Crib Chatter

This 3-bedroom in 1400 N. Lake Shore Drive in the Gold Coast recently came on the market.

Built in 1927, this building has 398 units.

It was apartments which were converted into condominium units right at the peak of the boom in 2006.

The building was marketed to investors given it’s location in the Gold Coast neighborhood overlooking the Lake.

By 2010, after the bust, the developer was auctioning off 30 of its remaining 80 units. See our chatter about the auction here.

This is one of the larger units in the building at 1600 square feet.

It is a corner unit with lake views.

The kitchen has been opened up to the rest of the unit and has stone counter tops and stainless steel appliances.

The listing says it has “remodeled baths.”

There is a washer/dryer hook-up in the unit. Most of the smaller units do not have w/d in the unit.

There is no central air but this unit has window a/c.

There’s no parking in the building but there’s a landscaped sundeck on the roof.

This unit is leased until the end of August 2015.

This property came on the market at $550,000, or $94,000 above the 2006 purchase price.

Will it get the premium now that the market is hot again?

Laura Meier at @Properties has the listing. See the pictures here.

Unit #5N: 3 bedrooms, 2 baths, 1600 square feet

• Sold in January 2006 for $456,000
• Currently listed at $550,000
• Assessments of $680 a month (includes doorman, sundeck)
• Taxes of $3818
• No central air- window a/c units only
• Washer/Dryer hook-up in the unit
• No parking
• Bedroom #1: 13×11
• Bedroom #2: 12×14
• Bedroom #3: 10×12

This 3-bedroom loft at 1235 N. Honore in Wicker Park came on the market in July 2015.

It’s part of a 13-unit loft complex but it’s like a freestanding structure as it’s on street level with a 36 foot wall of windows.

It has exposed brick and 17-foot timber ceilings as well as a skylight.

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

The master bedroom is on the second level with a spa bath.

It has central air, washer/dryer in the unit and 2 car parking in a secure lot.

There is a common patio and garden as well.

This space may remind you of this apartment from the movie “The Vow”, with Channing Tatum and Rachel McAdams, which took place in Chicago (although it was actually filmed in Toronto.)

You can see those interior set pictures on Apartment Therapy here.

It has come on the market at $799,000.

Will buyers have to pay in the $700,000s for 3-bedrooms in hot Wicker Park?

Susan Berman at Susan Berman Broker has the listing. See the pictures here.

Unit #1W: 3 bedrooms, 2 baths, 2500 square feet

• Sold in June 1991 for $183,000
• Sold in December 1997 for $310,000
• Sold in April 2002 for $450,000
• Sold in December 2005 for $570,000
• Currently listed at $799,000 (includes 2-car parking)
• Assessments of $305 a month (includes exterior and scavenger)
• Taxes of $5453
• Central Air
• Washer/Dryer in the unit
• Bedroom #1: 16×13 (2nd level)
• Bedroom #2: 18×12 (2nd level)
• Bedroom #3: 18×12 (main level)
• Loft: 9×9

This 2-bedroom loft at 3151 N. Lincoln in West Lakeview came on the market in May 2015.

The west facing loft has authentic loft features including exposed brick and 12 foot ceilings.

It has a spiral staircase to private rooftop deck as well as a skylight in the second bedroom.

The kitchen has maple cabinets and stainless and white appliances.

This loft has the other features buyers look for including central air, in-unit washer/dryer and garage parking.

It is located just a few steps from the soon-to-be built mega-Whole Foods at the Ashland/Belmont intersection.

At 1700 square feet, it is also considerably larger than most of the basic 2/2 lofts in the neighborhood.

Originally listed for $435,000, it has reduced to $389,000 plus $25,000 for the parking.

Is this a deal for the location and square footage?

Jenna Smith at Dream Town has the listing. See the pictures here.

Unit #316: 2 bedrooms, 2 baths, 1700 square feet

• Sold in September 1996 for $220,500
• Sold in March 2000 for $300,o00
• Sold in September 2006 for $415,000
• Originally listed in May 2015 for $435,000
• Reduced
• Currently listed at $389,000 plus $25,000 for parking
• Assessments of $496 a month (includes cable)
• Taxes of $6634
• Central Air
• Washer/Dryer in the unit
• Bedroom #1: 16×15
• Bedroom #2: 16×14
• Laundry: 8×6

This 2-bedroom in The Breakers at 1200 W. Sherwin in East Rogers Park just came on the market.

Built in 1923 as 50 apartments, in 2005, the building was converted into 27 luxury condos.

From what I understand, an underground parking garage was also added during the conversion.

The huge east facing deck remains as does the private beach access. According to the listing, the beach has a shower hose and use of water craft.

This unit has east facing direct Lake Michigan exposures from the kitchen and the living/dining room.

The two bedrooms have southern exposure.

The listing says the unit has a “custom” chef’s kitchen with stainless steel appliances.

It also has crown molding, a gas fireplace and venetian plaster walls.

