Living At the Beach in Rogers Park: 1056 W. North Shore
Lots of people live near the beach and Lake Michigan, but most overlook busy Lake Shore Drive while doing so.
Not so in Rogers Park.
The listing for 1056 W. North Shore claims it is “50 feet to the sandy Lake Michigan shoreline.”
What would you pay to live near the beach?
Unit #3W: 3 bedrooms, 2 baths, 2200 square feet, 2 car parking
- Sold in October 2004 for $390,000
- Currently listed for $450,000
- Assessments of $350 a month
- Property has roof rights
- Rob Gow and Chrise Pfauser Shoreline Property Advisors at Coldwell Banker has the listing
that place looks TERRIFIC! Want.
It looks terrific, but this is still Rogers Park, where values are cratering.
Does that assessment include the heat? I have to doubt it, with 2200 sq ft.
$275K max for this.
I think the beach should be a premium. However this property must be competitive with other beachfront properties in the neighborhood, which do not price in a premium for the beach oddly enough.
You can get 2/1s on the beach (on Greenleaf) for 250k, so I think 450k for a 3/2 is a bit much. 350 tops..
I do love the beach amenity though and you might find me renting up there in the future.
Assessment does inlcude heat. No central a/c. I love this unit and would love to live 50ft from the beach!
wow–$275, really? I was thinking maybe 15-20% less than the 2004 price, which would put it at $310-$330. And is this portion of Rogers Park as “bad” as the rest? (In the sense of being transitional.)
I’m not familiar with prices in this area but the unit looks lovely.
Also, I never even thought of painting cabinets a pale mint green–but it looks great, and I’m now thinking of doing it in my place! Still looks vintage, but not boring boring white. (This is one of few places, however, where I think that stainless doesn’t look good.)
This is a good section of Rogers Park.
However, developers and rehabbers went nuts up here during the boom, and you can find many, many units that compete with this that are languishing on the market, for less money. There is just too much inventory up here, and much of it is new, even in this size range.
We have two areas that have “problems”- the area around the Morse el stop, and the Howard-Clark-Sheridan axis. Howard is horrible, that’s all.
Most of the rest of the area is just fine. I have no problems.
This is a really nice home, for which I would pay the 2004 price but not the current asking price. I don’t think it would be sustainable in the neighborhood with all of the current and pending foreclosures nearby.
I lived at 1143 North Shore for 2 years in college, it is a nice street but if you enjoy living in areas like lakeview or lincoln park due to the shopping and culture you will hate Rogers Park. It does have potential as Loyola is 1 block south and they are changing the surrounding area immensly.
The beach is a net positive in the daytime, but not at night, with sketchy people loitering, drinking, making noise, sleeping, etc.
Rogers Park may not have shopping, but it’s steps away in neighboring Edgwater, Andersonville, and Evanston. Lincoln Park and Lakeview are just a train ride away.
It is and always has been a very arts-oriented community, but we’re only beginning to get the restaurants and cafes where people can commune with each other.
W North Shore is close to good commercial on Sheridan Road, to Loyola, and to ample shopping in Edgewater.
However, there remains the fact of bloated inventory up here, for I’m seeing comparable or better units than this in Edgewater for less money, and they aren’t moving.
More of the ‘fake’ stainless steal appliances we saw earlier.
which units would you describe as better/cheaper than this? I just did a search in the area for 3/2s and wasn’t finding stuff that obviously fit that category. For anyone who is interested, by the way, I contacted the listing agent, and there is going to be an open house there on June 1 from 1 to 3 pm.
I used to live up around there when I first moved out to Chicago eighteen years ago. I loved the area, even if it wasn’t as hip and busy as many others. Going back to live in a house as gorgeous as that would not be a hardship.
This place isn’t ON the beach. Its down the street from it really. There are places in RP where you can get a private-like beach off yoru deck. I remember a place near Jarvis like that. Thats what is really great about Chicago isn’t it? Even if you live in one of the section 8’s on Pratt (two blocks away from this beauty) you can still hop skip and jump down to the sand.
I know this particular beach because I have swam there. My only memory is a couple of tents under the bushes where there were people sleeping. I feel like the area has much more potential with all those students. What is going on?
Does anyone want to hazard a guess at how long it is until The Drive is extended north to Evanston, thus cutting off this easy, bucolic beach access?
No more tents on the beach and Loyola is builing some apartment and retail spaces near the El as well as making the campus much more beautiful. Their long term plan is not to grow north but to the south in edgewater. I dont think that LSD will ever be extended. the residents wouldnt even allow for a marina.
The residents shouldn’t get a unilateral veto. If it’s in the best interests of the city as a whole to extend LSD, it will be done–referendum or no. I’m frankly a bit surprised it hasn’t happened already. (Still, very glad to hear that there are no more tents on the beach, and that the neighborhood is getting additional retail. What took Loyola so long to take an interest in its surroundings? That’s not a rhetorical question.)
Kenworthey, An extention of LSD would hurt roger park and I think the city as well. And ultimately help Evanston and those richer to the north. I think that Loyola has always taken an interest in Rogers Park and much more so than Depaul has ever done for the LP in comparison. Most of Loyola’s issues arose due to poor decisions by Father Piterit in the 90’s. They are clearly developing now for their gain and see that it can also help the community at the same time. I think that they tried to do this earlier but Ald. Moore was worried about losing his constituency and blocked some previous developments Loyola has tried.
