Looking for “New” in Andersonville? The 3-Bedroom Vintage Conversion at 5300 N. Paulina
This 4 unit vintage building at 5300 N. Paulina in Andersonville was recently gutted and converted into condos.
All of the units are 3 bedrooms/2 baths and include one parking space.
They have been renovated with upscale finishes including marble in the master suite baths.
The kitchens have Viking and Bosch appliances and granite counter tops.
The units also have hardwood floors throughout and crown molding.
It looks like Unit #2 has already sold. Here are the price points on the other units:
- Unit #G: 3 bedrooms/2 baths, 1675 square feet, $324,900
- Unit #1: 3 bedrooms/2 baths, 1650 square feet, $424,900
- Unit #3: 3 bedrooms/2 baths, 1700 square feet, $449,900
George Just at @Properties has the listings. See more pictures at the developments’ website here.
I feel bad for this property that is getting no attention!!!
These units look great and the price is right – I just don’t know the area at all. If it is a safe neighborhood with good schools and prospects of further neighborhood improvment, these may be very good deals for a middle income family (100-150k/year).
I agree Clio – while I would only consider the top unit (just a preference), seems to be a reasonable price for really nice finishes. I like that island and the 2 levels of granite.
$260/ft in Uptown is not priced right, no matter what the finishes. 4880 N. Paulina(MLS 07538881) closed on the 9th for 456k. At 3,200 sf you’re looking at $142/sf. The finishes are dated and the sf a little questionable, but an extra $100/sf more is not very justifiable.
“$260/ft in Uptown is not priced right”
Not in Uptown–North of Foster. It’s in Edgewater.
I’d like unit 3 if it was around 350k
I’m sure a lot of others would as well. Nicely done “cookie cutter” type place
“I’d like unit 3 if it was around 350k”
Under Contract, per redfin.
BR 3 is 10×8, tho the listing proclaims “3 FULL SIZE BRS”.
And calling the “dining room” separate when it’s completely continuous with the living room is funky, too.
Has anyone else noticed that the fringe areas seem to be selling above bubble prices right now?
Fraud?
$450 for ANYTHING in Edgewater defies any other explanation.
“$260/ft in Uptown is not priced right, no matter what the finishes. 4880 N. Paulina(MLS 07538881) closed on the 9th for 456k. At 3,200 sf you’re looking at $142/sf. The finishes are dated and the sf a little questionable, but an extra $100/sf more is not very justifiable.”
yeah but avoiding renovating in the city = priceless!!! seriously, smart buyers are wise to pay the extra amount to avoid the headache, heartache and mess involved with a major renovation.
Wow, I lived in a condo just a few doors away 7 years ago and this building was home to an extended Cuban family with a wonderful grandfather who didn’t speak English but was always charming.
It’s a really nice street, Trumbell Elementary is less than 2 blocks away, Andersonville Clark Street is walking distance. The el is kind of a trek though.
“$450 for ANYTHING in Edgewater defies any other explanation.”
I hope you mean “any condo”.
“yeah but avoiding renovating in the city = priceless!!! seriously, smart buyers are wise to pay the extra amount to avoid the headache, heartache and mess involved with a major renovation.”
Agreed. Completely. Total, total headache. And not as inexpensive as most here would lead you to believe, unless you do a substantial amount of the work yourself.
“$450 for ANYTHING in Edgewater defies any other explanation.”
This is in Edgewater in the same way Wicker Park is in West Town. Can’t compare it to what most people think of as Edgewater as it’s also in Andersonville. Not prime Andersonville, since it’s west of Ashland. But definitely in a location that is more likely to see $450k.
These seem like decent units at a decent price. But nothing is moving right now, so who knows.
“nothing is moving right now, so who knows.”
As noted, Unit 3 is listed as under contract.
Good point. We’ll see if it actually closes, but still a good point. And a point that takes us back to Andersonville . . . which seems to be weathering the downturn better than most neighborhoods.
