Crib Chatter

This 3-bedroom penthouse at 540 W. Oakdale in East Lakeview came on the market the first week of March 2012 and it is already under contract.

I normally don’t like to chatter about properties that are under contract, but I thought this property was unique because:

1. It is newer construction on a tree lined street in East Lakeview where you normally find vintage;
2. It has all the bells and whistles buyers look for including central air, washer/dryer in the unit and garage parking;
3. It has a private rooftop deck; and
4. The building has an elevator.

I noticed that realtor Eric Rojas took some clients to see this unit and, similar to my thoughts, explained why this penthouse was a rare find on his blog:

We brought our clients to a rare penthouse condo in a small newer construction (circa 2000) elevator building located on the quiet residential 500 block of West Oakdale. The three beds, two baths home with garage is asking $599,000 (not my listing). Rare because most newer construction boutique elevator buildings are located on busy streets like Ashland and Halsted with mixed commercial and residential. This small building (only 10 units) affords this terrific location and rooftop deck view.

The kitchen has granite counter tops and stainless steel appliances.

The master bedroom has an ensuite bath.

It was priced $36,000 under the 2004 purchase price out of the gate, but is still listed above the 2002 price.

Is this property a sign of a hot real estate market or a sign that some properties will go under contract quickly simply due to their special features?

Meredith Manni at Koenig & Strey Real Living has the listing. See the pictures here.

Unit #4W: 3 bedrooms, 2 baths, 2000 square feet, 1 car garage parking

• Sold in April 2000 for $507,000
• Sold in June 2002 for $560,000
• Sold in August 2004 for $635,000
• Originally listed on March 7, 2012 for $599,000
• Under contract in less than 3 weeks
• Assessments of $398 a month
• Taxes of $9712
• Central Air
• Washer/Dryer in the unit
• Listing says “no dogs”
• Bedroom #1: 16×14
• Bedroom #2: 12×11
• Bedroom #3: 12×11

This 4-bedroom Victorian single family house at 3545 N. Marshfield in Lakeview has been on the market since November 2011.

In that time, it has been reduced $110,900.

At 2400 square feet, the house is on an oversized 37.5×125 lot.

Because of the larger lot, it has a rare 3-car garage.

3 of the 4 bedrooms are on the second floor with 1 bath. The fourth bedroom is in the lower level along with a family room and a full bath.

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

The house has central air.

The listing says it is in the Hamilton school district.

The house is listed $21,000 under the 2004 purchase price.

Is this a deal for the neighborhood?

Laura Topp at Koenig & Strey Real Living has the listing. See the pictures here.

3545 N. Marshfield: 4 bedrooms, 2.5 baths, 2400 square feet, 3 car garage

• Sold in October 1990 for $211,000
• Sold in July 1992 for $252,500
• Sold in December 2004 for $710,000
• Originally listed in November 2011 for $799,900
• Reduced several times
• Currently listed at $689,000
• Taxes of $9689
• Central Air
• Bedroom #1: 15×12 (second floor)
• Bedroom #2: 13×11 (second floor)
• Bedroom #3: 10×9 (second floor)
• Bedroom #4: 10×8 (lower level)
• Family room: 21×9 (lower level)

We’ve chattered about this 4-bedroom single family home at 2164 W. Leland in Lincoln Square several times in the past year.

See our August 2011 chatter here.

Originally listed at $799,000 a year ago, it was recently reduced again to $729,900.

That is $75,600 under the 2008 purchase price.

If you recall, this is considered “real” Lincoln Square as it’s just a block and a half to the shops and restaurants on Lincoln and also has easy access to several brown line El stops.

The house has had updates including a custom kitchen with concrete counter tops and stainless steel appliances. (However, according to the 2008 listing- those updates had already been done by the time of that sale.)

The upstairs bathroom has a double vanity and skylights along with a claw foot tub.

Built on an oversized 37.5×123 lot, the house has a two car garage and space pak cooling.

