] It’s in the Logan Square community area. Whether you want to call it Logan Square depends on how you’re using the term. E.g., Bucktown is part of the Logan Square community area. Would you call refer to it as Logan Square? Does Logan Sq have a meaning separate from the community area? etc., etc.”
It’s WestCostCo (aka, Far West Lincoln Park). I thought everyone knew that.
“It’s WestCostCo (aka, Far West Lincoln Park). I thought everyone knew that.”
I thought the costco lands ended at river, no?
“I thought the costco lands ended at river, no?”
Maybe. But the area will be known as “Chick-Fil-A Gardens” soon enough.
New on market!
http://www.redfin.com/IL/Chicago/2527-N-Washtenaw-Ave-60647/home/13449658
“But the area will be known as “Chick-Fil-A Gardens” soon enough”
I’m going to need a new route to costco.
“Seriously, you had better have way more tomatoes and vegetables that everybody uses at good prices before you make a big deal of your organic kale at $15/pound. I have heard that it’s gotten better.”
I walked through the farmer’s market on Fifth Avenue in Park Slope, Brooklyn last week and they had dried pasta for $30 a pound and some hippies selling home made tamales out of a pot. GROSS all around!! Somebody give me a supermarket, PLEASE!
“hippies selling home made tamales out of a pot. GROSS all around!! Somebody give me a supermarket, PLEASE!”
*Supermarket* tamales are grosser. What sort of container would have made the tamales okay? Or was it their hippiness?
“I wasn’t trying to debate the guy, he was approaching people on the street asking them to join him in MN to boycott the GOP convention.”
When my mom went to vote in Brooklyn Heights she showed her registered Republican card as ID. She said the two check-in women (who were openly hostile) were one white, one black and both of them hags.
is the chick fil a going on elston? Do not get the appeal at all to that place. I found the chicken putrid and loaded with msg like taste
It’s horrible how people treat each other these days. Get over your differences in opinion and figure it out.
“is the chick fil a going on elston?”
In front of the Home Depot. How, I do not know.
What is with the hippie bashing folks? They are nice peaceful people not bugging anyone. I don’t get it, if you hate their life style so much why go to a farmer’s market? It is a bit like going to a hunt and then hating every gun owner?!
LOL, found it!: http://www.youtube.com/watch?v=nQalRPQ8stI
“It’s horrible how people treat each other these days. Get over your differences in opinion and figure it out.”
“*Supermarket* tamales are grosser. What sort of container would have made the tamales okay? Or was it their hippiness?”
They had long hair, were handling everything with their bare hands and consuming their own merchandise, chewing with their mouths open.
“What is with the hippie bashing folks?”
Well, they were apparently bothering HD greatly (possibly by protesting the war, possibly by possessing far left propaganda, possibly by just being around, it’s not entirely clear).
PS I think HD was distinguishing accurately between hipsters and hippies, not sure everyone on this thread was.
“chewing with their mouths open”
This *is* inexcusable.
Hipsters typically live off their former hippy parents, who became successful and now are wealthy. They live a fake version of reality which often times would not be possible without the bank of mom and dad bankrolling them. It’s funny how all the former hippies who became rich now want lower taxes. Hypocritical all around.
I like farmers’ markets because I get to see farmers and their offspring. See the fruits of their labor and agricultural know-how.
You know, people who actually know how to grow things, butcher animals, make cheeses, they own guns, they hunt & fish, they truly know how to live off the land — literally. The urban know-it-all liberals, hippies, & the grotesque hipsters who watch the foodnetwork are a fraction of the man/woman the WI, IN, MI farmers are, imho. The farmers have to view the hipsters with the same lens as does the Logan Square Latino with children, one of bewilderment.
“They are nice peaceful people not bugging anyone. I don’t get it, if you hate their life style so much why go to a farmer’s market? It is a bit like going to a hunt and then hating every gun owner?!”
I like Logan Square and spent quite a bit of time walking around there my last trip out, but to be honest, I was expecting more. As the neighborhood grows, I hope the empty storefronts on Milwaukee will fill with businesses people actually need and can afford instead of with too many boutiques and trendy restaurants.
“When my mom went to vote in Brooklyn Heights she showed her registered Republican card as ID. She said the two check-in women (who were openly hostile) were one white, one black and both of them hags.”
Most white liberal women are indeed haggardly. I’m not talking about the teachers who vote D to line their pockets but rather the really active liberals.
They know they aren’t attractive to too many males so they funnel their frustrations into political activism aimed at disenfranchising white males. I know a few artists in Logan Square and let me tell you none are too pretty. Most all of them suffer from white guilt syndrome. The good looking artists tend to live closer in to downtown.
“Those kind of attitudes are stupid and simply wrong,”
I disagree. I had friends that used to live in what is arguably the best part of Humboldt Park. Trash everywhere and random stuff like drug addicts sitting on a corner banging a stick on the ground at 11am. Let’s not forget the one McDs that manages to F up fries, not offer free refills with service like sh_t.
