If They Build It, You Will Buy It: 6 Bedroom SFH at 1500 W. Oakdale in Lakeview
Since the overall market is so slow, thank goodness there is new construction to chatter about.
This new construction 6-bedroom single family home at 1500 W. Oakdale in Lakeview came on the market last month.
The sister property next door (1502 W. Oakdale) was also built at the same time but that house is not yet on the market.
Built by Jasper Builders on a standard 25×125 lot, three of the bedrooms are on the second floor, two are in the lower level and one is on the third floor.
It has radiant floors and the usual new construction finishes such as granite counter tops in the kitchen.
There is a deck on top of the garage.
Is Lakeview destined to have block after block of similarly built million dollar mansions in the years ahead?
Denny T. O’Leary, one of the builders, has the listing. See the pictures here.
1500 W. Oakdale: 6 bedrooms, 6 baths, 5000 square feet, 2 car garage
- New construction
- Currently listed at $1.699 million
- Taxes are “new”
- Central Air
- Bedroom #1: 18×15 (second floor)
- Bedroom #2: 12×11 (second floor)
- Bedroom #3: 16×11 (second floor)
- Bedroom #4: 18×12 (lower level)
- Bedroom #5: 12×11 (lower level)
- Bedroom #6: 17×15 (third level)
- Family room: 12×18 (main level)
Do folks find this general design typology attractive? I don’t understand the appeal.
IMO, these look like cheap, tacky McMansions, and are far worse (at least visually and urbanistically) than the buildings they replaced.
I get that the builder is the listing agent, but why oh why, won’t he he spend a little $ and hire a real photographer to help sell his $1.7MM house?
I’ll register my semi-weekly opposition to this sort of place being classified as a “mansion.” It’s a nice, big house.
For a place that’s never been lived in, and has a better location than many $1.5+ mm SFH’s recently discussed on CC, it seems like it’s a pretty decent deal.
They build these because they are large, easy to build, and they look nice. They’re not architectural marvels, they don’t require skilled builders or woodworkers, just cheap laborers. The plans are cheap and they’re everywhere. It’s similar to suburban tract housing; except that in the city they build them one lot at a time. LIke somebody here once wrote, people are willing to sacrifice exterior looks to find a property that suits their interior needs. And when your interior needs are ‘new & big & lots of rooms’ then the sacrifice made becomes the home looks like a ubiquitous tract home mcmansions that fill up most of the lot line. Gone are the days of the 1,800 sq ft well crafted new construction tudor/cape cod (which is what an upper middle class family would have bought in the 40’s; and now it’s junk like this that will eventually someday become tenement housing for the lower classes as the rich flee the cities.
Either the pictures are terrible or this place looks cheap on the inside. I think it’s both though.
“and now it’s junk like this that will eventually someday become tenement housing for the lower classes as the rich flee the cities.”
Ahhhh – it’s refreshing to see this bright and optimistic side of HD!!!
Except for the top-level thing that looks like siding, the facade is pretty nice. On the older prewar brownstones, greystones, etc. only the facade had any merit or beauty. The sides of those older properties that everyone swoons over are standard Chicago brick. I don’t know why builders don’t just spend some money and use limestone on a facade, that copies the older buildings that everyone loves so much. Instead they use red brick.
The interior is pretty basic, but what else are McMansion builders supposed to use? Those are real plank hardwood floors, are they supposed to do something else besides drywall? the faucets are stainless steel, what else should they be? Toilets are porcelain, what else is there to use? Etc. Etc. Etc.
What’s the alternative to the Mcmansion look? using what other processes or materials?
“What’s the alternative to the Mcmansion look? using what other processes or materials?”
Built-in cabinetry, designer light fixtures, fireplace mantel, wood paneling, wood (non-painted) doors, inset cabinets, cased openings, 8′ doors
These things cost money, and may not be best for the builder of a spec home. But it does address your question.
good list, we should compile one.
