Is It Logan Square or Lakeview? A Loft at 2806 N. Oakley
This 1-bedroom timber loft at 2806 N. Oakley is technically listed as being in Lakeview on the MLS.
However, if you look at a map, it is certainly located closer to Logan Square than, say, Wrigley Field. (And I’m labeling it as Logan Square for the purposes of this chatter.)
This top floor unit has a balcony with views along with extra tall ceilings common in authentic lofts.
The kitchen has granite counter tops and stainless steel appliances.
The loft also has central air and an in-unit washer dryer.
Yes, the unit below this one, Unit #305, is also for sale. That one is a short sale and it’s listed considerably lower at $219,000 including the parking.
Daniel White at Dreamtown has the listing. See more pictures here.
Unit #405: 1 bedroom, 1 bath, 1032 square feet
- Sold in April 2004 for $246,500
- Currently listed for $259,000 (includes the parking)
- Assessments of $142 a month
- Taxes of $2366
- Central Air
- In-unit Washer/Dryer
- Bedroom: 15×13
Perfect for the:
(1) Avid bowler (Rock and Bowl)
(2) Congestion lover (Elston intersections)
(3) Shared rooftop aficianado
(4) River stank connesuir
(5) Section 8 proximity insister (can’t think of a better word here)…
I didn’t even know that Oakley did this strange loop here.
No clue what to call this area because it has none of the pros of either Lakeview or Logan Square. An argument could be made too that it is Avondale?
Hi. I looked in the MLS. It is actually listed as Logan Square (not Lakeview).
Walking distance to Costco!
“I didn’t even know that Oakley did this strange loop here.”
Funny thing is, according to the City, it’s Wolfram on the E/W leg. And at the corner, heading north, it’s Claremont.
As for the area, I’d propose WestNorthCostCo.
Another McCrapBox built during the boom. Sure the PPSF is reasonable when you think Lakeview but then:
1) Not Lakeview. Not West Lakeview Either. Not North Center. This is across the river north of Diversey–this is Avondale community area.
2) Wooden floors & not top floor = creeks from neighbors above.
3) Non-full height bedroom wall = noise/smells/no true privacy from living room.
No thanks.
Oh I see it is unit 4, so potentially a top floor unit. If true scratch out my #2 above but the others still hold.
Based on another listing that I saw, it is a top floor listing. HOWEVER, noise from above still applies because the common roofdeck is above you. Not that this is as troubling as a neighbor above, but it is still annoying and means you don’t get “penthouse” pricing IMO.
“Is It Logan Square or Lakeview?”
Gotta be Lakeview if anything, right? It’s no more atmospherically part of logan than lakeview, and lakeview is the “technical” area.
Any neighborhood with costco in the name is good for me, but it may be one of the stores for which walking distance (not that it’s that close from this place or a nice walk) is least useful.
DZ is obviously reading impaired. This condo is located within community area 21 – Avondale.
What are those metal rails on the bedroom ceiling?
“This is across the river north of Diversey–this is Avondale community area.”
While I agree with you technically (can’t be LS if it’s N of Diversey), I wonder about using the term “community area” to describe this location.
Then again, I recently had a friend from RV tell me that the fitness club over there is their closest option, so they consider the corner of Logan and Elston to be “Roscoe Village.”
“DZ is obviously reading impaired. This condo is located within community area 21 – Avondale.”
Thanks, Bob. Apologies for any bother I have caused.
Whatever community area or neighborhood this officially resides in, at the end of the day, this is a lackluster 1/1 in a crappy location for $260k. Pass.
“I recently had a friend from RV tell me that the fitness club over there is their closest option”
Funny, I would have though the one (also an XSport) at School/Ashland or the YMCA just north would be closer for most of RV, tho perhaps less convenient.
You can park for free at the XSport on Ashland and it’s pretty easy to get to.
