Crib Chatter

This 2-bedroom in 319 W Erie in River North first came on the market in March 2018.

This is a boutique vintage building that was turned into 7 luxury condos in 2007, during the housing boom.

It has garage parking and an elevator.

This unit has a Waterworks mosaic tile entry foyer with 12 to 13 foot ceilings and 2,419 square feet.

There are 2 fireplaces and 3 private terraces.

The kitchen has Snaidero modern cabinets, Subzero, Wolf and Miele appliances with a wine refrigerator.

Both bedrooms are en suite.

There’s a den that the listing says could be a third bedroom.

The unit has all the features buyers look for including central air, washer/dryer in the unit and tandem garage parking for 2 cars.

Originally listed 19 months ago, in March 2018, for $1.375 million, it has been reduced several times and is now listed at $899,000.

That’s $81,000 under the original 2007 sales price of $980,000.

Is this a deal for the neighborhood and square footage?

Suzanne Gignilliat at @Properties has the listing. See the pictures here.

Unit #2E: 2 bedrooms, 2.5 baths, 2419 square feet

• Sold in August 2007 for $980,000
• Originally listed in March 2018 for $1.375 million
• Reduced several times
• Currently listed at $899,000
• Assessments of $945 a month (includes exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $24,963
• Central Air
• Washer/dryer in the unit
• 2-car tandem garage parking included
• 2 fireplaces
• 3 private terraces
• Bedroom #1: 24×20
• Bedroom #2: 14×12
• Bedroom #3: 33×21
• Den: 12×12
• Kitchen: 15×14

This 3-bedroom greystone at 657 W. Roscoe in East Lakeview came on the market in May 2019.

If it looks familiar that’s because we chattered about it in its last sale in 2009 and also last May when it came back on the market.

See our May 2019 chatter here.

If you recall, this is a true vintage greystone which was built in 1901 on a 25×134 lot.

This single family home still has many of its vintage features including the original wood floors which have been sanded and stained.

The house has original moldings and, on the second floor, the original doors and transom windows.

There’s one gas fireplace.

The house has the layout buyers look for, with all three bedrooms on the second floor, including the master suite with a built-in shower.

The chef’s kitchen appears to be the same kitchen as in 2009. It has wood cabinets, what look like stone counter tops and commercial grade stainless appliances including the range, refrigerator, oven and built-in microwave.

The house has a back deck and a large unfinished basement which was also unfinished in 2009. In both listings, it said it could be finished.

There’s central air but there’s no garage or parking.

The listing still says this about the parking situation:

“LL unfinished basement could be finished to include attached garage below the home.”

Originally listed in May 2019 at $1.165 million, it has been reduced to $875,000, which is below not only the 2009 sales price but also the 2002 price.

That’s also cheaper than many duplex down condos in this neighborhood.

The Redfin listing says this property has been viewed nearly 10,000 times.

Why isn’t this selling?

Carrie McCormick at @Properties still has the listing. See the pictures and floor plan here.

657 W. Roscoe: 3 bedrooms, 2.5 baths, no square footage listed, single family home

• Sold in September 2000 for $565,000
• Sold in October 2002 for $925,000
• Was listed in September 2009 for $999,000
• Sold in October 2009 for $900,000
• Originally listed in May 2019 at $1.165 million
• Reduced
• Currently listed at $875,000
• Taxes are now $21,321 (they were $15,914 in May 2019 and $11,297 in 2009)
• Central Air
• No parking
• Living room: 17×12
• Dining room: 16×11
• Family room: 16×12 (main floor)
• Bedroom #1: 15×13 (second floor)
• Bedroom #2: 12×9 (second floor)
• Bedroom #3: 11×9 (second floor)
• Storage: 33×22 (lower level)
• Laundry room: 22×11 (lower level)

This 3-bedroom penthouse in The Boulevard at 1938 W. Augusta Boulevard in Ukrainian Village came on the market in September 2019.

