Move-In Ready and Lake Views for Under $325,000: 3430 N. Lake Shore Drive in Lakeview
This 2-bedroom at 3430 N. Lake Shore Drive in Lakeview recently came on the market.
The building was constructed in 1955 and has 219 units.
This 14th floor unit has east and lake views from the living room with west views from the bedrooms, including of the Wrigley Field lights.
The listing says the unit was gutted in 2011 and has new dark hardwood floors, plumbing and kitchen.
The windows are new as of 2009.
The kitchen has dark cabinets, white counter tops, a tile backsplash and stainless steel appliances.
The bathrooms are Kohler bathrooms with mocha vanities.
It has central air but no in-unit washer/dryer. There is coin laundry in the building.
Parking is rental in the building.
With buyers wanting move-in ready properties, will this sell quickly?
Lisa Resek-Peck at @Properties has the listing. See the pictures here.
Unit #14P: 2 bedrooms, 2 baths, no square footage listed
- Sold in September 1998 for $144,000
- Sold in April 2010 for $202,000
- Currently listed for $320,000
- Assessments of $1001 a month (includes doorman, cable, exterior maintenance, lawn care, scavenger, snow removal)
- Taxes of $3225
- Central Air
- No in-unit washer/dryer- there is coin laundry in the building
- Rental parking available in the building
- Bedroom #1: 16×12
- Bedroom #2: 14×11
Not a bad place but the assessments are a joke
Coin laundry? No thank you.
I hope those assessments include a special or something otherwise that is quite the rip off
pic 11 – what’s going on with the light and mirror not being centered over the vanity.
I’m wondering where that assessment is going? This is probably not a building with a lot of staff, besides the door staff. There has to be a special assessment included if it’s over $1000/mo.
Built in 1955, they could certainly be doing window replacement. Or elevator replacement. Or cement maintenance. It doesn’t look like brick, so there is no tuckpointing.
“Built in 1955, they could certainly be doing window replacement.”
Sabrina says in her post that the windows are new as of 2009.
Maybe assessments are high because the building has all the premium cable channels known to man? For a 50’s vintage 2br $1000/month seems high, but not out of this world high.
Just some back of the napkin math from the 2009 window replacement they’v probably put close to $7MM into the window replacement fund (Assumes $400/Mo/unit to pay for window replacement)
Guessing the cost could be pretty high dealing with Lead and Asbestos remediation in the window replacement. Would be interesting to know when the assessments might get back to a more reasonable level
Just because the windows in this unit were replaced in 2009, doesn’t mean that all the windows in the entire building have been replaced. It could be a 10-year window replacement project. And even if all the windows in the entire building have been replaced, that doesn’t mean that it’s all been paid for, or the reserves have recouped.
I think it’s a safe assumption that this building is dealing with some major expenses that have driven up the assessments.
I found a yelp review, dated January 2016, that says the new windows are poorly insulated and frost over in the winter. Obviously, that is just one person’s experience. But if someone buys this condo for the views, that would be a big disappointment.
Extremely nice reno of rather meh apartment.
But I’d have a hard time bringing myself to pay a 50% premium over the 2010 price for the place, given the high HOA. I understand why it is necessary, but the high assessments older high rises have, to pay for the high daily maintenance AND expensive building upgrades such as new windows, make these buildings very undesirable to younger buyers in especial. The newest generation of buyers wants low assessments, in-unit laundry, large bathrooms, and other amenities that make these buildings a difficult sell.
The place does look great, though.
“I found a yelp review, dated January 2016, that says the new windows are poorly insulated and frost over in the winter”
Willing to bet that the HVAC system is to blame. If you dont have air washing over the windows they will frost up
“pic 11 – what’s going on with the light and mirror not being centered over the vanity.”
Good eyes. Alas we cannot comment* on decor or are these fixtures?
*Per Sabrina’s new rules or newly enforced rules 😉
“I found a yelp review, dated January 2016, that says the new windows are poorly insulated and frost over in the winter”
Willing to bet that the HVAC system is to blame. If you dont have air washing over the windows they will frost up
If it’s related to poor sealing it’s probably under some type of warranty. Possibly too humid inside, I wouldn’t mind that too much, would prefer humidity over a dry cold feeling. Either way it’s something to ask a passing resident about, likely a solvable problem.
Nice efficient unit for the price.
Well, the assessments do include heat and air conditioning and a large staff (onsite manager iirc). I also seem to recall hearing, don’t remember where, that they keep their assessments high to avoid specials. They just replaced the porte cochere out front and the lobby window walls to match the originals fairly closely.
“*Per Sabrina’s new rules or newly enforced rules.”
They’re not new rules. They’ve been in place for 8 long years now. Please read the old posts to refresh your memory.
Is it going to be there when you move in? If not- then it’s not really relevant.
Is a bathroom mirror there when you move in? Kitchen cabinets? Built-in bookcases? A fireplace mantel?
Do I need to go on?