Location is nice, not familiar with that exact corner, but it’s a very pleasant area. Edgewater is the community area, this hood is Andersonville and deserves a premium. (how much I’m not sure, haven’t been looking at places here)
Where is that stairwell in the living room coming from? Do the units have individual entrances on the first floor?
This place is in an excellent neighborhood and a great location. Only two blocks off the main strip of shops. Actually, west of Ashland is a little bit better (not as congested). It will sell. I lived down the street from this place for several years. There isn’t a ton of new stuff in A’ville proper so the condos are expensive.
A lot of folks think this is Uptown/Edgewater but it isn’t really. Totally different neighborhood. A’ville is the best kept secret in the city. Close to lake, plenty of shops/restaraurants/coffee houses/antiques. Not a lot of crime. Quick ride on redline to the loop.
Condos like this were in the mid 300’s in 2001 when I was living there.
Madeline: In a lot of three flats, the third floor unit’s entrance is on the second floor. You get a kind of dramatic stairway entrance into the unit.
“A’ville is the best kept secret in the city.”
I hardly think it’s much of a secret, but I absolutely agree. Ravenswood/Andersonville is such a fantastic area.
@Barry:
It is a secret to the Lakeview/Lincoln Park lemmings that don’t venture much north of Irving Park.
I actually went to an open house here a few weeks ago. Kitchen and island esp were nice. 3rd floor had entrance on second floor so the staircase is open to living room, which makes the entire front of the unit seem much larger.
First and Second floor don’t have this advantage.
I , too, was a little surprised by the prices, but third floor is under contract, so let’s see what it actually sells for and if it appraises out.
Like Russ said, it is a very quiet corner, near the action, but not the noise and congestion.
Barry/Russ: Agreed, and guilty as charged (for being a bit of lemming). I’ve only been up there a few times, and have always liked it.
Others above were discussing the headaches of renovating in the city. Anyone ever had wood floors (or “wood flooring”) installed? On a less grand scale, what’s a ballpark fair price for painting a 1,400 sq/ft place?
“let’s see what it actually sells for and if it appraises out.”
If and when it closes, what does “appraises out” mean?
“If and when it closes, what does “appraises out” mean?”
You may find a sucker to pay your price, but if the bank’s appriaser says you were a sucker then you aren’t getting a loan.
Re location, I like Andersonville alot, but disagree west of Ashland is better. It may be quieter (not sure), but it is definitely further from the train and the lake. This place, for example, is probably a 15 minute walk to the metra or 15 minute walk to the red line.
“On a less grand scale, what’s a ballpark fair price for painting a 1,400 sq/ft place?”
How much trim work? That’s the most expensive part, generally. Also, painting the ceiling? Painting over anything dark?
“Anyone ever had wood floors (or “wood flooring”) installed?”
Having something removed, too? Is the subfloor new(ish)? Any prep work to do? Also, would expect a *big* pricing difference b/t wood and “wood”, above the difference in the price of materials.
anonny,
If the buyer is getting a mortgage, the bank sends an appraiser ( at buyer expense) who looks around , takes measurements, notes, photographs, etc. and looks up comp. properties. She/he writes up a report with an amount she/he thinks it is worth.
If that amount is less than the contract price the deal could easily fall through.
Alright that seals it, all this talk of Andersonville I’m going to have to go to Hopleaf this weekend
” In a lot of three flats, the third floor unit’s entrance is on the second floor. You get a kind of dramatic stairway entrance into the unit.”
I don’t think I’ve ever seen that before. I like it.
Alanon:
It is a nice hike to the train, but it actually is rather pleasant as you are basically at the corner of Berywn which is one of the better streets. Once you cross Ashland over the Clark you are in the Lakewood/Balmoral historic district which is beautiful old single family homes on tree lined streets ($1+ M typically). Very nice walk to the train.
I lived on both sides and found west of Ashland better mainly because it wasn’t as congested. A lot of single family homes and the lots are bigger whereas east of Clark you have way more apartment courtyard buildings and the street parking can be a bit of a challenge some times. I had a two car garage and I often parked on the street in front of my building when living west of Ashland even durign the evenings.