The basement is finished and has a half bath and a recreation room and a bedroom.

Listing agent, Eric Rojas, also told us that the house has space pak cooling, a mudroom and it is not located on the El side of Leland.

A year ago, some of you thought this house would sell quickly.

There’s not much currently on the market in “prime” Lincoln Square in this price point (or otherwise.)

Is this house now priced to sell?

Eric Rojas at Kale Realty still has the listing. See more pictures here.

2164 W. Leland: 4 bedrooms, 2 full and 2 half baths, 2 car garage, no square footage listed

• Sold in August 1995 for $209,000
• Sold in October 1997 for $264,500
• Sold in August 2008 for $805,500
• Originally listed in April 2011 for $799,000
• Reduced
• Was listed in August 2011 for $774,900
• Reduced
• Currently listed at $729,900
• Taxes of $7864
• Space Pak Cooling
• Bedroom #1: 12×15 (second floor)
• Bedroom #2: 12×13 (second floor)
• Bedroom #3: 11×12 (second floor)
• Bedroom #4: 15×15 (lower level)
• Recreation room: 15×27 (lower level)

This top floor 2-bedroom at 1111 N. Winchester in the Ukranian Village neighborhood of West Town recently came back on the market after trying to sell from August through November of 2011.

It’s been reduced $7,000 since the original listing.

According to the Redfin agent notes, this unit was converted in 2007.

It has a new kitchen with dark cabinets, granite counter tops and stainless steel appliances.

It has a balcony off the back of the unit but also apparently “private access to a roof deck” of which there are just renderings in the listing so I’m assuming it doesn’t exist (and that the owner simply has roof rights.)

The unit has 3 exposures.

It has central air and parking but no washer/dryer in the unit. However, there is a private laundry room/storage area in the basement with the unit’s own washer/dryer.

The listing says there is a $5,000 closing credit for a contract by 6/1/2012.

The unit is just minutes away from the shops and restaurants on hopping Division Street.

Given its location and amenities, will this unit have better luck selling this spring?

Eileen Ellis at Koenig & Strey Real Living has the listing. See the pictures here.

Unit #3R: 2 bedrooms, 1 bath, no square footage listed

• Sold in November 2007 for $288,000
• Originally listed in August 2011 for $295,000
• Withdrawn in November 2011
• Recently re-listed at $287,000
• Assessments of $150 a month
• Taxes of $2673
• Central Air
• Private laundry room in the basement
• Outdoor parking included
• Bedroom #1: 13×7
• Bedroom #2: 12×7

This 4-bedroom raised ranch at 717 West 19th Street in Pilsen recently came on the market.

Built in 1880 on a smaller than standard Chicago lot measuring 24×100, it has small bedrooms which were common at that time.

The listing says a den is being used as a pantry.

There is also a second kitchen in the back of the house along with a family room.

There’s a full basement with exterior access which has a full bath.

There’s no central air (window units only) and no parking.

But the house is east of Halsted and is near the galleries and restaurants on Halsted in both Pilsen and University Village.

Could this be a good condo alternative for someone who isn’t afraid of putting in some sweat equity?

Jennifer Liu at Jameson Sotheby’s has the listing. See the pictures here.

717 West 19th Street: 4 bedrooms, 2.5 baths, no square footage listed

• Currently listed for $139,900
• Taxes of $3393
• No central air- window units
• Full basement with “good” ceiling heights
• Bedroom #1: 12×8 (main level)
• Bedroom #2: 8×7 (main level)
• Bedroom #3: 8×7 (main level)
• Bedroom #4: 10×7 (main level)
• Family room: 16×12 (main level)

We haven’t chattered about Sono, the newer construction high rise at 860 W. Blackhawk in the Clybourn Street Corridor in the Near North Side in awhile. (yes- I’m probably getting the neighborhood wrong. What do you call this location?)

