Crib Chatter

This 3-bedroom at Erie Center Lofts in 435 W. Erie in River North came on the market in July 2018.

Erie Center has a brick and timber loft building along with a next door high rise. It has 124 units and a heated parking garage.

The listing says it was “renovated in 2017.”

It has new wide plank floors, custom trim and millwork including a built-in banquette and bookcases.

The unit has designer lighting.

The kitchen has what looks like black cabinets, quartz counter tops, a subway tile backsplash, brass hardware and stainless steel appliances.

The master suite has an en suite bathroom with a cast iron soaking tub, heated floors and a double vanity.

This unit also has 3 full baths, whereas most 3 bedroom units have either 2 or 2.5 baths.

For those who love outdoor space, this 7th floor property has a 615 square foot private terrace.

The listing says it’s in the Ogden Elementary school district.

It has the other features buyers look for including central air, washer/dryer in the unit and heated garage parking is included.

The unit has come on the market for $281,000 more than the 2014 sale, at $799,000.

I’m not sure, however, it’s the same square footage as the prior sale.

Is $800,000 the expected price for a 3-bedroom in River North now?

Conor Scanlon at Jameson Sotheby’s has the listing. See the pictures here.

Unit #708: 3 bedrooms, 3 baths, 1550 square feet

• Sold in February 1999 for $270,000
• Sold in May 2001 for $384,000
• Sold in August 2004 for $430,000
• Sold in April 2010 for $475,000
• Sold in June 2014 for $518,000
• Currently listed for $799,000 (garage parking included)
• Assessments of $801 a month (includes heat, a/c, parking, doorman, exercise room, exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $8451
• Central Air
• Washer/dryer in the unit
• Bedroom #1: 17×13
• Bedroom #2: 14×11
• Bedroom #3: 11×10
• Terrace: 41×15

The Abbott Estate at 4605 N. Hermitage in the Ravenswood neighborhood of Uptown came on the market in February 2016.

If it looks familiar, it’s because we chattered about it in 2010 after it had been on the market during the Great Recession years in 2009 and 2010.

You can see our chatter here (where some of you advocated tearing this down and building something new).

We chattered about it again in February 2016, when it came on the market for nearly double the 2011 sales price.

You can see that chatter here (where most of you thought it was, surprise, over priced.)

If you recall, this is a unique north side property.

Built in 1891 for the founder of Abbott Labs, Wallace Abbott, this Victorian is on an oversized 92×165 corner lot (which is nearly an acre), and has a wrap around porch.

At the time it was built, the house was in the Chicago suburb of Ravenswood.

The house is 7000 square feet.

It also has an updated carriage house. In 2010 they were renting it out for $2400 a month. The current listing doesn’t say that it is rented. There aren’t any pictures of the interior in the listing either.

Here’s what was said about it in an article by Dennis Rodkin in Chicago Magazine in March 2011:

Price Points: Karras was no-nonsense about having sold the house at 17.6 percent below its 2006 purchase price. “The market speaks; the market knows,” he insisted. “That’s all you can say, right? It’s a tough market.” He declined to say how much the carriage house renovation and other improvements cost, but Jeff Lowe, the Karrases’ agent (their third to market the property), notes that the rehabbed structure, once uninhabitable, now rents at $2,000 a month. That goes a long way toward covering the property’s $28,000 annual tax bill, Lowe says.

In 2010, the listing said the home had updated bathrooms and mechanicals. The 2016 listing said it had been “modernized.”

Now it says things like the house has a “newer” kitchen.

The kitchen still has white cabinets and stainless steel appliances.

5 bedrooms are on the second floor with the master suite is on the top floor.

In 2010, the basement was unfinished but now the space has drywall and carpeting and a rec room, exercise room, work room and playroom.

There’s space pak cooling.

In the last hot market, in 2006, the house sold in only about a month for just $39,000 under the list price.

But in 2009, it didn’t sell until February 2011.

It came back on in February 2016 and was under contract by April 2016, but it fell out of contract and was relisted.

Originally listed in February 2016 for $3.449 million, it has now been reduced to $1,999,000.