“The urban know-it-all liberals, hippies, & the grotesque hipsters who watch the foodnetwork are a fraction of the man/woman the WI, IN, MI farmers are, imho. ”
One of my favorite stories regarding the organic movement is some article warning about the dangers of unpasteurized (“raw”) milk. They even interviewed some lady who now has failing kidneys and a litany of other long-term health problems resulting from consuming raw milk.
Hate to say she deserved it but it’s Darwinism at work, folks.
Progress like more of the McCondos everyone on this site is now routinely bashing as part of the worst financial ponzi scheme in recent decades?
LS will never be Wicker Park North, way, way, way too many lifers and left-leaning people who dug in there during the 70s and 80s. That was what attracted me…
“I’m both hot and cold to the lefty leanings of LS. It really can be annoying and slows any sort of progress, but then again, I’m happy the LS hasn’t gone the way of Wicker Park.”
What the heck is “the GZ”?
Bob many of my liberal friends are gorgeous. I don’t know what sample you have.
But lots of highly educated women in this country are liberal and usually many of them have better eating habits and work out more. They tend to have better cloths and haircuts too. So I am not sure where you pulled that one off from.
“Most white liberal women are indeed haggardly.”
Miumiu:
My experience and anecdotal observations are the exact opposite of yours. As I am a guy I would trust my opinion of their beauty above yours (no offense).
Fanaticism is not a smart decision in either direction. The fact that someone ignore science and wants to live like caveman is not smart, but neither is consuming foods that are full of pesticides and hormones.
Bob, you are the example of a smart person with very strong ideological biases. You don’t look at data and then try and infer causations and correlations; instead, you have already decided on your doctrine and search examples to reinforce your beliefs.
“One of my favorite stories regarding the organic movement is some article warning about the dangers of unpasteurized (”raw”) milk. They even interviewed some lady who now has failing kidneys and a litany of other long-term health problems resulting from consuming raw milk.”
“you have already decided on your doctrine and search examples to reinforce your beliefs”
Confirmation bias. Isn’t that the the hidden text in the subtitle to CC?
miumiu:
In the case of raw milk it was proven pretty thoroughly she contracted some bacterial infection from the milk. Sure it doesn’t apply to the entire organic movement but she is a great example of how thoughtless and uneducated some people that are drawn into these movements are.
“but neither is consuming foods that are full of pesticides and hormones.”
The amount of damage done from “consuming pesticides and hormes” probably pales in comparison to the damage done from drinking even a glass of wine a day (alcohol is carcinogenic) or even breathing in the not so fresh air in Chicago (re: Fisk, Crawford, State Line & other polluters).
Ha ha – we will laugh as you try to park your SUV on a Saturday night to eat at Longman&Eagle or Revolution. And forget about strolling on over to Lula’s on Sunday morning for brunch… we’ll just peruse the Farmer’s Market and walk on in.
Later Alligators!
I don’t buy this. Some of the people with best longevity drink wine in moderation as part of their diets.
As for the milk thing, I am with you. For the same reason I find the idea of not vaccinating ones kids fanatical too. I think lots of these health decisions are unclear and thus, I tend to air on side of moderation. Actually I read recently in NYT that even too much exercise can cause heart problems which does not surprise me. I cannot imagine it is good for ones body to run marathons all the time if at all.
“glass of wine a day (alcohol is carcinogenic)”
True as usual anon. BTW, I keep getting alerts from MLS for tones of new listings and man some of them have reduced prices quite a bit. It might be CC’s effect but I am getting cold feet. The price cuts are specially true in SL, but I see it all over GZ at least in my alert areas. I think Clio told me to hold off too as SL will go down further. I am so happy our last offer did not get accepted!
“Confirmation bias. Isn’t that the the hidden text in the subtitle to CC?”
Please Don’t move to Logan Square. Please stay east or in the Suburbs where you belong.
Thank you for crapping on where I have happily lived amoungst good human beings for close to 20 years. Thank you for reminding me why I do not live near people like you.
Ed
“I don’t buy this. Some of the people with best longevity drink wine in moderation as part of their diets.”
It’s true, at least if you believe the U.S. Department of Health and Human Services. For most people (esp. non-smokers) the benefits of lower blood pressure and better heart health outweigh the increased risk of laryngeal, oral or esophagus cancer.
But I’d bet if you were to ask 100 people less than 10 would know that alcohol is carcinogenic.
“the increased risk of laryngeal, oral or esophagus cancer.
But I’d bet if you were to ask 100 people less than 10 would know that alcohol is carcinogenic.”
Don’t forget lower GI cancers.
Again it is all about moderation. I doubt the amount of alcohol in a glass on wine even if one drinks everyday a glass is significant enough. For the same reason, we all get radiation through our daily lives, but it is the high doses that cause the real threat.
