Crib Chatter

This 2-bedroom at 351 W. Dickens in East Lincoln Park recently came on the market.

It’s not your typical cookie cutter unit.

The top floor unit has 1800 square feet with exposed brick and 16 foot ceilings.

And in a first for Lincoln Park, there’s a crow’s nest.

The kitchen has maple cabinets and white appliances.

The listing says the bathrooms were rehabbed in 2005.

It has 2 fireplaces and a private rooftop deck.

There is central air and washer/dryer in the unit but no deeded parking. The seller will pay for 1-year parking nearby.

The listing doesn’t mention an elevator in the building.

Is this priced to sell for the square footage and neighborhood?

Gabi Gates at Baird & Warner has the listing. See the pictures here.

Unit #4E: 2 bedrooms, 2 baths, 1800 square feet

• Sold in October 1990 for $225,000
• Sold in August 1995 for $290,750
• Sold in January 1997 for $285,500
• Originally listed in October 2012 at $499,000
• Currently still listed at $499,000
• Assessments of $215 a month
• Taxes of $7921
• Central Air
• Washer/Dryer in the unit
• No parking- but seller will pay for 1-year nearby
• 2 fireplaces
• Private rooftop deck
• Bedroom #1: 19×11
• Bedroom #2: 13×13

This 2-bedroom at 1954 W. Newport in Roscoe Village came on the market at the end of September 2012.

The unit appears to be a boom-era conversion.

It has Brazilian cherry hardwood floors and an open floor plan.

There are Espresso cabinets in the kitchen along with stainless steel appliances and granite counter tops.

There are Toto and Gerber faucets.

The unit has central air and washer/dryer in the unit but it doesn’t have parking.

It is listed $9,100 under the 2008 price.

With limited inventory in Roscoe Village, will this unit command this price?

David Lobraco at Re/Max Destiny has the listing. See the pictures here.

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

• Sold in February 2008 for $329,000 (per Redfin- as I can’t find the public record)
• Originally listed in September 2012 for $319,900
• Currently still listed at $319,900
• Assessments of $188 a month
• Taxes of $5299
• Central Air
• Washer/Dryer in the unit
• No parking
• Bedroom #1: 16×11
• Bedroom #2: 11×10

This 1-bedroom plus den at 5609 N. Wayne in Andersonville was on the market for 5 months without a sale in 2011 and recently came back on the market in October 2012 to try again.

The top floor unit was a 2005 conversion.

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

There is a slate surround in the bathroom.

There’s no parking but there is central air and a washer/dryer in the unit.

The unit is now listed about 21% under the 2008 purchase price at $179,000.

Is this a deal for a newer 1-bedroom in this neighborhood?

Jennifer Barnes at @Properties has the listing. See the pictures here.

Unit #3: 1 bedroom, 1 bath, den, no square footage listed

• Sold in December 2005 for $247,500
• Sold in July 2008 for $228,000
• Was originally listed in May 2011 for $209,900
• Reduced
• Was withdrawn in September 2011 listed at $199,900
• Re-listed in October 2012 for $179,000
• Currently listed at $179,000
• Assessments of $202 a month
• Taxes of $3239
• Central Air
• Washer/Dryer in the unit
• Bedroom: 12×9
• Den: 10×8

This 4-bedroom single family home at 2341 W. Berwyn in the Bowmanville neighborhood of Lincoln Square recently came on the market.

It is one of the gut renovated homes we’ve seen occuring all over the city.

Built on a 30×125 lot, it has a 2-car garage.

3 out of the 4 bedrooms are on the second level with the fourth in the basement.

The main level has been opened up so that the kitchen overlooks the family room.

The kitchen has cherry cabinets, granite counter tops, a tile backsplash and stainless steel appliances.

The listing says there are “spa caliber” stone baths.

There is also a lower level recreation room.

Before you all complain about the list price, a 3-bedroom house next door at 2339 W. Berwyn sold in June 2012 for $425,000. It was also renovated with the new kitchen etc.

See pictures of that house here.

Is Bowmanville the next “hot” neighborhood for these $400,000 starter homes?

Mario Greco at Prudential Rubloff has the listing. See the pictures here.

2341 W. Berwyn: 4 bedrooms, 3. 5 baths, no square footage listed, 2 car garage

• Sold in April 2012 for $71,000
• Currently listed at $449,000
• Taxes of $6002
• Central Air
• Bedroom #1: 15×12 (second floor)
• Bedroom #2: 12×12 (second floor)
• Bedroom #3: 12×11 (second floor)
• Bedroom #4: 14×8 (lower level)
• Family room: 15×13 (main level)
• Recreation room: 19×18 (lower level)

There’s been plenty of new construction of multi-unit buildings on some of the main arteries in the GZ recently, most notably on Diversey, Belmont, Irving Park and also on Ashland.