The first level of the building is an old 1920s dairy whose façade was preserved but a new brick building was built behind it in an unusual arrangement.

From Crain’s in July 2019:

The five-story red-brick building on Augusta Boulevard is about 14 feet back from the front wall of the former dairy building; Ald. Brian Hopkins, 2nd, required preserving the wall as a condition of redeveloping the site in 2016. Each of the two units on the front of the building has a 1,000-square-foot yard between the dairy wall and the new building, and a second-story balcony overlooking the yard.

While the original developer had planned to demolish the entire building, the requirement for keeping the front wall turned out to be a sow’s ear that the developer could make into a silk purse. Harper said the original plan would have had roughly the same 14-foot setback from the sidewalk, but that without the privacy provided by the dairy wall, “the yard space wouldn’t have been as interesting to buyers.” Both units are sold, at about $950,000, Harper said. (The exact prices won’t be released until the buyers close on their purchases.)

According to Crain’s, 10 out of the 16 units were under contract as of July 2019.

Currently, there are just 2 listed.

One of those is this 3-bedroom penthouse.

It has an open concept layout. The listing says it has “custom designer selected finishes with the Luxe Brizo Palette Package.”

It has a chef’s kitchen with Subzero and Wolf appliances.

All three bedrooms are on the main floor.

The master suite has a steam shower and heated floors in the bath.

There’s a balcony on the main floor and a 400 square foot private roof top deck that is pre-wired for audio and television.

The building has an elevator and heated garage parking.

Is “new” construction still at the top of most buyer’s wish lists?

Landon Harper at @Properties has the listing. See the pictures here.

Unit #502: 3 bedrooms, 3 baths, no square footage listed, penthouse

• New construction
• Currently listed for $850,000
• Assessments of $325 a month (includes scavenger and snow removal)
• Taxes are “new”
• Central Air
• Washer/dryer in the unit
• Garage parking included
• Bedroom #1: 14×13
• Bedroom #2: 11×11
• Bedroom #3: 14×11
• Living room/dining room combo: 22×19
• Kitchen: 12×10
• Rooftop deck: 20×19 (second floor)

This 3-bedroom duplex down at 2910 N. Sheffield in Lakeview came on the market in May 2019.

We’ve chattered about this building before as it used to be a vintage graystone which was torn down in 2011 in order to build a modern 3-flat with 3-units and a garage in 2012. The picture above is from when it was under construction.

This unit is the first floor duplex down.

The kitchen, living room and family room are all on the first floor with floor to ceiling windows in both the front and rear.

The kitchen has a 14 foot island with white counter tops and modern cabinets in both wood and white.

There’s a half bath on the first floor.

The lower level has all three bedrooms, the two full baths and a wine cellar.

There’s a front balcony as well as a private roof deck over the garage.

The unit has central air, washer/dryer in the unit and it looks like it has one of the garage spaces.

This building was among the first to be built after the market bottomed in 2012.

It sold in early 2013 for $650,000.

Originally listed for $799,900, the unit has been reduced to $724,900.

Why isn’t this selling?

Barbara O’Connor at Dream Town has the listing. See the pictures and floor plan here.

Unit #1: 3 bedrooms, 2.5 baths, no square footage listed, duplex down

• Sold in February 2013 for $650,000
• Originally listed in May 2019 for $799,900
• Reduced
• Currently listed at $724,900
• Assessments of $195 a month (includes exterior maintenance, scavenger)
• Taxes of $17,557
• Central Air
• Washer/dryer in the unit
• Garage parking included (?- seems to be)
• Bedroom #1: 16×15 (lower level)
• Bedroom #2: 24×12 (lower level)
• Bedroom #3: 10×10 (lower level)
• Kitchen: 19×13 (main level)
• Living room: 30×14 (main level)
• Family room: 19×18 (main level)
• Deck: 24×20

This 2-bedroom duplex up penthouse loft in Bank Note Place at 120 E. Cullerton in the South Loop came on the market in May 2019.