Basically…contrast the Theo Epstein house pics with this home. This home could look _similar_ for another 500k and about an extra 3-6 months of construction timeline.
“Built-in cabinetry, designer light fixtures, fireplace mantel, wood paneling, wood (non-painted) doors, inset cabinets, cased openings, 8? doors
These things cost money, and may not be best for the builder of a spec home. But it does address your question.”
yes but it still looks like a run down elementary school on the outside.
Plus it takes up every square foot of the lot which is my biggest irk factor when it comes to new crapstruction.
“yes but it still looks like a run down elementary school on the outside.
Plus it takes up every square foot of the lot which is my biggest irk factor when it comes to new ”
Agreed. I was just addressing what could be done to make the inside nice.
looks cheap inside, dime a dozen. blah blah blah…Seriously though hire a stager and get some decent photos if you are going to try and move a property at this price.
the Theo house: http://www.redfin.com/IL/Chicago/3618-N-Greenview-Ave-60613/home/13384670
Just curious, but when you see that kind of wall paneling in Mcmansions, is that real wood? is it pine? or MDF? I noticed that the baseboard at the Union League club is marble, also they used marble in the reno at D’Amato’s bakery, it looks great. (Union League club has wood paneling, stained brown)
meant: marble baseboard trim at D’Amatos.
“Just curious, but when you see that kind of wall paneling in Mcmansions, is that real wood? is it pine? or MDF?”
McMansions don’t have real wood paneling – they have applied moldings. The Epstein house appears to have wood paneling. No MDF – too soft, a piece of furniture can dent it. Could be pine, poplar (good for painting), oak or maple.
Applied moldings are strips of molding placed on top of the drywall to simulate paneling. These can be MDF or wood. Here is a sample.
http://www.flickr.com/photos/53331194@N07/6697723941/
or
http://aconcordcarpenter.com/wp-content/uploads/image-import/_0vuJZhliRZA/TBuCoBO5HZI/AAAAAAAAJZo/14AnHABX-EM/s1600/122.JPG
There’s a huge difference in cost and impact of wood paneling vs. applied molding
Jesus, Clio, you are dense.
andy – explain your post
How many times do people have to tell you to stop bringing up oak brook?
“contrast the Theo Epstein house pics with this home.”
Theo paid double what this house is listed for. Just over $3 million. Bigger lot as well.
“How many times do people have to tell you to stop bringing up oak brook?”
Thank you Andy. I’m so tired of that town.
“Thank you Andy. I’m so tired of that town.”
You can’t look at real estate in isolated pockets and get a good understanding of the market. You have to know what is going on all around chicago to understand real estate in chicago. This is the classic thinking of an uneducated person. I need to move back to Boston or California – Chicago will NEVER be as good as the coasts because the people here are so god damn stupid (and fat and ugly).
Yeah- because they’re in such great shape in Fresno and Modesto too.
ha! ha! Clio. Whatever.
You yourself have always said, “location, location, location.” Why don’t we compare Englewood to West Town then? Or Libertyville to Edison Park? It’s absurd to say Oak Brook has ANYTHING to do with what is going on in Chicago real estate in, say, Lincoln Square.
So it’s been proven time and again the demographic for this area is having 1 or 2 children at most. 6 bedrooms? Maybe the builder IS “progressive”. The ratio of Mexican restaurants here is rather peculiar.
And just once I’d like to see some really beautiful plush CARPETING in the living room instead of cold-looking, slippery wood. Never understood the appeal of bare floors in the “social” areas of a house.
Ornate “plaster” moldings for residential applications are often cast plastic, glued on surface, and painted. Inexpensive, and not easily distinguishable from plaster work by consumer.
Our 1930s colonial house has a long wall of painted wood wall paneling, divided into panels separated by raised molding, The wall asembly noticeable swells and shrinks with the seasonal moisture changes, stretching the paint at joints. Most panelized wall panel these days is assembly from cast plastic molding strips glued to wallboard and then painted. Most consumers can’t distinquish difference. (Unpainted panelized wood paneling has same movement, but it’s difficult to detect.) Almost all wood paneling these days, including in very expensive office lobby build-outs, is book-matched veneer board, using very thin layers of hardwood as finish layer.