The seller’s tee-shirts and gym shoes aren’t going to be there- so why in the hell would we comment on them?
That has always been the rule of Crib Chatter. Always. Always. Always.
“lways. Always. Always.”
I remember lengthy discussions about crosses on the wall, statues, head of an animal on display, etc…all of which were removable items, yet the discussion was allowed.
Maybe the rule was there, but was not always enforced.
Miumiu, there seems to be a gray area. Furnishings and decor certainly affect the way a property shows which also affects it’s sales potential. Commenting on kids’ names and other very personal things is tasteless imho. However, stating a place is dated or the decor needs some work seems reasonable.
Absolutely right Russ, but I think talking about shirts although irrelevant is pretty benign compared to all the other off topic rants here. I am just slightly miffed because I liked that particular tangent 😉 But it is not my blog so I should just shut up.
“Is it going to be there when you move in? If not- then it’s not really relevant.”
The paint on the walls will be there when i move in. BUT TALKING ABOUT PAINT IS FORBIDDEN.
Talking about the shirts in a closet is also forbidden and comments will be deleted. Yet when the Hoffer posts offensive stuff about race, religion, or his skinheadeded rhetoric that gets to stay?
Yes moo moo, it is not your blog so, to quote you, “just shut up”. If I were going to buy on the drive, it would either be south of north or far north where it’s more like a park. I think the Belmont area is the worst.
oh my god groove I can’t believe you’re still butthurt about it… stop being such a woman and LET IT GO!
Awww thought you sounded familiar Gonefishin!
Guess who is it? It is the resident racist of CC! It is just with all your fake bragging about having a house maid, valeting, etc…I thought you were Clio for a sec…haha
helmethofer on May 6th, 2012 at 1:27 am
“mine does it listing to Placido Domingo.”
You have to give moo-moo credit for such an amazing desire to to assimilate the cultural traits of a culture not her own. It’s a compliment to many of us miumiu, thanks!
“oh my god groove I can’t believe you’re still butthurt about it… stop being such a woman and LET IT GO”
My hate for sectional couches runs deep.
but that is only second to illogical censorship.
*third would be the dutch
Only two sorts of things I really hate:
People intolerant of the decorating decisions of others, and sectional couches.
I like sectional couches but more modern ones that aren’t overstuffed… I think
speaking of which, anyone got a good ‘couch store’?
“speaking of which, anyone got a good ‘couch store’?”
I need one too. We keep falling into the trap. If it looks great, its uncomfortable as heck. If it looks great and is comfy its way out of my price range.
and if anyone recommends Roy’s you will be internet pimped slapped.
Wait are we allowed to chatter about sofa’s that AREN’T in the listings? will this post get deleted too?
Anon(ufo),
the dutch thing was for you 🙂 glad you caught it.
Boconcept?
“Wait are we allowed to chatter about sofa’s that AREN’T in the listings? will this post get deleted too?”
Given that schools are at length discussed (only tangential to the property), I would surmise talking about sofas is kosher as long as not featured in the unit 😉
You might kill me for saying this, but I like Petrie Sofa from Crates and Barrel and it is cheap.
That bathroom light fixture and mirror placement is an abomination and devalues the property. They may have had a ball shopping at Home Depot and Menards but unfortunately, it is out of scale and NOT for that home. Maybe they got it 1/2 off.
I had the same problem in renovating my 1940s single family home bathroom. There were 58 medicine cabinets/mirrors and 220 light fixtures to pick from at Home Depot/Lowes but I had 2 options with each that would actually fit.
I would be utterly embarrassed. I can’t believe I just saw that. I would have laughed and walked out.
regarding the bathroom…it’s almost as if someone placed the junction box for the light fixture centered on the wall instead of centered over the vanity. instead of changing it, they just went with it. they could have easily found a light fixture to fit over the vanity if the j-box was in the right place.
love the opening sentence to the listing description…fail.
“Upscale remodeled 2BR/2BA designed and installed to perfectionist standards”
In that case they could have easily found a vanity to fit under the junction box. I would have just went with a pedestal sink and some type of storage/cabinet options myself. The smaller/similar light fixture in the other bathroom was appropriate for this one as well.
Moo moo, do you really think having a house maid and a valet car service is something worth bragging about? The entire Gold Coast has this, it’s hardly a luxury. But you’ll probably have a seizure when you find out that she isn’t really a house maid, more of a Domestic. She cleans, cooks, picks up my child from school when needed, takes my elderly mother for manicures, etc.
“In that case they could have easily found a vanity to fit under the junction box.”
The toilet is in the way.
“In that case they could have easily found a vanity to fit under the junction box.”
The toilet is in the way.
“I need one too. We keep falling into the trap. If it looks great, its uncomfortable as heck. If it looks great and is comfy its way out of my price range.”
Try ZGallerie. They use down in some of their sofas (but not all.)
“The paint on the walls will be there when i move in. BUT TALKING ABOUT PAINT IS FORBIDDEN.”