Bank Note Place consists of two buildings, the brick former bank at 120 E. Cullerton and a brick building on the base with newer construction on top at 1910 S. Indiana. There’s an open courtyard with landscaping and fountains in between the two building.

In total there are 118 units and garage parking.

This top floor loft has all the features loft lovers look for including exposed brick walls, large windows and a unique terra cotta ceiling that isn’t found in any other loft building in the South Loop.

There are hardwoods throughout.

The second bedroom is on the main floor and is open to the living room (there’s no door). It has an en suite bath.

A spiral staircase leads to the second floor which has the master suite with a large bathroom complete with a double vanity, rain shower and a bidet, along with a walk-in closet. It doesn’t appear to have a door either.

There’s also an office with a wine cooler and a family room which leads out to a private rooftop deck which is fully landscaped, including with trees.

This is one of the rare duplex up lofts where they didn’t add another level on the roof which doesn’t have authentic loft features. This second floor also has terra cotta ceilings and exposed brick walls.

The kitchen is on the main level and has custom lacquered cabinets, an island and upscale stainless steel appliances.

The loft has central air, a laundry room on the second level and 2-car parking is available for $25,000 each.

Originally listed in May 2019 at $875,000 it has been reduced to $850,000.

Is this the perfect loft?

Nadine Ferrata at Compass has the listing. See the pictures and floor plan here.

Unit #504: 2 bedrooms, 2.5 baths, 2500 square feet, duplex up, loft

• Sold in November 2000 for $550,000 (included one car parking)
• Sold in March 2014 for $650,000 (included two car parking)
• Originally listed in May 2019 for $875,000
• Reduced
• Currently listed at $850,000 (2 car parking is available for $25,000 each)
• Assessments of $1,027 a month (includes cable, exterior maintenance, scavenger, Internet)
• Taxes of $13,865
• Central Air
• Washer/dryer in the unit
• Bedroom #1: 26×15 (second floor)
• Bedroom #2: 15×15 (second floor)
• Family room: 20×19 (second floor)
• Den: 15×10 (main floor)
• Office: 16×11 (second floor)
• Laundry room: 8×6 (second floor)
• Deck: 22×16 (second floor)
• Balcony off the living room

This 1-bedroom duplex up in the Fisher Studio Houses at 1209 N. State Parkway in the Gold Coast just came on the market.

Designed by Andrew Rebori in 1936, the Fisher Studio Houses has 12 units and a central courtyard.

It was landmarked in 1996 and converted into condos in 2000.

From the Chicago Landmark’s website:

One of the city’s finest pre-World War II modern designs, this is an exceptional-and rare-example of the Art Moderne style of architecture, which was influenced by European modernism. The unique layout of the 12 units and their common courtyard–which, together, occupy an extremely narrow site running perpendicular to the street–has contributed to their desirability as residential apartments. Further distinguishing the building is its handcrafted ornamentation by prominent artist Edgar Miller. The building was commissioned by Frank Fisher, Jr., an executive of Marshall Field & Co.

This unit has unique features including a two story wall of glass block in the living room.

The main level floors are both dark hardwood and brick.

There’s a wood burning fireplace in the living/dining room and a curved staircase.

The kitchen has white cabinets, granite counter tops and stainless steel appliances. Despite its size of just 7×10, it has all the major appliances including a dishwasher.

The second floor has the bedroom and a 7×5 den which appears to have a built-in desk.

It does not have central air but does have wall a/c units along with electric heat. additionally, it’s unclear if there is washer/dryer in the unit. Some of these do have it but neither this listing nor the prior sale’s listing say that it does.

There’s no parking but you can lease it next door for between $260 and $350 a month.

I can’t really adequately describe this property. You have to click on the pictures to get an idea. Nothing else like this has been built in Chicago.

Given the uniqueness of the building, will this sell quickly to an architecture lover?

Jeanne Keating at @Properties has the listing. See the pictures here.