That’s close to the October 2006 sales price of $1.95 million.

Is this house now a deal?

Jennifer Ames at Coldwell Banker now has the listing. See the pictures and floor plan here.

4605 N. Hermitage: 5 bedrooms, 6 bathrooms, 7000 square feet

• Sold in May 2004 for $1.5 million
• Sold in October 2006 for $1.95 million
• Originally listed in August 2009
• Was listed in November 2009 at $2.338 million
• Reduced
• Listed in September 2010 for $1,999,999
• Reduced
• Was listed in October 2010 at $1,799,000
• Sold in February 2011 for $1,606,000
• Was listed in February 2016 at $3.449 million
• Under contract in April 2016
• Reduced
• Currently listed at $1,999,000
• Taxes are now $24,570 (they were $16,141 in 2016 and $18,268 in October 2010)
• Space Pak cooling
• Rental carriage house
• There’s a 2-car garage
• Bedroom #1: 18×17 (third floor)
• Bedroom #2: 20×16 (second floor)
• Bedroom #3: 19×16 (second floor)
• Bedroom #4: 16×12 (second floor)
• Bedroom #5: 12×11 (second floor)
• Bedroom #6: 16×12 (second floor)
• Recreation room: 44×15 (basement)
• Exercise room: 20×19 (basement)
• Work room: 12×11 (basement)
• Playroom: 23×13 (basement)

This 2-bedroom loft in the Chess Lofts at 320 East 21st in the South Loop just came on the market.

The Chess Lofts is the old Chess Records Studio building and was converted into lofts at the end of the housing bubble, in 2008.

For that reason, many of the units went unsold and/or many of the original buyers got into distress.

This loft has 16 foot ceilings and new wood flooring in the main living areas.

It has concrete ceilings and exposed concrete walls (but no exposed brick.)

The master suite has a window while the second bedroom doesn’t.

The loft has a private balcony.

It has all the features that buyers look for including central air, washer/dryer in the unit and garage parking is $25,000.

Recently, several other units came on the market in this building, all with the same set of pictures.

This loft is listed at $295,000 plus $25,000 for the parking. In 2008, it sold for $389,500 with the parking spot but there was a lis pendens foreclosure filed and it went back to the bank.

10 years after the original sales, is the Chess Lofts finally recovered from the housing bust?

Charles Gullett at Best Chicago Properties has the listing. See the pictures here.

Unit #604: 2 bedrooms, 2 baths, no square footage listed

• Sold in February 2008 for $389,500
• Lis pendens foreclosure filed in May 2010
• Sold in November 2010 for $202,000 (doesn’t appear to include the parking)
• Currently listed at $295,000 (plus $25,000 for the parking)
• Assessments of $426 a month (includes heat, a/c, gas, lawn care, scavenger, snow removal and basic cable. This is not a doorman building.)
• Taxes of $4348
• Central Air
• Washer/dryer in the unit
• Balcony
• Bedroom #1: 14×10
• Bedroom #2: 11×10
• Living room: 20×11
• Kitchen: 12×8

This 3-bedroom at 2400 W. Warner in North Center came on the market in March 2018.

This building was constructed in 2005 and has 7 units, a parking garage and an elevator.

It’s on the corner of Warner and Western Avenue.

This unit is a corner unit with Juliet balconies, crown molding and a unique arched doorway into the kitchen.

The kitchen has wood cabinets, stainless steel appliances, granite counter tops and a breakfast bar.

There’s a master suite with Juliet balconies and a walk-in closet.

The unit has central air, washer/dryer in the unit and a garage parking spot is included.

The listing says its in the Coonley Elementary school district.

Originally listed in March 2018, it has been on and off the market for 6 months.

During the housing boom, North Center was a hot neighborhood.

Has the hotness vanished?

Leigh Marcus at @Properties has the listing. See the pictures here.