Um…no. The paint doesn’t have to be there when you move in Groove. Hire some painters for goodness sakes.
We talk about paint quite a bit- but it can be changed. As I’ve said before, one agent got his client to actually re-paint the property after reading the comments here about the purple paint color (this was back in 2012 though, when nothing was selling.)
Just give it up. We’ve NEVER discussed someone’s clothes in their closet before. In 8 years. NEVER. Get over yourself.
“Absolutely right Russ, but I think talking about shirts although irrelevant is pretty benign compared to all the other off topic rants here.”
No it’s not “benign.”
Imagine you are the homeowner and people on the internet were making fun of your clothes? And for what reason?
That’s why we’ve never discussed it here. It’s not relevant. Discussing the schools doesn’t attack or bully someone. Discussing their clothes (again, really????) is bullying and awful. And if you don’t see that- then I have nothing more to say.
I don’t think you WERE here for Baby Olivia, actually. But those home owners were TERRIFIED when everyone went off on the name they had given their child as their address was there for all to see. They literally thought their child’s safety was at risk (of course, maybe homeowners should think about this BEFORE they post pictures of their property on all the realtor websites for the world to see) – but it is different when you see dozens of people commenting on a blog and specifically singling out your child, or your shirts.
They asked me to take down the entire post, which I refused. But I DID delete dozens of posts criticizing and making fun of the name Olivia (which was popular that year).
Sure- sellers can laugh off these comments and most probably do. But it’s not relevant to the property. This isn’t an interior design blog. You can say you don’t like the interior design, or the sectional, all you want on Apartment Therapy.
Oh- and by the way- I don’t recall anyone discussing someone’s clothes on other sites like Curbed. Come on. Give me a break already.
It is your blog and your rules, so I won’t discuss the clothes anymore, but please if a grown up man (or woman) gets bullied because someone makes fun of their choice of style, they have some serious mental problems.
BTW, out of curiosity, how come you don’t worry about people’s feeling get hurt or as you said them being bullied by racial rants of HH=Gonefishin?
“Moo moo, do you really think having a house maid and a valet car service is something worth bragging about? The entire Gold Coast has this, it’s hardly a luxury. But you’ll probably have a seizure when you find out that she isn’t really a house maid, more of a Domestic. She cleans, cooks, picks up my child from school when needed, takes my elderly mother for manicures, etc.”
haha…yes but the entire Gold coast people don’t come posting about it all the time.
Even the new money won’t talk abbot their elderly mum’s manicure….In fact no straight man I know of would.
Moo moo, I’m posting about it all the time? Lol, don’t quit your day job. I add to discussions. I don’t like valets and actually wrote how it’s not good. And I added to the discussion using my housemaid as an example.
You, however, seem to be obsessed about me and seem to want to latch on to everything I say. If you are upset about my lifestyle, grow up, get off crib chatter and get a better job. Surely you must be sick of saying “do you want fries with that”?
haha you upvoted your own post HH. At least wait a bit so others show up and it won’t look awkward or use your 10+ IDs to keep the count up 🙂
You are not even clever enough to be able to keep up a persona for a week.
I would think clothing strewn about in listing photos and still there during showings would be relevant to discuss, up to a point, in that it harms the sale/price.
“BTW, out of curiosity, how come you don’t worry about people’s feeling get hurt or as you said them being bullied by racial rants of HH=Gonefishin?”
I’m not sure HH IS Gonefishin, which means we have two HHs on our hands. Lovely.
And if it IS him, then I’ll ban Gonefishin.
And I’ve banned HH so many times from this blog, it’s not even funny. And deleted hundreds of his comments including some last week. If you don’t engage with him and his racist rants, he sticks to the properties.
Also, it’s a little different when you banter on a site with anonymous people and names versus actually attacking someone’s home when their name, and address, is out there for all to see.
miumiu, you weren’t around years ago when the peanut gallery went crazy over a home owned by two men. It was scary for them. There was their address for all to see. They asked me to take down the post and it was one of the rare times I completely agreed and did so.
This is a real estate blog. Talking about someone’s clothes or their sectional just isn’t relevant.
Sabrina posted “…If you don’t engage with him and his racist rants, he sticks to the properties…”
I disagree completely. HH has only posted his rants as ‘gonefishin’ since being called out last week after which you deleted his posts.
Today hh’s back & imo his post re 5555 S Everett demonstrates his real MO. HH’s post isn’t about the property although he composed some semi-related sentences to appear like it is (if you buy the right property at right time &/or get lucky you may profit by buying property?). Then he focused on his real agenda “..all the hypocrite liberals and social justice warriors … passed through U of C and Hyde Park, and .. never cared enough to help the surrounding community. There is nothing more disgusting than the “lakefront liberal”.
Imo there’s little of substance about ‘the properties’ in HH posts.
“HH has only posted his rants as ‘gonefishin’ since being called out last week after which you deleted his posts.”
Buzz.
Wrong.
Try again.
Gonefishin first started posting here in January so it’s been a few months.