Unit #5: 1 bedroom, 1 bath, 800 square feet, duplex up

• Sold in September 2001 for $259,000
• Sold in October 2006 for $252,500
• Sold in May 2012 for $246,000
• Currently listed at $359,000
• Assessments of $587 a month (includes cable, Internet, exterior maintenance, lawn care, scavenger, and snow removal)
• Taxes of $4326
• No central air but wall units
• No washer/dryer in the unit (???) Is there one in the building?
• No parking but you can rent it next door between $260 and $350 a month
• Wood burning fireplace
• Bedroom: 15×12 (second floor)
• Den: 7×5 (second floor)
• Living room: 20×11
• Kitchen: 7×10

This 2-bedroom in 444 W. Belmont in Lakeview came on the market in September 2019.

444 W. Belmont was built in 1920 and has just 11 units. There are 2 units per floor.

The building has an elevator, a common first floor deck and there’s separate storage for some of the units.

This unit has some of its vintage features including crown molding, a decorative fireplace and a barrel-vaulted ceiling in the entrance foyer.

There’s a formal dining room and a 12×8 family room.

The unit has an eat-in kitchen, which is unusual for vintage, along with an island with granite counter tops and stainless steel appliances.

It also has the features that buyers look for in 2019 including washer/dryer in the unit and central air. There’s no parking with the building (it was built in 1920!) but there is parking nearby for lease for $250 a month.

Originally listed in September for $460,000 it has been reduced $10,000 to $450,000.

Is this a deal for 2000 square feet in Lakeview?

Stacey Dombar at Redfin has the listing. See the pictures here.

Unit #3B: 2 bedrooms, 2 baths, 2000 square feet

• Sold in February 1999 for $315,000
• Sold in April 2002 for $411,500
• Sold in May 2005 for $430,000
• Originally listed in September 2019 for $460,000
• Reduced
• Currently listed for $450,000
• Assessments of $575 a month (includes exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $7743
• Central Air
• Washer/dryer in the unit
• No parking in the building but it’s available in the neighborhood for $250 a month
• Decorative fireplace
• Bedroom #1: 16×12
• Bedroom #2: 19×11
• Living room: 23×12
• Family room: 12×8
• Dining room: 15×14
• Kitchen: 24×16

This 2-bedroom at 1111 S. Wabash Condos at 1111 S. Wabash in the South Loop came on the market in September 2019.

1111 S. Wabash was built in 2004 and has 247 units and a parking garage. It’s a full amenity building with a pool, doorman and exercise room.

This unit was bought in a judicial sale in June 2019 and has been renovated.

The listing says everything is brand new.

It’s a southeast corner unit on the twenty-seventh floor.

While it is listed as a 3-bedroom, the third bedroom, which has no windows, was opened up to be the dining room so I’m calling it a 2-bedroom in this post.

The kitchen has dark gray (or black?) custom cabinets, Calcutta quartz counter tops with a waterfall edge, a brushed gold faucet and gold cabinet pulls along with black stainless steel appliances (are there “black” stainless??? This is the first time I’ve seen this in a listing.)

There are gold light fixtures in the dining and living rooms.

There is a master suite with a walk-in-closet, a Jacuzzi tub, dual sinks and a separate shower with a black shower head.

The second bathroom has also been updated.

This unit has the features buyers look for including central air, washer/dryer in the unit and parking is included and apparently there is no separate tax bill or assessment on the parking.

The listing also says the building has $2.3 million in reserves.

Originally listed at $549,888 (are the 8s added to attract a Chinese investor?), it was reduced and then raised and is now listed at $549,000.

Buyers love “new” properties. Will this sell before the winter holidays?

Timothy Rhoten at Red Carpet Investment Group has the listing. See the pictures here.