These places will sell. Very hard to find newer stuff in A’ville because there are very few new construction condos and a lot of the vintage condos were done decades ago. Up to date gut rehabs are rare and go relatively quickly from my experience.
I would rather buy this place than the other one in Buena Park from yesterday. This place is in a true walking neighborhood and a generally safer hood imho and not much further north.
This place isn’t close enough to M. Henry in Edgewater to justify such a crazy price… that’s the only reason i’d live way the hell up there
I’m working on a gut rehab SFH in this neighborhood-so I’m watching this place with great interest.
Thanks Russ. I’ll walk over there one day soon and check it out. Other benefit of this place over east of Clark is that you’re closer to Winnemac park. I’d rather be closer to the lake, but Winnemac is a great park. Great for dogs, lounging, typical park stuff. But, most importantly, renegade fireworks on 4th of July is one of the cooler things I’ve seen in this city.
Also, I agree completely re these places over the Buena Park place any day.
The reason the “lemmings” don’t go up to Edgewater/ Andersonville is because we already have a 10 times better version of everything they have up there for apparently only slightly(if that) more money. This is the fringe any way you slice it. The walk to either train is straight dicey and much too far to make during blizzard/thunder storm seasons. If you miss the Metra, the Red takes 45 minutes to the loop from here. Want to cab downtown because you’re late for work or to meet your friends that don’t live on the fringe? $25-$30 each way. You may as well just live in E-town and take the Metra/Purple Express for this insane price. You’d get a nicer place closer to the train.
I can just see all the Uptown/A-ville/Ewater folks licking their chops at this news. Looks like you should have kept this secret to yourselves. If this isn’t fraud, the developers will take this as a cue to rehab EVERYTHING up here.
$450 for this place, today, is the craziest price I’ve seen paid for anything since the market crashed. This would be priced crazy during the bubble.
Can anyone tell I’m cranky today?
Chicagobull, you need to call yourself Chicagobear.
@Chicagobull: I guess it is a matter of opinion. I found the typical Lakeview/Lincoln Park areas to be over priced relative to A’ville. Many of the LV/LP properties aren’t really that close to anything imho. I also wanted to live in a hood with more mature residents. I didn’t care for the drunken Big 10 vibe of many parts of LV/LV.
The commute to the loop wasn’t that bad imho and none of the streets are sketchy. If walking down the tree lined streets of Berwyn among million dollar plus Victorian mansions is sketchy then I guess I want to know what a non sketchy hood looks like. East of Broadway can be sketchy, but that is like saying West of Western if you live in Bucktown. Totally different hood.
Right outside your door you have Starbucks, Hopleaf, Homemade Pizza, Big Jones, Hamburger Marys, A weekly farmers market, a ton of furniture stores, clothing stores, independent coffee shops, Cheetah Gym, several bars, etc. A few blocks off the lake. When I live there we had no reason to go to LV/LP for anything other than to find a Gap or certain restaurants.
Just saying it is a very nice neighborhood and very much overlooked by the masses. Most of the residents probably like it that way, but I wouldn’t sleep on A’ville.
I just always found it funny some folks would rather pay the same to be on the edge of Lakeview and not really have anything, when they could get a better place and better amenities a handful of stops north.
“A weekly farmers market”
A weekly farmers’ market that’s ON A WEEKDAY EVENING! When people are a) home from work and b) awake. I love being able to walk to my local farmers market (@ Blaine), but if you don’t get there early, you’ll find some stalls are picked over/sold out.
One thing I like about A’ville is the dearth of new construction cinder block condos.
“A’ville is the best kept secret in the city.”
…..perhaps to some – but to tell you the truth, most people (including myself) could never live there. It is too far from all the great restaurants/bars (NoMi, the wit, Sunda, Epic, Underground, RL, 4 Seasons, Peninsula, etc.). Seriously, it would be a major inconvenience – much better to live close to where you play.