Getting back to the business at hand:
Are Brentano and Goethe schools on the short list for “improvements” like magnet programs, etc. that would make them attractive to “urban pioneers” with kids?
I’ve never posted before but thought I would share the “problem” with this place as I visited the open house two weekends ago. It has 3 bedrooms upstairs but the bathroom is in one of the smaller bedrooms so they have it set up as a sitting room instead of a bedroom. If someone was sleeping in there than you would have to use the bathroom downstairs to get ready for the night. It would also be hard to jack and jill that bathroom but i’m sure with a good contractor you could get it done. What needs to happen to this place is to build over the kitchen and give a proper master suite or make the sitting room in the master a bathroom. Which wouldn’t be an easy task since that is no where near any of the plumbing in the house.
Creto – I can’t begin to count the number of times I’ve seen an otherwise-acceptable property ruined by ill-placed baths/powder rooms.
One of the most bizarre home-building fads of the past century was the two-story structure with ALL of the bedrooms upstairs, and THE bathroom on the main floor (usually sharing a wall with the kitchen sink). This was apparently a popular style in the early-to-mid 20th Century. I would imagne that most such houses have since been renovated to provide an upstairs bath, and maybe that’s what happened here.
the risk is there with the food we eat; it all relative, same with housing.
—
“But I’d bet if you were to ask 100 people less than 10 would know that alcohol is carcinogenic.”
@ChiTownGal:
Nope, Sorry..We’re all full up on “urban pioneers” over here, and Brentano and Goethe are on the Do Not Recussitate List.
As you were.
So, to paraphrase the Bible, “Suffer, little children.”
Oh come now ChiTownGal all us regulars here know you aren’t nor haven’t been a regular at church for quite awhile. But in any case anything you’d like to confess?
On 4/4 I said, “I predict this one will go soon, and for not less than 10% of ask.”
UNDER CONTRACT!
Let’s see if the other half of my prediction comes true, as well.
and, while we’re at it, there’s an incredibly untouched-for-decades 4-flat plus 2-flat-in-the-back brick apartment building ON THE BLVD for 799k. Needs LOTS of work, but if I had endless money, THAT’S what I’d be chomping at the bit to get my hands on…
http://www.redfin.com/IL/Chicago/2555-W-Logan-Blvd-60647/home/13450657
“UNDER CONTRACT!”
Yeah, I saw that as well and not too surprising to me either. Anyone go the 2527 Washtenaw open house?
“logansquarean on April 18th, 2011 at 6:26 am
…and, while we’re at it, there’s an incredibly untouched-for-decades 4-flat plus 2-flat-in-the-back brick apartment building ON THE BLVD for 799k….”
I’d be very curious what the lease situation and the actual condition of the building is, but this looks like it could easily have $8000 in rent coming in a month already. It could need a ton of work, though, so who knows.
“Anyone go the 2527 Washtenaw open house?”
That house is near me, and I was at the open house from the LAST time it sold, back in 2005? Lots of stairs. Lots and lots of walking up and down and up and down. The building seems to be short, so you can’t get much more than 2 rooms on each level. Not sure they ever should have deconverted it from a 2 flat back in the 90’s. IMO, for the area and in this market, they’d do better starting at like $499. We’ll see.
Re: the one on Logan boulevard, I can tell you that I’ve lived in the area since forever, and I don’t think i’ve ever seen ANY work going on there at all. No tuckpointing, no roofers, no nothing. But, you could do the old “upgrade it one unit at a time” rehab, I suppose.
Please look at the low taxes on this pad. You will not break the bank on this home. The neighborhood is great and you are close to Target and a movie theatre. The neighborhood is loaded with families and a beautiful catholic church.
The 94 e-way is close but not too close. Elston Avenue is close by with its stores and restaurants and you can walk there in the spring/summer time. This area is a gold mine. I am a life long Chicagoan and I know my shit. You will find more petty crime in Bucktown or LP than you will find in this neighborhood. At a price in the $400K+ range, this house will be a great investment.
Finally, the neighborhood is quiet, the people are friendly and the smart money is moving into this pocket of Logan square. Be part of the smart money.
not under contract any more.
🙁
“I think that this house sells at $470k.”
It just sold for $465k.
See: market is hot, bottom is in. $465,00 with 20% down requires a $93,000 down payment. As shown above there the CPS school is no good and the household income required to service the mortgage is over $100,000 per year. The sidelined buyers are coming out of the woodwork to buy, even the last of them are jumping in. Bottom is in. This is a great home for the well-heeled above average buyer. They’ll be extremely happy with their purchase. Congrats to them!
“market is hot, bottom is in”
As the logan area posters suggested, this was priced about right for the current market in logan (which I don’t think of as appreciably different from the market last summer either up or down, although there aren’t that many data points to tell). Farmers market has been great.