For new residential construction, “engineered wood” flooring is mostly used. “Brazilian Cherry” sold by Lumber Liquidators seems to be a favorite. Engineered wood has a thin veneer; two refinishings and the veneer will probably be worn-through.
Mini-McMansions like this house are relatively easily and inexpensively constructed by small contractors, and the materials can be easily sourced from a local lumberyard and Home Depot/Lowes. Most buyers don’t see past the “wood floor/white molding/granite counter/stainless steel appliances” and think they’re buying quality if developer includes a Viking-like range, Sub-Zero-like frig, and Ann Sacks-like backsplash and bathroom tile. Throw in a Toto toilet, and the buyer thinks it’s a quality product, but it’s about $15,000 in upgrades w/contractor discounts..
3 of the 10 pics are of hallways. What were they thinking?
“I was just addressing what could be done to make the inside nice.”
at 1.6mil we should be addressing anything that price and that far west it should already be good to go.
on a side note it look more like a mini mental institution that run down elm school dont ya think
” Most buyers don’t see past the “wood floor/white molding/granite counter/stainless steel appliances” and think they’re buying quality if developer includes a Viking-like range, Sub-Zero-like frig, and Ann Sacks-like backsplash and bathroom tile. Throw in a Toto toilet, and the buyer thinks it’s a quality product, but it’s about $15,000 in upgrades w/contractor discounts..”
So what would be an example of quality and what should they look for instead?
This is over priced and over built for the location with a corner lot overlooking the Lexus SUV runway for stay at home mommies idling down the block waiting to send their kids to yet another non CPS school.
I believe the former owners of zum deutschen eck lived at this location.
City of Chicago
Contract Totals for condo/th/sfh
12/1/xx – 1/15/yy attached detached total
11 12 1,379 1,087 2,466
10 11 1,126 876 2,002
09 10 1,436 1,261 2,697
08 09 843 740 1,583
07 08 1,542 615 2,157
06 07 1,920 818 2,738
05 06 2,212 1,038 3,250
04 05 1,782 1,102 2,884
Chicago contracts condo/th/sfh 1/1/xx-1/15/xx
2012 797
2011 690
2010 705
2009 522
2008 664
2007 942
Lincoln Park/Lake View/Near North contracts condo/th/sfh 1/1/xx-1/15/xx
2012 141
2011 135
2010 132
2009 102
2008 134
2007 224
Thanks G – Contracts are up over the past 4 years. I think this “trend” will continue into the spring market.
Yep. That means as these things fill up blocks that none of them will have much natural light inside.
IMO that’s psychologically damaging, people need light. I know these usually have decks, and decks are sweet – but nothing negates a brutal winter weekend day like sunlight pouring in every window.
“Plus it takes up every square foot of the lot which is my biggest irk factor when it comes to new crapstruction.”
“Most panelized wall panel these days is assembly from cast plastic molding strips glued to wallboard and then painted.”
Is this what the Theo house has (bottom 1/3 of the walls)? That would explain why all the panels in the mcmansions are always white, and never brown like at the Union League club, which are obviously real wood panels. Is this correct?
“For new residential construction, “engineered wood” flooring is mostly used. “Brazilian Cherry” sold by Lumber Liquidators seems to be a favorite. Engineered wood has a thin veneer; two refinishings and the veneer will probably be worn-through.”
Are you sure? I know condo towers use engineered wood over the steel/concrete structural floors because the engineered wood is thinner. But in SFH’s don’t they use real planks of 3/4″, like i.e. Red Oak select or better, etc.?