The master bedroom is en-suite with a custom steam shower.

The unit has all the other features buyers look for including in-unit washer/dryer, space pac cooling and garage parking.

There is no prior sales price listed in the public record so this appears to still be owned by the developer. It is rented until September 2015.

This is a unique building with unique views and amenities.

Will this sell quickly in this hot market?

Sharon Kozak at Coldwell Banker has the listing. See the pictures and the floorplan here.

Unit #2A: 2 bedrooms, 2 baths, 1600 square feet

• No prior sales price- building converted in 2005
• Currently leased until September 2015
• Listed at $599,000 (includes parking)
• Assessments of $505 a month (includes heat, gas, exercise room)
• Taxes of $8214
• Space pac cooling
• Washer/dryer in the unit
• Bedroom #1: 12×16
• Bedroom #2: 11×11

This 2-bedroom condo at 930 N. Wood in West Town first came on the market in December 2014.

We chattered about it in January 2015 as it was listed for $52,000 more than the peak 2005 price. See that chatter here.

Seven months later, it is still on the market.

Built in 2000, the kitchen has maple cabinets, granite counter tops and black appliances.

It has hardwood floors in the main living areas and a fireplace.

In 2011, the listing said it was 991 square feet. This time around, it says 1110 square feet.

The unit has the features buyers look for, including central air, washer/dryer in the unit and deeded parking – although it’s an outdoor space.

It is just a few blocks from the hot Division street restaurant scene

Since January, it has been on and off the market.

It has also reduced $10,000 to $365,000 but that price is still $42,500 above the peak price.

Why isn’t this selling in this hot market?

Linda Metz at Berkshire Hathaway KoenigRubloff still has the listing. See the pictures here.

Unit #2: 2 bedrooms, 2 baths, 1110 square feet

• Sold in January 2001 for $229,000
• Sold in April 2002 for $266,900
• Sold in April 2005 for $322,500
• Lis pendens foreclosure filed in February 2009
• Bank owned in October 2010
• Sold in July 2011 for $236,000
• Originally listed in December 2014 for $375,000 (including outdoor parking space)
• Reduced
• Currently listed at $365,000 (includes the parking space- which the listing now says is 2-car tandem parking)
• Assessments now $116 a month (they were $119 a month in 2011)
• Taxes are $4888 (they were $4833 in 2011)
• Central Air
• Washer/Dryer in the unit
• Bedroom #1: 12×17
• Bedroom #2: 10×12

This studio in The Flats on LaSalle at 1140 N. LaSalle in the Gold Coast just came on the market.

The building was constructed in 1924 as a luxury hotel. All of the units are either small one bedrooms or studios. There is no parking.

And there are no washer/dryers in the units as there is no space for them.

Long time housing market watchers will remember this building from its former ads during the boom describing the conversion as “Mini Condos @ Mini Prices”. They also gave away Mini Coopers at one point as a promotion.

This studio is just 281 square feet.

The main living spaces is 15×11 and is carpeted.

The kitchen is a Pullman kitchen with a stainless steel refrigerator and stove.

There is window units for air conditioning.

The building has a doorman.

The listing says the “Lincoln Park Zoo and the Lake” are a half a mile away.

With all the new construction going up in the area, and therefore producing a LOT of competition for renters, would you buy in this building as an investor?

Zack Ivanovic at The Building Group has the listing. See the pictures here.

1140 N. LaSalle: studio, 281 square feet

• Sold in June 2010 for $83,000
• Currently listed for $85,000
• Assessment of $269 a month (includes heat, water, gas, cable, doorman)
• Taxes of $803
• Window unit air conditioning
• No washer/dryer in the unit
• No parking
• Studio: 15×11

This 3-bedroom penthouse in the Urban Sandbox at 1615 N. Wolcott in Bucktown came on the market in early June 2015.

If it looks familiar, it’s because we chattered about this unit in May 2012.  See our chatter here.

Back then, it was listed at $1.2 million.

Many of you wondered how Bucktown could support a $1.2 million penthouse in a 4-story midrise building.

The Urban Sandbox is an 8-unit mid-rise modern building with an elevator which was originally marketed in 2007, just before the bust hit.

The architect was Miller Hull and in 2009 it won the Builder’s Choice Urban Infill Grand Award and Project of the Year.

See the architect’s website here.

The penthouse is 70 feet wide and has a 490 square foot wrap around terrace as well as a 500 square foot rooftop deck with a hot tub and sauna.

It has 10 foot ceilings and floor to ceiling windows.

The kitchen has Arclinea cabinets with Subzero and Miele appliances.

It also has 2-car garage parking.

This unit ended up selling for $1.085 million in August 2012.

It came back on the market this year listed at $1.5 million and went under contract almost immediately.

After Lincoln Park, is Bucktown now the most prestigious neighborhood in the city?