I love Andersonville but I think anyone who says being west of Ashland is a plus is smoking crack. A 10 – 15 minute walk to the train is not convenient at any time of year, and it’s particularly depressing in the winter. There’s lots of great stuff in Andersonville, but not enough that I would never need to go to Lakeview or River North. And that’s why I’d just go ahead and pay another 10 – 15% for a similar place in Lakeview. If Andersonville property was actually priced 20 or 25% less than Lakeview, I’d buy there in a heartbeat. But so far, it seems to me that the gays and gay-friendly straight folk are paying Lakeview prices for an area that isn’t nearly as convenient. Granted, some folks will stand by a ‘hood because it’s less crowded with yuppies and Starbucks, but if that’s your main reason for paying inflated Andersonville prices, you’re going to be very sad in ten years when this area looks just like every other fully gentrified ‘hood.
“but to tell you the truth, most people (including myself) could never live there. It is too far from all the great restaurants/bars (NoMi, the wit, Sunda, Epic, Underground, RL, 4 Seasons, Peninsula, etc.). Seriously, it would be a major inconvenience – much better to live close to where you play.”
Most people aren’t eating at $100 a plate restaurants and sipping $15 martinis either, but hey, whatever
Sunda is fine but nothing special. Nobody who frequenst NoMi would say so in the same sentence as RL (which is fine for a quick lunch or brunch, but is otherwise the best a tourist can do).
“Granted, some folks will stand by a ‘hood because it’s less crowded with yuppies and Starbucks, but if that’s your main reason for paying inflated Andersonville prices, you’re going to be very sad in ten years when this area looks just like every other fully gentrified ‘hood.”
Or—
you’ll be happy because the the lemming buyers will pay a premium to live in a ‘fully gentrified’ ‘hood’.
“Nobody who frequenst NoMi would say so in the same sentence as RL”
well I do frequent both – and find both highly entertaining (you have to know when to go)
“Most people aren’t eating at $100 a plate restaurants and sipping $15 martinis either, but hey, whatever”
have you tried getting reservations at any of these places?!! it seems as though there is a lot more money around than people think. Actually, if you guys on this site have any doubt that people are still spending wildly, come out to these places on any weekend night – you will see for yourselves (and maybe you will feel better about the economy)!!
Russ,
Ahmen on the “druken Big Ten vibe” of Lakeview. We normally have post college dudes hanging on, playing bags next to a listing we are trying to sell for $400-$500K in LV. Thankfully, Ravenswood and Andersonville folks don’t know that “cornhole” is a game played with bags….Wakka wakka!
Peace out.
I’m getting the idea (actually I’ve had it for a while now) that “clio” is completely full of crap. What do you expect, clio, for us all to be impressed with what a high-roller you are? You seem more like a desperate poser.
hey,this place gets pretty wild on saturday nights! lol
True story: I was on wellington tonight around 8pm and I witnessed 10 guys and their girlfriends playing bags, on the sidewalk, right down the block from a million dollar mansion. Big ten rocks!!!! Go kansas!!! (Are they even big ten???)
big 12
Walking home from the air and water show yesterday afternoon I saw a guy driving a red lambrogini down michigan ave!!!! The first thing I thought of was Clio!!! LOL
“10 guys and their girlfriends”
This phrasing rubs me the wrong way.
“Walking home from the air and water show yesterday afternoon I saw a guy driving a red lambrogini down michigan ave!!!! The first thing I thought of was Clio!!! LOL”
2 things:
1. That WAS me – driving to my place in the city around 5pm.
2. It is spelled “lamborghini”
I agree with Clio. I too go to both Nomi and RL.
“2. It is spelled “lamborghini””
It is official: the new ‘douchelord’ of america has been crowned
Andersonville is great in many areas, shops, architecture, and people, but really does not seem to have the best access to the lake.
“It is official: the new ‘douchelord’ of america has been crowned”
JG, FYI – “lords” aren’t crowned.
“JG, FYI – “lords” aren’t crowned.”
We’ll make an exception in your case, Clio.
Hey all,
First — we love all the ‘chatter’ here … unfiltered feedback is awesome.
FYI Unit #3 did close earlier this week with no hiccups for $441K and Unit #1 is currently under contract.
Geo
Unit 2 appears to be under contract! List price is 419k