The building finally sold out and there haven’t been any recent resales until this 2-bedroom unit came on the market.

For some reason, I don’t have a picture of this building so we’ll have to do without.

This unit is a Southeast corner unit, which has views of the downtown skyline.

You can see from some of the listing pictures, that the new rental building, Sono East, that is nearly completed next to this building (originally it was supposed to be condos but now it’s apartments) does NOT block the downtown views from this unit.

This unit has all the finishes of new construction.

The kitchen has dark cabinets, stainless steel appliances and stone counter tops.

There are hardwood floors in the bedrooms and custom window shades (not a small thing in a corner unit.)

The unit is listed $26,900 above the 2010 purchase price.

With Sono East right next door available to rent, with granite counter tops and Poggenpohl cabinets, will it hurt this unit’s resale value?

You can see pictures, floorplans and amenities of Sono East here.

Joe Kennedy at @Properties has the 2-bedroom in Sono. See the pictures here.

Unit #707: 2 bedrooms, 2 baths, 1436 square feet

• Sold in November 2010 for $473,000
• Currently listed at $499,900 (includes 2 parking spaces)
• Assessments of $620 a month (includes heat, doorman, cable)
• Taxes are “new”
• Central Air
• Washer/Dryer in the unit
• Bedroom #1: 17×12
• Bedroom #2: 13×12

This 3-bedroom penthouse loft in The Sexton at 360 W. Illinois in River North has been on the market since May 2011.

It previously sold just 2 years before, in August 2009.

We chattered about this unit in September 2011 as the listing price was $225,000 higher than the 2009 purchase price with, apparently, no renovations done to the unit.

See our prior chatter here.

Back in September, all of you thought this was overpriced (even Clio).

Some of you were even surprised that Jennifer Ames had agreed to take the listing.

As predicted by all of you, the loft is still on the market (but has a new agent) and has now been reduced $66,000 (as the prior list price included one parking space and the current one doesn’t include any parking.)

If you recall, the loft is one of the bigger units in the building.

It has exposed brick and high timber ceilings with two outdoor spaces, including a 54 foot long deck.

All 3 bedrooms have windows and there is also a separate family room.

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

The loft has central air, washer/dryer in the unit and 2 parking spaces are available (for $35,000 each).

The loft is still priced $159,000 over the 2009 price.

What price will this loft eventually command?

Is the sale price being influenced by the new rental high rise that is being built across the street? (even if this unit doesn’t look directly on that building?)

Jennifer Mills at Koenig & Strey Real Living now has the listing. See the latest Youtube video here. (warning- music!)

You can also check out the Youtube video of the 2009 listing here if you want to compare. (also music)

Unit #601: 3 bedrooms, 3 baths, 2500 square feet

• Sold in December 1999 for $536,000
• Sold in October 2004 for $725,000
• Sold in August 2009 for $725,000
• Originally listed in May 2011 for $950,000
• Was still in September 2011 for $950,000
• 1 car parking included in the September 2011 listing plus second available for $35,000
• Reduced
• Currently listed for $849,000 (but now parking is extra for both spaces at $35,000 each) = $884,000 when compared to the prior listing
• Assessments now $1203 a month (they were $1097 a month in the prior listing) (includes doorman)
• Taxes of $12,804
• Central Air
• Washer/Dryer in the unit
• Bedroom #1: 19×18
• Bedroom #2: 13×13
• Bedroom #3: 10×15
• Family room: 16×13

This 3-bedroom townhouse at 2901 N. Lakewood in Lakeview has been on the market since September 2011.

It has 20 foot vaulted ceilings in the living area.

The kitchen has maple cabinet, stainless steel appliances and granite counter tops.

The master bedroom is on the third floor (along with a rooftop deck) while the other two bedrooms are on the second floor.

There is a first floor family room and what appears to be a full basement.

This is a fee-simple townhouse and is one of the rare townhouses at this price point that actually has a 2-car attached garage (instead of 1-car parking.)