Unit #3E: 3 bedrooms, 2.5 baths, 1800 square feet

• Sold in February 2009 for $276,000 (per Redfin)
• Sold in March 2014 for $403,000 (per Redfin)
• Originally listed in March 2018 (I don’t have a price)
• Currently listed at $439,900 (parking included)
• Assessments of $391 a month (exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $6935
• Central Air
• Washer/dryer in the unit
• Bedroom #1: 17×15
• Bedroom #2: 16×11
• Bedroom #3: 12×10

This 3-bedroom penthouse loft in the Regal Lofts at 1735 W. Diversey in Lincoln Park recently came on the market.

If it looks familiar, that’s because we last chattered about it in 2008-2011 time period when it was a foreclosure, became bank owned, and then came back on the market again.

You can see our 2008 chatter with the interior pictures before the remodel here.

The listing says it was redesigned 4 years ago.

This floor of the Regal Lofts was added in the conversion and doesn’t have exposed brick or timber ceilings. The ceilings, however, are 11 feet tall and the loft has exposed ductwork.

The loft has north, east and west exposures along with an 85 foot private terrace with gas and water lines.

The loft has walnut hardwood floors.

It also has a new kitchen with Archisesto modern white cabinetry, stainless steel appliances and quartz counter tops with a built-in island and custom backsplash.

The bathrooms have also been redone and have modern finishes.

The master bedroom has an en suite bath.

The loft has the features that buyers look for, including central air, side-by-side washer/dryer in the unit and parking is included (it doesn’t say if it’s outdoor or garage, however.)

Originally listed in June 2018 for $579,000 it has been reduced to $549,878.

This loft building was converted in 2000. The finishes are now 18 years old.

If you want to sell a condo for a gain in 2018, do you need to remodel?

Matt Laricy at Americorp has the listing. See the pictures here.

And you can see the old pictures at our 2008 chatter here.

Unit #615: 3 bedrooms, 2 baths, 1700 square feet

• Sold in June 2000 for $368,000
• Sold in April 2002 for $395,000
• Sold in July 2006 for $492,000
• Lis pendens foreclosure filed in September 2009
• Bank owned in September 2011
• Sold in March 2012 for $380,000
• Originally listed in June 2018 for $579,000
• Reduced
• Currently listed for $549,878 (includes parking)
• Assessments now $609 a month (they were $490 a month in 2008) (includes exercise room, exterior maintenance, lawn care, scavenger, snow removal)
• Taxes now $7749 (they were $7215 in 2008)
• Central Air
• Side-by-side washer/dryer in the unit
• Bedroom #1: 14×17
• Bedroom #2: 12×13
• Bedroom #3: 12×13
• Balcony: 8×85

This 2-bedroom in a vintage walk-up at 816 N. Dearborn in the Gold Coast recently came on the market.

If it looks familiar, though, that’s because it was on the market for several months earlier this year and sold in May 2018. We didn’t chatter about it back then, however.

Built in 1891, the association has 16 units which would indicate that next door buildings such as 818 N. Dearborn are included in the same association.

The listing says it has been “renovated to sell” with just about everything updated.

The only original features still in the condo are the 3 original wood burning fireplaces and mantles along with the 10.5 foot ceilings.

Otherwise, all of the crown moulding, which is triple moulding at the ceiling, is brand new.

The unit also has a custom lattice on the living room wall which is not original.

It also new 6″ rift sawn white oak hardwood floors throughout.

The kitchen has white cabinets, marble counter tops with waterfall edge, a 6-burner Fisher & Paykel range and Liebherr paneled refrigerator.

There are 8 foot solid core doors.

There’s no private outdoor space but the association has a common patio behind the buildings.

The unit has the features buyers look for such as central air and washer/dryer in the unit but there’s no deeded parking. It’s available to rent in the neighborhood.

Is this a vintage lover’s dream?

Vincent Anzalone at Dream Town Realty has the listing. See the current pictures here.

You can see the prior listing photos here.

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

• Sold in April 1989 for $200,000
• Sold in February 2015 for $376,000
• Sold in May 2018 for $385,000 (per Redfin)
• Currently listed for $750,000
• Assessments of $601 a month (includes exterior maintenance, scavenger, snow removal)
• Taxes of $9665
• Central Air
• Washer/dryer in the unit
• No parking- available to rent in the neighborhood
• 3 original wood burning fireplaces
• Bedroom #1: 12×14
• Bedroom #2: 13×11
• Living room: 22×12
• Dining room: 17×14
• Kitchen: 14×8

This 3-bedroom single family home at 2025 W. Chase in Rogers Park came on the market in July 2018.