Unit #2705: 3 bedrooms, 2 baths, 1527 square feet

• Sold in March 2004 for $405,500
• Lis pendens foreclosure filed in October 2018
• Judicial sale in June 2019 (no price listed)
• Originally listed in September 2019 for $549,888
• Reduced
• Raised
• Currently listed at $549,000 (includes one parking space)
• Assessments of $955 a month (includes heat, a/c, gas, doorman, cable, Internet, exercise room, pool, exterior maintenance, scavenger, snow removal)
• Taxes of $9210
• Central Air
• Washer/dryer in the unit
• Bedroom #1: 19×14
• Bedroom #2: 14×12
• Bedroom #3 but currently being used as a dining room: 12×12
• Living room: 18×16
• Kitchen: 12×10

This 2-bedroom corner loft in the Metropolitan Lofts at 130 S. Canal in the West Loop came on the market in July 2019.

Built in 1950, it was converted into 212 loft condos in 1999. It has an attached parking garage, exercise room and a doorman.

15 years ago, this neighborhood near Union Station and the Old Post Office was marketed as “West Loop Gate” but the name never really caught on.

But now the neighborhood is exploding with new construction.

The first tenants in the renovated Old Post Office are expected to move in this month. When completed, about 15,000 people will work there.

But there’s other new construction as well including a 50-story office building, BMO Tower, going in across from Union Station, a new food hall in Union Station, a new hotel a top of Union Station, and new shops and restaurants at the base of the Willis Tower.

In total, about 22,000 new people will be working in West Loop Gate in about 3 years.

From the Chicago Tribune:

“It’s a huge impact to that southwest corner of the city,” said Todd Heiser, co-managing director of architecture firm Gensler’s Chicago office. “When you think of the combined retail spending of those workers, that represents about $90 million to $95 million per year for things like meals, groceries, apparel, personal care and entertainment.

“It’s a pretty amazing opportunity to have this new district in our city.”

“That area wasn’t dangerous,” said veteran office leasing broker Jack McKinney Sr., a Cushman & Wakefield vice chairman who tried to help with previous redevelopment efforts. “It was just that nothing was there. It was desolate. The spookiness is gone. It will be a revitalization for that area, and now all boats will rise.”

This concrete loft has 12 foot ceilings, exposed ductwork, industrial windows and some exposed brick.

It has a split floor plan and both bedrooms appear to have full sized walls and windows, which is rare for a loft.

The master suite has an attached bath and walk-in-closet.

The kitchen has white cabinets, a stone tile backsplash and stainless steel appliances.

The loft has the features buyers look for including central air, washer/dryer in the unit, a balcony and garage parking is available for $25,000 extra.

With all of these new workers set to swarm the neighborhood in even bigger numbers than they are doing in Fulton Market, should people be buying in now?

Alysa Peterson at Redfin has the listing. See the pictures here.

Unit #606: 2 bedrooms, 2 baths, 1500 square feet, loft

• Sold in August 1999 for $274,500
• Sold in April 2004 for $330,000
• Sold in April 2006 for $360,000
• Sold in April 2008 for $385,000
• Sold in March 2014 for $400,000
• Originally listed in July 2019 for $470,000
• Reduced
• Currently listed at $449,999 (parking is $25,000 extra)
• Assessments of $914 a month (includes doorman, cable, exercise room, exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $7923
• Central Air
• Side-by-side washer/dryer in the unit
• Gas fireplace
• Bedroom #1: 12×17
• Bedroom #2: 12×13
• Living room: 19×16

The beach is calling once again.

As usual, please try and refrain from calling each other names while I’m gone. Although most of you have been pretty civil this year. That must mean the housing market is boring. Lol.

The rest of this year, one of the big stories will be all the luxury condos that are still being built.

Have they over built the market? Could some buildings get into financial trouble due to lack of sales?

They are converting the Tribune Tower, sales or not. It is expected to open late next year (or early 2021.) That’s not much time to sell over 100 luxury condos.

What will happen in the Vista? It’s getting closer to completion as well.

There’s a lot going on.

We’ll be chattering about all of this, and more, for the remainder of 2019.

See you then!

Sabrina