But now there are several new buildings going up on Western at 4042 N. Western and 4046 N. Western in North Center.

I’ll highlight 4042 N. Western since all of them appear to have the same pictures, finishes and prices.

Here are the prices for each of the floors:

• Unit #1: 3/2.5 bath duplex down listed at $339,900
• Unit #2: 2/2 listed at $269,900
• Unit #3: 2/2 listed at $279,900

All units include garage parking.

There is a communal garage rooftop deck.

The units have stainless steel appliances including Bosch.

The kitchen has white cabinets (white is “in” now) along with granite/marble counter tops.

The bathrooms are porcelain and ceramic.

The units also have wainscotting and hardwood floors.

Last year we chattered several times about a 4-bedroom renovated house just a block up the street from these new buildings. Most of you thought it would be nuts to live on Western Avenue.

See our prior chatter on 4117 N. Western Avenue here.

All the listed units appear to be pending already, which is about half of all the units in these buildings.

Will these sell buildings sell-out quickly despite being on Western Avenue?

Is price everything? Where else in the GZ can you get a “new” 3/2 duplex for $339,900?

Melissa Govedarcia at Sergio & Banks has the listing. See the pictures here.

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

• New construction
• Currently listed at $269,900
• Assessments of $160 a month
• Taxes are “new”
• Central Air
• Washer/Dryer in the unit
• Garage parking included
• January 2013 occupancy
• Bedroom #1: 14×16
• Bedroom #2: 13×11

We last chattered about this 3-flat at 1832 W. Addison in North Center in August 2012. (Yes- I finally have the right neighborhood on this one.)

See our prior chatter here.

And while our discussion evolved into whether or not it would be better to buy property in Berwyn versus this building, several of you did express that the financials of being a landlord on this property weren’t the strongest.

3 months later, the building is still on the market and is still priced the same- at $529,900.

If you reclal, it is located just four buildings to the west of the Addison Brown line stop.

The 3 units have the following:

1. Unit #1: 2/1, rented for $800 a month
2. Unit #2: 2/1, rented for $1200 a month
3. Unit #3: 4/2 duplex up rented for $1400 a month

The 3-flat is on a standard 25×125 lot and has a 2-car garage.

Each of the tenants pays their own utilities. The listing doesn’t say if there is a washer/dryer somewhere in the building.

There is no central air.

The listing says the apartments have “newer kitchens” and that the plumbing and electrical has been updated.

Some of the units have original features such as hardwood floors and wood trim. The fireplaces also look original.

With the market apparently the hottest we’ve seen it in years, will this property sell in 2012 even without any price reductions?

Justin Francek at Dream Town still has the listing. See the pictures here.

1832 W. Addison: 3-flat, 8 bedrooms, 4 baths, 2 car garage

• Last sold before 1988
• Originally listed in June 2012 for $529,900
• Was listed in August 2012 at $529,900
• Currently still listed at $529,900
• Taxes of $7102
• No central air
• Rents total: $3400 a month

This 3-bedroom duplex down at 839 W. Wellington in Lakeview came on the market in July 2012.

We have chattered about this building before.

Built in 1898, it was converted into condos in 2004.

The difference is, the developer kept most of the vintage features and also put in upscale non-cookie cutter finishes.

At 2300 square feet, it has coffer ceilings and moldings as well as a unique french chateau style fireplace mantel.

The kitchen is described as a “cooks kitchen” with a large kitchen island, white cabinets, granite counter tops and stainless steel appliances.

2 of the 3 bedrooms are on the lower level along with a family room.

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

The listing says the hospital across the street isn’t a problem as far as ambulance sirens because this is a “quiet zone.”

Let’s not chatter about why it is being sold just two years later (there are reasons for it).

Is this unit competition for all of the newer construction duplex downs we chatter about or is the target buyer different?

Teresa Griffith at Jameson Sotheby’s has the listing. See the pictures here.

Unit #1: 3 bedrooms, 2.5 baths, 2300 square feet, garage parking

• Sold in June 2004 for $570,000
• Sold in June 2009 for $637,500
• Originally listed in July 2012 for $650,000
• Reduced
• Currently listed for $620,000
• Assessments of $324 a month
• Taxes of $9108
• Central Air
• Washer/Dryer in the unit
• Bedroom #1: 15×14 (main level)
• Bedroom #2: 17×14 (lower level)
• Bedroom #3: 14×13 (lower level)
• Family room: 22×14

This 3-bedroom duplex down at 3506 N. Greenview in the Southport neighborhood of Lakeview came on the market in October 2012.

This building was converted into condo units during the boom.

It has exposed brick and an open floorplan on the main level.