Lastly, where are all of these “cherry trees” (besides Brazil)? I can’t say I’ve ever even seen one outside of Italy, where they aren’t cut, they are used for fruit. What’s the deal on cherry wood? How can they get so much for cabinet doors, etc.??
thanks
Is this what the Theo house has (bottom 1/3 of the walls)? That would explain why all the panels in the mcmansions are always white, and never brown like at the Union League club, which are obviously real wood panels. Is this correct?
No; I believe that Theo has real wood paneling and wainscot handcrafted by carpenters. It is impossible to tell from the pics, but that is my opinion. I would not refer to his house as a “Mcmansion”. It looks like a beautiful home and does not deserve the negative connotation associated with McMcansion.
Here are a couple more pics. Both of these wainscots are maple. One is stained dark the other is painted. Again, not what I would associate with a McMansion.
https://picasaweb.google.com/lh/photo/6EKEIXaMQNgBobpicU97KwNovwyORPBSO7WYkhVSo2k?feat=directlink
https://picasaweb.google.com/lh/photo/dQIvPtGu5M8-xRqtjKahzwNovwyORPBSO7WYkhVSo2k?feat=directlink
‘So what would be an example of quality and what should they look for instead?’
Easy no-brain check list –
-fireplace: The firebox should be masonry (maybe a nice herringbone pattern), not a cheap metal insert.
-chimney: You should see only brick from the outside, not an inexpensive metal pipe.
-windows: Proportioned to the scale of the house, and not aluminum clad. Ask yourself if 7 ft high stock French doors work with 10/11 ft ceilings? Probably not. Custom sizes/quality cost more.
-stairs: The balusters should rest on the steps themselves, not on a flat drywall stringer.
-cabinets: The kitchen cabinets doors should be inset to the cabinet frames with visible hinges (for classic styles), not overlay doors. Cabinet doors should be 1 1/4″ thick, not the cheaper 3/4″… same for the cabinets themselves.
-painted cabinets: solid maple or laminate? Hand painted or sprayed? Actual divided glass doors, or applied mullions.
-on and on…
This house is listed at $1.7 MILLION… as in real money, as in the biggest purchase you’ll probably make in your *entire* life, brought to you by the friendly folks at Home Depot. I’m amazed that garbage like this will probably sell, but who’s the bigger fool… the one building crap like this, or the one buying crap like this?
“Lastly, where are all of these “cherry trees” (besides Brazil)?”
1. Brazilian “cherry” ain’t really cherry. From Wiki: “Although Jatoba is sometimes referred to as Brazilian Cherry or South American Cherry, it is not a cherry tree”
2. Read this: http://www.finewoodworking.com/pages/w00156.asp re “tru” cherry.
“but nothing negates a brutal winter weekend day like sunlight pouring in every window.”
reason i will take a wide lot instead of a long lot.
““but nothing negates a brutal winter weekend day like sunlight pouring in every window.”
reason i will take a wide lot instead of a long lot.”
What about a corner lot? With a south facing side?
Not a fan of a 25 ft corner lot
Too much risk for someone to tag your brick, litter your property and lack of privacy
I’m ok with it on a 50ft lot as there is some buffer
Price is way too high on this for basic finishes
I’d take a house on a busier street with a backyard over a bigger corner lot with a side yard, or in some cases, no yard at all. I’ve considered the issue extensively too.
”What about a corner lot? With a south facing side?”
corner lot is a compromise if a wide lot is not available. corner lots get traffic on two sides and foot traffic, plus extra walk to shovel, people parking on two sides. a wide lot gives privacy plus noise buffers from buildings on each side.
“I’d take a house on a busier street with a backyard over a bigger corner lot with a side yard, or in some cases, no yard at all. I’ve considered the issue extensively too.”
yep freeway on/off ramps are as busy as they get
ChiTownGal (January 17, 2012, 5:53 am)
And just once I’d like to see some really beautiful plush CARPETING in the living room instead of cold-looking, slippery wood. Never understood the appeal of bare floors in the “social” areas of a house.
You can carpet after the fact. Carpet is unsanitary in my opinion. The amount of dust that gets trapped in it is really foul