This location sucks, congested AND car dependant, I thought it was 260k for a 2 bedroom 2 bath, but then I saw it was a 1/1 and gave out a hearty guffaw
This isn’t a very good location, I’d agree – IMO this entire development was basically an attempt to piggyback on to the much older condos that have river frontage.
But without an actual view of the River and considering you aren’t walking distance from much (at least not yet) I’m not sure who the target demographic really is.
I’ll look at my neighborhood poster when I get home, but I wonder if this development actually resides in one of the totally free-for-all zones, I think Lathrop confounds those neighborhood map designers quite a bit.
why do these photos all look like CGI or Photoshopped to me?
I didn’t even have a liquid lunch….
“I’ll look at my neighborhood poster when I get home, but I wonder if this development actually resides in one of the totally free-for-all zones”
Dreamtown’s poster has it as part of the Elston Industrial Corridor (but has Logan going north to Belmont for its full width)
Ork Designs has it as Bucktown
All 4 versions of the bigstick map appear to have it in the white no-hood zone, but it’s hard to tell bc they put up hi-res images of it.
“Dreamtown’s poster has it as part of the Elston Industrial Corridor (but has Logan going north to Belmont for its full width)”
LOL! The Iraqi Information Minister’s map has no Americans in Baghdad, either.
The interior decorating of this place is of sad rental quality as well.
And how useless is that fireplace? I’d rather have the space for a potted plant…
That little triangle, east of Western, north of Diversey and west of the river is a curious little oasis. It’s actually kind of like a little gated/culdesac community north of Oakley. I’ve been meaning to “accidentally” get lost in that whole subdivision there, or wander through on my bike. From the satellite pics, it looks like there are some nice properties with little yards, overlooking the river. It looks like it’s fairly protected on all sides, if you’re in a block from Diversey or Western. Nonetheless, the price of this unit is way over the top. Let’s see what it does…
“I’ve been meaning to “accidentally” get lost in that whole subdivision there, or wander through on my bike.”
been there & done that, it’s not as interesting as you’d think. the river access is gobbled up by only a few developments.
my biggest problem with this address is being reliant on Diversey & Western to get *anywhere* – that intersection backs up up to a half mile in all directions many Saturdays…
It’d be neat to create a river harbor there, and install bubblers like they have at River City to allow boats to dock year round. I think that’d spruce up the area mighty quick.
^^^Yeah because that worked out real well for River City’s condo valuations.
Living on the River should be a negative… seriously… since when is a windy and stinky dark green strip of water considered a selling point?
Bob – the slips themselves seem to have held up in price (they are individually sold from the condos by the building). I’d say around 2001 they were ~30k. Quick search shows rent of 3k for the season, 5k for the year there.
Sonies: I’d believe that riverwalks generally are preferred in most areas or having a river near by. Of course, it would help if the clean up of the branch of the river there was farther along. I always thought it was a shame we didn’t have a full blown commercial / cafe strip ala San Antonio. Which is also a fairly still, green strip of water.
WTF!!!!!!!!!!!!!!!
THIS IS A 250K ONE BEDROOM AND THE BEDROOM DOESNT EVEN HAVE A WINDOW. ARE YOU F’ING SERIOUS? 250K? ITS A 1BR!!!!!!!
I NEED TO GO TALK A WALK, I WILL BE BACK
“Of course, it would help if the clean up of the branch of the river there was farther along. I always thought it was a shame we didn’t have a full blown commercial / cafe strip ala San Antonio. Which is also a fairly still, green strip of water.”
For all of the faults of SA’s “river” walk, I don’t believe that they use is as part of their sewage treatment process. Until MWRD starts disinfecting the sewage dumped in the river (one inlet is just north of Lawrence on the east bank), there’s *noway* the Chicago River can possibly be actually nice. The bio load (and resulting low O2 content) just kills the river as a habitat.
TOOK A WALK CAME BACK AND STILL TYPING IN CAPS…WTF…250K 1BR WITH NO MOTHER F’N WINDOW IN THE BEDROOM.