(Sorry- no picture, but Redfin has it as a “hot home” so I wanted to cover it quickly.)

Built in 1911, it is on a wider than normal Chicago lot of 32×113 and has a 2-car garage.

The listing says you can “travel without ever leaving your home.”

It has a front porch that is described as a Hawaiian retreat which leads to a custom English library complete with a ventless stone fireplace and built-in wood bookshelves, lion carvings and wood moldings.

There’s also an oak staircase which leads to two of the bedrooms, including the master suite. Both bedrooms have attached bathrooms.

The house has a log cabin “hidden” room.

The kitchen has wood cabinets, granite counter tops and stainless steel appliances.

There’s a custom deck with an awning overlooking a formal garden with a fountain and iDramatic lighting.

The basement is finished with a “fully functional 50s diner” and a 7-seat movie theater with projection screen, theater seating and lighting. (Is the basement furniture included???)

The house has Pella windows, skylights, and recessed lights as well as central air.

Originally listed at $499,000 it has been reduced $14,000 to $485,000.

That’s well below the 2007 sales price of $580,000 (but I urge you to go take a look at those loans for a reminder about what was going on in 2005-2008. Good times.)

Are north side houses under $500,000 near the lake a deal?

Lynn Pufpaf at Baird & Warner has the listing. See the pictures here.

Or see it in person this weekend, on Sunday Aug 5 from 1-3 pm.

2025 W Chase: 3 bedrooms, 4 baths, 1800 square feet

• Sold in August 2005 for $335,000
• Sold in April 2007 for $580,000
• Lis pendens filed in December 2017
• Sold in September 2009 for $230,000
• Originally listed in July 2018 for $499,000
• Reduced
• Currently listed at $485,000
• Taxes of $6691
• Central Air
• 2-car garage
• Ventless fireplace
• Bedroom #1: 18×16 (second floor)
• Bedroom #2: 15×15 (second floor)
• Bedroom #3: 12×9 (main floor)
• Family room: 26×14 (basement)
• Theater: 12×24 (basement)

This 5-bedroom Tudor English manor at 6087 N. Kirkwood in Sauganash has been on and off the market since September 2014.

If it looks familiar, that’s because we chattered about it in November 2016. See the chatter here (which was crazy- by the way.)

If you recall, it’s a unique property.

Built in 1937, it has many of its vintage features intact including cove moldings, custom millwork, historical lead glass windows, arched doorways and two wood burning stone fireplaces.

It’s on an oversized corner lot measuring 72×125 which allows for a rare 4-car heated/cooled garage.

Because of the large lot, there space for an outdoor heated in-ground swimming pool with an outdoor kitchen, a gazebo/cabana and an outdoor stone fireplace. You can vacation at home all summer.

It has a gourmet kitchen with a wine refrigerator.

The listing says the house is over 6,000 square feet.

Four out of the five bedrooms are on the second floor including the master suite.

There are also plenty of family spaces including a playroom on the third floor and a family room and recreation room in the finished basement.

If you’re not using the pool, or it’s winter, you can always work out in the basement exercise room and hang out in the sauna.

In March 2016, it was listed at $1.799 million.

Over 2 years later, it’s been reduced $99,000 to $1.7 million.

What will it take to sell this property?

Michael Mitchell at Coldwell Banker now has the listing. See the pictures here.