Unit #402: 3 bedrooms, 2.5 baths, no square footage listed, 2 car garage parking

• Sold in August 2009 for $1.1 million
• Was listed in May 2012 for $1.2 million
• Sold in August 2012 for $1.085 million
• Originally listed in June 2015 for $1.5 million
• Under contract in 9 days
• Assessments now $491 a month (they were $379 a month in 2012)- includes water
• Taxes are now $14371 (they were $17,522 in 2012)
• Central Air
• Washer/Dryer in the unit
• Bedroom #1: 14×19
• Bedroom #2: 11×15
• Bedroom #3: 11×10

This 2-bedroom loft in the Bodine Building Lofts at 2250 W. Ohio in West Town came on the market in March 2015.

The Bodine Building Lofts was converted into lofts in 1994 and has 20 units.

This loft is a corner duplex down with the features loft lovers look for including high timber ceilings and exposed brick walls.

One bedroom is on the main floor with the second bedroom on the lower level along with a study.

The listing says the kitchen is a “new modern kitchen” with dark cabinets, stainless steel appliances and what looks like stone counter tops.

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

Since coming on the market in March at $525,000, it hasn’t had any price reductions.

What will it take to sell this loft?

Amy Berk at @Properties has the listing. See the pictures here.

Unit #105: 2 bedrooms, 2.5 baths, 2600 square feet

• Sold in May 1996 for $149,500
• Originally listed in March 2015 for $525,000 (includes the parking)
• Currently still listed for $525,000 (includes the parking)
• Assessments of $318 a month (includes snow removal)
• Taxes of $4342
• Central Air
• Washer/Dryer in the unit
• Bedroom #1: 19×20 (main level)
• Bedroom #2: 12×17 (lower level)
• Study: 9×25 (lower level)
• Laundry: 7×13 (main level)

This 2-bedroom townhouse at 1818 N. Bissell in Lincoln Park came on the market on June 23, 2015.

It has a split floor plan with a bedroom on the second floor and one on the third floor.

The kitchen has white 42 inch cabinets, granite counter tops and stainless steel appliances.

It has a lower level family room and a 1-car garage.

This townhouse came on the market just 12 days after a similar townhouse just 2 doors down the street at 1814 N. Bissell had come on the market.

We chattered about that townhouse in June 2015. See our chatter here (the link is still active- so you can see the interior pictures as well.)

Here’s the timeline for the two units:

• June 11: 1814 N. Bissell came on the market at $549,000
• June 17: 1814 N. Bissell cuts its price to $509,000
• June 23: 1818 N. Bissell comes on the market at $509,000
• June 24: 1814 N. Bissell goes under contract
• July 6: 1818 N. Bissell reduces to $497,500
• July 23: 1818 N. Bissell reduces to $469,000
• Today: 1818 N. Bissell is still on the market

The El runs behind both townhouses equally. They are just a few steps from each other.

This townhouse has now been reduced by $40,000 in just the last month.

Are buyers starting to balk at the record high prices?

Coleen Kent at @Properties has the listing. See the pictures here.

1818 N. Bissell: 2 bedrooms, 2 baths, 1635 square feet

• Sold in January 1999 for $273,000
• Sold in March 2003 for $335,000
• Sold in November 2005 for $410,000
• Sold in May 2010 for $418,500
• Originally listed in June 2015 for $509,000
• Reduced twice
• Currently listed at $469,000
• Assessments of $100 a month
• Taxes of $7755
• 1 car garage
• Central Air
• Bedroom #1: 15×13 (third floor)
• Bedroom #2: 16×10 (second floor)
• Family room: 16×14 (lower level)

This 3-bedroom at 215 W. Huron in River North recently came on the market.

It is one of the few residential buildings located in what is known as the River North Gallery District.

The 5-unit building was converted into condominiums in 1997.

The elevator opens privately into each unit.

The unit has 11-foot high ceilings and crown moldings along with North, South and East views.

The listing says it is a “new kitchen” with granite counter tops and stainless steel appliances.

It has central air, washer/dryer in the unit and 1-car garage parking.

The unit is currently listed at $265,000 higher than the 2013 sale price, at $915,000.

Is nearly a million dollars the new 3-bedroom price point to gain entry in the Gallery District now?

Jayne Alofs at Berkshire Hathaway KoenigRubloff has the listing. See the pictures here.

Unit #2: 3 bedrooms, 2 baths, 2400 square feet

• Sold in April 1997 for $335,500
• Sold in November 1998 for $310,000
• Sold in March 1999 for $419,500
• Sold in March 2001 for $599,000
• Sold in July 2003 for $600,000
• Sold in June 2013 for $650,000
• Originally listed in July 2015 for $987,000
• Reduced
• Currently listed at $915,000 (includes garage parking)
• Assessments of $375 a month (includes exterior maintenance)
• Taxes of $10,292
• Central Air
• Washer/Dryer in the unit
• Bedroom #1: 24×12
• Bedroom #2: 12×9
• Bedroom #3: 12×9