” I always thought it was a shame we didn’t have a full blown commercial / cafe strip ala San Antonio. Which is also a fairly still, green strip of water.”
Yeah San Antonio’s “river” is about 6′ wide and they don’t dump waste in it or use it for actual boating.
Sorta off topic wtf is up with these kayak tours of the Chicago river? like seriously don’t people know how nasty the water is? its not like you’re in a boat where you don’t get wet, you’re in a friggin kayak!
Why would one buy a 1BR in that location, near no mass transit, with no windows in the BR, for that price when one could get a 1BR in a good Lincoln Park location near transit, with luxury features like *windows* in the bedroom for well less than that? I live in a LP high rise directly across from the park know of a couple such units in my building.
“I live in a LP high rise directly across from the park know of a couple such units in my building.”
But do they come with a tp dispenser on the kitchen island? That’s gotta be worth 20 or 30 thousand right there.
I tried to post this earlier…
I’m a Realtor with Keller Williams. I just checked this out on the MLS. It is *not* listed as Lakeview. It is listed in Logan Square (as it should be).
So while the controversy about the neighborhood is settled. What’s not settled is that $250K for a 1 bedroom in Logan Square is insane. $250K for a 1-bedroom in Lakeview and/or Roscoe Village will have trouble selling these days.
There is no debate here. This is Logan Square. It is assigned as such in the MLS and all the other listings in the building have also been assigned as such. For further proof the tax records show it in census tract 2201, which is community area 22 – hence Logan Square. Amusingly, it is closer to Avondale and North Center than Lakeview. In fact, a crow would have to fly over North Center to get to Lakeview.
Where do realtors come up with this stuff?
“Where do realtors come up with this stuff?”
Probably when they realize that if they have any prayer of selling this property at their client’s ask, they’ll have to lie like a rug?
“Amusingly, it is closer to Avondale and North Center than Lakeview. In fact, a crow would have to fly over North Center to get to Lakeview.”
And it’s also closer to LP than LV, which (LP) would be a easy alternate route for a crow concerned about ATC over North Center.
The realtor says, “Location at at the edge of West Lakeview and Logan Square speak to knowledgeable buyers who understand where Chicago nightlife and convenience is shifting.”
So you must all lack knowledge!!!
“There is no debate here. This is Logan Square. It is assigned as such in the MLS and all the other listings in the building have also been assigned as such. For further proof the tax records show it in census tract 2201, which is community area 22 – hence Logan Square.
Where do realtors come up with this stuff?”
Gary, are you saying that properties north of Diversey are also part of Logan Square?
When I read your last sentence I thought the same thing of your post.
http://www.csu.edu/cerc/documents/ChicagoCommunityAreasMapWithCensusTracts2000-NIPC.pdf
This house is in Avondale as it is north of Diversey, unless has that map linked above changed since 2000.
“This house is in Avondale as it is north of Diversey, unless has that map linked above changed since 2000.”
Dude, you trusted the map w/o looking closely enough–they drew the boundary b/t Logan and Avondale based on the Community Areas only–this patch east of Western is in 2201, which *is* part of Logan.
Basically goes to the point that it’s a non-hood.
Its not my misinterpretation the map is wrong as the coloring for this part of census tract 2201 clearly reflects the coloring of Avondale tracts. Fine its 2201 technically Logan Square, but if we’re trying to hype RE valuations why not just pick another arbitrary neighborhood thats close by and call it Lincoln Park?
Its a heck of a lot closer to Lincoln Park than Lakeview!