Some of the waterfront in Rogers Park is also privately owned (there are some private beaches there.) I’m not saying they couldn’t take the land but it would be a lot harder.
On the south side, the private beach owners aren’t even allowing a bike path to cut across their property.
In November, I chattered about one of the properties with a private beach at 1200 W. Sherwin (also in Rogers Park).
1200 W. Sherwin
Re; LSD Extension
I’ll wager that LSD will never be extended past current hollywood terminus as if LSD was extended to Evanston all the LSD traffic would dump into the Evanston Lake Shore Historical District (rich people’s $$$$ trumps collectivism) and the ensuing traffic would bisect Northwestern’s campus. Go alma mater!
About some of the beaches being privately owned: actually, all the beach is supposed to be public, and it is possibly illegal for certain buildings to have blocked off sections of the beach for their own use. These partitionings are most likely illegal, and certain groups up here intend to challenge them.
On Pratt (my street) the only Section 8 buildings are in a small cluster of about 8 CHA owned townhouses at Pratt & Bosworth. Additionally, there is one very bad rental at 1735, just west of Clark. Every other building on Pratt is a market-rate rental or condominium. On the whole, it’s a very good street.
The proposed LSD extension would kill our beach, and 88% of the residents of Rogers Park and Edgewater voted against it on a referendum in 2005. Evanston residents likewise oppose it.
Seriously, if the beach at night is where the drunken people and beggars and whatever you want to call it hang out, then that’s seriously a BIG problem. The unit is big and I am more into a contemporary building, but I would consider this if there’s no safety issue. Can someone camp or maybe hang out there in the evening for a bit (especially on the weekend) and tell us what’s the vibe like there LOL 😉 ?
it’s urban pioneering to live there now. rogers park will eventually return to its mid-20th century status, but not until parking is developed and the 4+1s built in the 50/60s are torn down. still, it looks like a great unit. the beach is less than a half-block east.
LSD won’t be extended to Evanston. Why? Because the Army Corp of Engineers controls the lakefront, and no longer allows ANY landfill into Lake Michigan. Some may remember that a decade or so ago Loyola’s expansion plans were focused on filling their lakefront frontage to create more land area east of their existing campus. Loyola had previously done this, had no reason to believe that they couldn’t continue in the future, but Army Corp firmly denied any further landfill. Chicago won’t be able to pre-empt that ruling either, because there are federal statutes governing that ruling.
Regarding the beach’s loitering and/or homeless problem, unfortunately it appears that beach policing is a low priority for Chicago Police Dept. I’d expect the nighttime loitering and “camping out” problem to worsen as the economy continues to deteriorate. Rogers Park lacks the political clout (or wealth) to merit the attention of City Hall to address the problem. Plus Ald. Moore is not a Daley favorite, and it shows in his Ward.
Loyola neglected its Rogers Park community for decades, allowing the neighborhood to seriously decline without considering the impact upon its own enrollment, which also seriously declined from its peak in the 70s. The Army Corp ruling was a wake-up call, and Loyola has started to invest in its immediate neighborhood, by buying older buildings for dorm sites or ancillary uses, and by providing a mortgage subsidy to employees who purchase housing in a defined area. But Rogers Park has many problems, as well documented in the several blogs specifically addressing the neighborhood and its blight/crime problems.
THE biggest problem with RP is it’s alderman, Joe Moore. He caters to the Section 8 but enjoys taxes the yuppies bring in. If the yuppies don’t all get foreclosed, they might be able to get a new alderman in there and let the fireworks begin.
John,
Yeah, ’cause East Lakeview, with its countless 4+1s and laughably scarce parking is a totally wretched pit… that must be the problem.
The reason Loyola is pouring in so much money now is because we taxpayers are helping them, via the Loyola TIF, which will funnel about $44 million (at least) dollars away from our future property taxes and the civic services and amenities they pay for, such as police, fire protection, essential road, water, and sewer infrastructure, public schools and libraries and museums, to the coffers of Loyola, which is using the money to rehab the Mundelien College building AND 4 other buildings on campus.
I’m sure it helped build the beautiful new residential halls at Winthrop and Sheridan.
I lived in the RP from 1995-2000 while I attended loyola and I will never live there again. Every student I knew (except me) had their apartment burglarized at least once. I’m not joking. The beach is a dump and the sand is full of glass and broken bottles. The criminal and ghetto element takes over the beach in the summer. The rest of the time the beach is desolate and dirty. Yeah it was cool to throw a frisbee around after class and maybe drink a few beers, but the beach up there isn’t “all that”.
Hi there,
I’ve fallen in love with this place. I checked out the area the other day and the block is lovely. However, as mentioned above, the area does have some shadey pockets. I don’t know much about the housing market in Rogers Park, but $450 seems pretty high…
Any words of wisdom? Should I fall out of love?
KT:
Laura is the resident expert on that neighborhood.
Laura? What do you think will happen up there?
Any updates on this place? Does anyone know if there have been any offers or if the price has dropped? Probably too soon…
Laura, is right on with her assesment of the Loyola TIF as I disagree with all TIF’s but without it this area it would never change.
My friend lives right on the same street and has never had a problem in years. You do get a few drunk kids on the beach sometimes though.
KT:
As far as I can tell (but I’m not an agent), it is still on the market (not under contract) and still listed at $450k.
… under contract!
which one is under contract?