It is listed about 9% under the 2010 purchase price.

It also has competition from two other townhouses on the same block (one of which finally went under contract priced at $599,000 after being on the market for 3 years.)

Is this townhouse a good duplex down alternative for a similar price?

Suzanne Thomas at Dream Town has the listing. See the pictures here.

Unit #E: 3 bedrooms, 3.5 baths, no square footage listed, 2 car parking

• Sold in October 1997 for $427,500
• Sold in September 2002 for $565,000
• Sold in March 2005 for $640,000
• Sold in July 2010 for $640,000
• Originally listed in September 2011
• Was listed on March 19, 2012 at $599,900
• Reduced
• Currently listed at $582,777
• Taxes of $9396
• Central Air
• Roof top deck
• Bedroom #1: 14×13 (third floor)
• Bedroom #2: 14×9 (second floor)
• Bedroom #3: 10×9 (second floor)

Longtime readers will remember this duplex up penthouse loft in the Locomobile Lofts at 2000 S. Michigan in the South Loop.

We chattered about it several times because it originally came on the market in 2007 and stuck around until 2009 before it was withdrawn.

See our May 2008 chatter here (with interior pictures).

(What a difference 4 years makes in our attitudes about price declines and the market.  Wow.)

Now that the market is apparently “improving”- I’m not surprised to see some favorites come back on the market to test it again.

This corner loft is one for true loft lovers. It has concrete ceilings and large industrial windows with 15 foot high ceilings.

The listing says there is custom lighting.

The kitchen has maple cabinets and stainless steel cabinets. The loft has dark hardwood floors.

A highlight of the property is the 1300 square foot private roof terrace.

It has the usual newer construction features including central air, washer/dryer in the unit and 2 parking spaces.

Reduced $226,000 since we last chattered about it in 2008, is this priced to sell in the current market?

John Astorina at Keller Williams Preferred Realty now has the listing. See the pictures here.

Unit #307: 2 bedroom, 3 bath, 2150 square feet, duplex,  1300 square foot private roof terrace

• Sold in November 2004 for $567,000
• Sold in October 2006 for $727,500
• Listed in December 2007 for $749,000 (two car parking available for $35k)
• Reduced
• Was listed in May 2008 for $675,000 (parking now $50k for two spaces)
• Withdrawn in July 2009
• Re-listed and currently priced at $499,000 (2 car parking included)
• Assessments of $641 a month
• Taxes of $5715
• Central Air
• Washer/Dryer in the unit
• Rooftop Deck: 25×25
• Bedroom #1: 16×14 (main level)
• Bedroom #2: 16×14 (second level)

This 2-bedroom St. Michael’s loft at 1660 N. Hudson in Old Town has been on the market since February 2012.

In that time it has been reduced to $309,900, which is $51,100 under the 2001 price.

No, it’s not a short sale nor is it bank owned.

The loft has 14 foot high ceilings with large windows.

The listing says there is a “new kitchen” with cherry cabinets and stainless steel appliances.

The second bedroom is lofted and open to the rest of the unit. According to the notes left by Redfin agents on the unit, the lofted bedroom has shorter ceiling heights (maybe around 6 feet?).

In the pictures, the lofted bedroom appears to be used as a family room.

The loft has central air, washer/dryer in the unit and head, indoor garage parking.

Is this a deal for the location?

Paul Gorney at Prudential Rubloff has the listing. See the pictures here.

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

• Sold in December 1988 for $223,000
• Sold in July 1998 for $247,000
• Sold in July 2001 for $361,000
• Originally listed in February 2012 for $344,900
• Reduced
• Currently listed for $309,900 (includes parking)
• Assessments of $470 a month (includes cable)
• Taxes of $5208
• Central Air
• Washer/Dryer in the unit
• Bedroom #1: 16×16 (main level)
• Bedroom #2: 12×17 (second level)