Yeah, the coloring in that map is off. I’ve got a bunch of these maps in better detail on my site – e.g. Logan Square: http://lucidrealty.com/logan_square.htm
You can click the map to go to a larger view and click that view again for a full scale view.
threadjack
So I found a place that I am very interested in. It has everything I want and I really love it. The only issue is the lot is 22.3′ wide. This isn’t an issue for room sizes because the house is built on the north most property line, so house is as big as a house built on 25′ lot. So there is literally less than an inch between the north exterior wall and the neighbors property line. But it seems weird that in order to access the exterior north wall I need to go on the neighbors property. Does anyone have any experience with this? I already talked to the neighbor whose property I would need to go on to access that exterior wall and it is a super nice old lady that has lived there for the past 35 years. But if she sells (well I imagine her kids would need to tear her out of there at this point) what potential issues could I run into if the new neighbor is an ass? I guess I could just make sure to buy the place if the time comes …
/threadjack
B-Is the house brick or frame? How far is the neighbor’s house from the subject property?
The house is frame. The house is at least 4 feet for either neighbors.
There are some very strong points in this place that a first time buyer would really appreciate and should not be overlooked.
*Parking included *Central Air *W/D in unit *Seems to be in a fairly decent shape with beautiful HW floors and exposed beam wood ceilings *larger kitchen with more cabinets than are usually in loft spaces *Ice maker..’upgraded’ refrig *seems to be freshly painted with a nice color palatte *Ceiling fans and deco lighting *balcony space with large window above door balcony (additional lighting for LOL “non full height bedroom walls” (Bob, this is also known as a STANDARD feature of a true loft!!) *Large closet in bdrm. and hallway* NICE rooftop space (which most likely are pretty soundproof with that high a ceiling) LARGE rooms….1032 sf for a one bedroom is pretty spacious for Chicago lofts *fireplace could be considered an asset, esp with Chicago winters.
As far as exactly which neighborhood it is in (what would CC posters do if they could not argue over which section of the city a particular property is in?) what the f*%# does it really matter? Are there any real differences between the areas that it ‘might’ be located in? I mean, it is not like like these areas are “really” that different that the next in this section of Chicago.
You should ‘guessestimate’, at current pricing, for a good shape unit a studio SHOULD be in the mid $100’s, a one bdrm SHOULD be priced in the mid $200’s, a three SHOULD be in the high $200s to lower $300’s.
So, overall this would be a pretty nice place for a starter property, first time buyer type. Isn’t one of the attractions to living in Logan Square (& surrounding areas) availability of nightlife geared to younger ppl?
As seen through a renovator’s eyes…I have always thought of ALL possibilities in every purchase:
*Should one have enough cash and it was permitted, purchase both units….both priced decently considering the lower unit is a short sale…and combine them for a ‘penthouse duplex’. Price involved to do so would be depending on how much you would want to do…stairs (easy to do in these lofts), remove one kitchen and close off the entrance utilizing hallspace, ending up with a 2100 sq ft two/three bdrm/2 bath, family room and dual balconies.*
In other words, I would think this place, for the condition and space you would get, would be a possibility for a starter home.
B
could you elaborate on the perceived problems you might encounter on the zero lot line property? What would you need to do that you would need access to the north wall?
I am very experienced in this type of situation having owned many properties in NYC where there is NO space on three sides of most buildings. I really have never encountered any types of problems with neighboring properties. A bit of honey laced in any request to access the wall goes a long way. In a time of never speaking to your neighbors, I realize the prospect of communicating with your neighbors is sometimes troubling, but I really don’t see why you would be concerned??
What am I missing?
“As far as exactly which neighborhood it is in (what would CC posters do if they could not argue over which section of the city a particular property is in?) what the f*%# does it really matter? Are there any real differences between the areas that it ‘might’ be located in?”
It matters for this place because it’s in a total non-hood and is hilarious because the realtor tries to call it Lakeview.
Also I don’t agree at all that 1br places should all generically be mid-200’s.
Well, (some) realtors sure seem to put a lot of effort into graying lines for something that doesn’t matter. Seems like you should be putting this question to them.
“As far as exactly which neighborhood it is in (what would CC posters do if they could not argue over which section of the city a particular property is in?) what the f*%# does it really matter? Are there any real differences between the areas that it ‘might’ be located in? I mean, it is not like like these areas are “really” that different that the next in this section of Chicago.”