6087 N. Kirkwood: 5 bedrooms, 4.5 baths, over 6,000 square feet, 4 car heated garage

• Sold in April 1993 for $575,000
• Sold in November 2005 for $925,000
• Originally listed in March 2016 for $1.799 million
• Reduced
• Currently listed at $1.7 million
• Taxes were $14,496 in 2016 and are still $14,496
• Central Air
• Oversized lot of 75×125
• 2 wood burning fireplaces
• Outdoor heated pool
• Outdoor kitchen
• Sauna
• Bedroom #1: 19×20 (second floor)
• Bedroom #2: 19×13 (second floor)
• Bedroom #3: 15×13 (second floor)
• Bedroom #4: 15×11 (second floor)
• Bedroom #5: 15×14 (third floor)
• Exercise room: 14×10 (basement)
• Family room: 15×16 (basement)
• Recreation room: 11×31 (basement)
• Playroom: 26×21 (third floor)

This top floor 3-bedroom in a boutique vintage building at 11 N. Carpenter in the West Loop came on the market in June 2018.

The 3-unit building was constructed in 1885 and was gut rehabbed in 2013 with upscale finishes.

It has dark hardwood floors throughout and 11 foot ceilings.

The listing says it has a “chef’s kitchen” with espresso cabinetry, quartz counter tops, stainless steel appliances and Restoration Hardware lighting.

According to a prior rental listing, the bathrooms have Grohe, Kohler and Toto finishes.

The unit has professional built-out closets.

It also has a rare full-size stackable washer/dryer.

There’s a private 12×9 rear balcony with views of the downtown, including the Willis Tower.

It has central air but no parking. It’s permit parking on the street.

Since this is the top floor unit, it apparently has roof rights as the listing says there is a potential duplex-up build out and architectural plans are included.

Expand your living & outdoor space with potential duplex-up build out, offering 4th bedroom & 300+ SF deck! This concept is an entertainer’s dream: Soho style rooftop w/ sliding glass doors, private deck, green space & city views! Full scale architectural plans included in sale & detailed rooftop’s full build-out potential.

Are today’s buyers really interested in doing a rooftop build out?

Is this opportunity a lure?

Kelly Parker at @Properties has the listing. See the pictures and what the build-out looks like here.

Unit #3: 3 bedrooms, 2 baths, no square footage listed

• Sold in January 2013 for $400,000
• Originally listed in June 2018 for $675,000
• Reduced
• Currently listed at $650,000
• Assessments of $179 a month (includes scavenger)
• Taxes of $9115
• Central Air
• Full-size washer/dryer
• Bedroom #1: 12×12
• Bedroom #2: 10×10
• Bedroom #3: 10×10
• Living/dining combo: 20×20
• Kitchen: 10×6
• Deck: 12×9

This top floor 3-bedroom in the Cordova at 1427 N. Dearborn in the Gold Coast came on the market in early July 2018.

The Cordova was built in 1930 and has 8 units and an elevator.

It was converted into condos in 2002.

It’s also one of the rare vintage buildings that has parking, which is behind the building.

None of the listings in this building ever say it’s covered, and there are never pictures, so I’m assuming its exterior assigned uncovered spaces.

This unit has some of the vintage features you would expect from this era including high ceilings, crown moldings and leaded glass windows.

The kitchen is Cambium design with cherry cabinets, stainless steel appliances and granite counter tops.

There’s also a unique greenhouse window in the kitchen, where the listing says you can grow herbs.

The bathrooms are marble and glass.

There’s a balcony where you can grill off the third bedroom and this unit has roof rights if you want to build a rooftop deck.

This unit also has separate storage and the building is professionally managed.

It has the other features buyers look for including central air and washer/dryer in the unit.

This property has already been under contract once since it was listed just a few weeks ago.

At $698,000, is it a deal compared to newer construction 3-bedrooms?

Emily Sachs Wong at @Properties has the listing. See the pictures here.

Or you can see it at the Open House on Sunday from 11 – 1 PM.

Unit #4s: 3 bedrooms, 2 baths, 1700 square feet

• Sold in March 2002 for $574,000
• Sold in October 2003 for $635,000
• Sold in December 2014 for $615,000
• Sold in December 2016 for $662,500
• Originally listed in July 2018 for $698,000
• Under contract
• Re-listed in July 2018 for $698,000
• Assessments of $540 a month (includes exterior maintenance, scavenger and snow removal)
• Taxes of $9676
• Central Air
• Washer/dryer in the unit
• Exterior parking included
• Bedroom #1: 14×12
• Bedroom #2: 12×12
• Bedroom #3: 15×9