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

There are stone baths.

2 of the 3 bedrooms are in the lower level.

It has central air, washer/dryer in the unit and an outdoor deeded parking space which is included in the price.

The unit has been reduced $10,100 since October 2012.

It is also $82,600 under the 2008 purchase price at $384,900.

Is this a deal?

Lesley Vernald at @Properties has the listing. See the pictures here.

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

• Sold in October 2008 for $467,500
• Originally listed in October 2012 for $395,000
• Reduced
• Currently listed at $384,900 (includes the parking)
• Assessments of $345 a month
• Taxes of $5924
• Central Air
• Washer/Dryer in the unit
• Bedroom #1: 16×11 (lower level)
• Bedroom #2: 10×9 (lower level)
• Bedroom #3: 9×9 (main level)
• Family room: 14×9 (main level)

This second floor 3-bedroom at 2227 N. Bissell in Lincoln Park has been on the market since June 2012.

It recently reduced $56,000 and is now a short sale.

Two lis pendens foreclosures were also filed in June 2012.

The listing says this vintage unit in a 3-flat has been “restored.”

It now has an open kitchen with some white appliances, white cabinets and a tile backsplash.

There’s a fireplace and a private deck.

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

It is NOT on the El side of the street.

Can a 3/2 with 1600 square feet command $500,000 these days (even in Lincoln Park)?

Carol Buchen at Century 21 1st Class Homes has the listing. See the pictures here.

Unit #2: 3 bedrooms, 2 baths, 1600 square feet, 1 car garage parking

• Sold in June 1997 for $345,000
• Sold in December 1999 for $393,500
• Sold in June 2002 for $470,000
• Sold in July 2006 for $535,000
• Two lis pendens foreclosures filed in June 2012
• Originally listed in June 2012 for $550,000
• Reduced
• Currently listed as a “short sale” for $499,000
• Assessments of $125 a month
• Taxes of $7578
• Central Air
• Washer/Dryer in the unit
• Bedroom #1: 13×12
• Bedroom #2: 12×12
• Bedroom #3: 10×10

We last chattered about this 3-bedroom top floor unit at 1131 W. Addison in Lakeview in October 2010.

It had been on and off the market for a year and finally sold in October of that year for $22,000 under the 2007 purchase price.

See our final chatter, after the unit sold, here.

I asked in the final chatter whether or not the buyers got a deal for the square footage (and the rooftop hot tub).

Clio said:

“Of course they did – again, it’s not all financial. I’m sure the buyer probably is ecstatic and excited about moving into this place – you can’t put a price on peace of mind and a sense of stability that comes when you finally make your decision and actually buy a place. Also, most buyers are unwilling to compromise – so even if there were cheaper alternatives out there, something about this place may have “spoken” to the buyer. Good for them for having the balls to go out and buy a place (instead of crying, whining and complaining about how everything is terrible in real estate and we are all going to lose money, etc. etc. like so many on this website like to preach).”

Mike HG said:

“I mean, if they like the place and all, then does the price really matter if they are going to stay for 10 plus years? I wouldn’t pay more than 500k for it, but if I was a Cubs fan than it might be a little different. They should try to get those property taxes reduced, they seem a tad high.”

Just a little over 2 years later, the unit has come back on the market (yes, the hot tub is still there).

If you recall, this duplex up has luxury finishes including Viking kitchen appliances, granite counter tops in the kitchen and baths and custom cabinets.

The master bathroom has a spa shower.

The building is all brick.

The unit has four exposures along with the private rooftop deck with the hot tub and Wrigley Field views.

Two of the bedrooms are on the main level with the third in the duplex up.

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

It’s currently listed $16,100 under the 2010 purchase price.

Here’s a quick look at the sales history:

1. June 2007: $552,000
2. October 2010: $530,000
3. November 2012: currently listed at $513,900

Is it priced to sell quickly this time around?

Elizabeth Amidon at Dream Town has the listing. See the pictures here. 

Unit #3: 3 bedrooms, 2 baths, duplex up, 1 car parking, 1500 square feet

• Sold in June 2007 for $552,000
• Originally listed in October 2009 for $629,900
• Withdrawn
• Was listed in March 2010 for $609,000
• Reduced
• Was listed in May 2010 for $589,999
• Reduced
• Was listed in October 2010 for $579,999
• Sold in October 2010 for $530,000
• Currently listed for $513,900 (includes parking)
• Assessments still $176 a month
• Taxes now $8118 (they were $7605 in October 2010)
• Central Air
• Washer/Dryer in the unit
• Private roof deck with hot tub
• Bedroom #1: 14×13 (main floor)
• Bedroom #2: 10×10 (main floor)
• Bedroom #3: 22×13 (third floor)