“It matters for this place because it’s in a total non-hood and is hilarious because the realtor tries to call it Lakeview.”
So if it is indeed in a non hood, why would the buyer care if the unit is in as good a condition as this place is? The days of actually caring where you are living for the sake of saying you live in ________ are about over. Proximity to Logan Square should be enough??
“Also I don’t agree at all that 1br places should all generically be mid-200’s.”
I am not insisting that ALL 1 bdrms should be generically priced at mid 200’s. I am using this as a *basis* for what first time buyers should *expect* to pay for a unit in good to great condition (such as this unit).
Personally when I was still buying places for rehabs, I had a set system in place (successful system) that I would use to estimate what I would have to invest in time and $$$ and what would be my profit. Since this is a unit that is in move in condition, I would advise using a similar system for a new buyer.
Suggestion only, not a defined rule of home buying.
skeptic, I agree that realtors do this commonly in an attempt to boost a places value. An educated buyer (more common nowadays) would not pay any attention to blurred lines of location location location instead they are paying more attention to condition of the place they are interested in with L L L coming in second place.
But I say this as it pertains to Chicago RE market…what does it really matter any longer? A good value as it pertains to the condition SHOULD override the LLL factor.
westloopelo, the day I start seeing LP addresses marketed as Logan Square ones will be the day it doesn’t matter.
I won’t hold my breath.
“Isn’t one of the attractions to living in Logan Square (& surrounding areas) availability of nightlife geared to younger ppl?”
I don’t know anyone (that isn’t brokehipster.com type) that volutarily goes drinking in Logan Square, then again i’m not really 21 anymore myself…
you can always change the condition of your home, granted its not a good idea to buy a place that needs tons of work unless you’re prepared to do so, but wouldn’t you say its a lot tougher to change the location of your property is it not westloopelo?
B, interesting question. Sounds like a rare opportunity for a RE atty to do some actual work for a living.
I would make sure your atty reviews your question, as I don’t believe Chicago has a set-back provision or ordinance allowing automatic land access (but I’m not sure).
So I think you’d be relying on goodwill of the neighbor, or prevailing in a lawsuit for an easement. . . which you probably would if the repairs are legit, but it might be a lot easier to just take care of it now and make seller get a repair easement from neighbor as a condition of sale. Once it’s recorded in the chain of title, you’re set if you ever need it.
“I don’t know anyone (that isn’t brokehipster.com type) that volutarily goes drinking in Logan Square, then again i’m not really 21 anymore myself…”
I know puh-lenty, and they’re thirty-somethings who also buy condos and homes. I actually think it’s LP and LV that are more likely to have the younger folks due to the DePaul and post-Big Ten graduate contingency – a lot of hipsters are trying to look 21, but they’re actually all in their 50s and 60s, just malnourished due to the lack of nutrients in PBR. : )
anon (tfo) and G–if you are reading this thread, can you look at the Jackson Park comments? I have a question that you two might be able to answer.
“So if it is indeed in a non hood, why would the buyer care if the unit is in as good a condition as this place is? The days of actually caring where you are living for the sake of saying you live in ________ are about over. Proximity to Logan Square should be enough??”
The days of it being over or not, anyone that only cares where they live for the sake of saying they live there is a moron. I care where I live due to convenient access to things I like (entertainment, transportation) and safety and all the other things we argue about ad infinitum around here. Like Sonies said, you can always fix up a place, but you sure can’t move it. Granted, there are tradeoffs we all make (worse location for more space, more money to live closer to transit, etc.), but location is more important to me than condition/size (to a degree).
This place doesn’t really provide entertainment or (public) transportation, at least to the degree that I would ever value $260k for a 1br. Granted, it’s in nice shape and is pretty sizeable, but the location just does nothing for me.
Still listed for sale. Ask price is now at 195k.