Crib Chatter

We last chattered about this 8-unit building at 2714 N. Lehmann in Lincoln Park in April 2011 when Unit #4N had been on the market for 2 years.

See our April 2011 chatter on Unit #4N here.

Unit #4N finally sold in December 2011 after 2 1/2 years on the market. Here are the details.

Unit #4N: 2 bedrooms, 2 baths, 1600 square feet

• Sold in December 2006 for $612,000
• Originally listed in April 2009 for $579,900
• Reduced
• Was listed in June 2010 for $539,000(parking included)
• Reduced
• Was listed in January 2011 for $499,000 (parking included)
• Sold in December 2011 for $473,000
• Assessments of $214 a month
• Taxes of $8853
• Central Air
• In-unit washer/dryer
• Bedroom #1: 16×14
• Bedroom #2: 12×11

Recently, the sister unit, Unit #4S, came on the market with a list price of $489,000.

It’s the same square footage, also has the private roof top deck and the parking is also included.

It also previously sold at $612,000 in 2007, which was when the building was built.

Will this unit sell relatively quickly given the comp on the other unit?

And is this now realistic pricing on the luxury 2/2s in this neighborhood?

Rachel Hamilton Mann at Conlon also has this listing. There are no pictures yet- so see the pictures of the sold unit, Unit #4N, here.

Unit #4S: 2 bedrooms, 2 baths, 1600 square feet

• Sold in January 2007 for $612,000
• Currently listed for $489,000 (parking included)
• Assessments of $214 a month
• Taxes of $9238
• Central Air
• Washer/Dryer in the unit
• Bedroom #1: 16×14
• Bedroom #2: 12×11

We last chattered about this vintage 6-bedroom single family home and coach house on the landmarked Terra Cotta Row at 1048 W. Oakdale in Lakeview in August 2011.

See our prior chatter here.

Also known as the Henry Rohkam Mansion, 1048 W. Oakdale is a rare property for a neighborhood as dense as Lakeview as it is on over 3 city lots.

Built in 1887 for Henry Rohkam, the Vice President of Northwestern Terra Cotta Company, it is part of the landmarked Terra Cotta Row district which consists of 2 single family homes and a 2 multi-flat buildings as well as terra cotta fencing lining the street.

When granting the landmark designation, the Commission on Chicago Landmarks remarked on the terra cotta row’s ornate style:

“The buildings’ lavish, terra cotta decoration suggest their distinction. Such displays of ornament are unusual in neighborhoods of working class origins. They were usually limited to mansion on the lakefront or other affluent areas.”

In the 1880s, Lakeview was a German-American neighborhood. Rohkam and his architect, Theodore Karls, were both of German ancenstry. Karls was born in Berlin and came to Chicago in 1868.

The style of the house reflects both German and Austrian architecture and the gables and facade were similar to the high-style of merchant homes in Germany.

The main house is brick and terra cotta and has a raised basement.

The fence is red terra cotta.

The 3-bedroom, 2 bath 3-level coach house was built in 1912 (replacing a wood stable) and is pressed brick and terra cotta.

The house is located on 3 1/2 Chicago lots- measusring 87.5×125.

The gardens consist of a gazebo, winding brick sidewalks and a decorative garden urn which depicts ancient warriors in combat.

The Interior

The main house has been refurbished to reflect its historic heritage.

It has the original stained glass and woodwork.

There are now silk-screened wallpapers, antique lighting and imported tiles.

The kitchen has a Wolf stove and oven, a wine cooler and a Northland refrigerator alongside white cabinets and sandstone counter tops.

The house has central air. There is 2-car garage parking plus 2 extra parking outdoor parking spaces.

Originally listed just before the recession, in May 2008, for $3.9 million, (bad timing?) it has been off and on the market since then.

It has now been reduced $1.405 million to $2.495 million.

One thing that many of you complained about in the prior chatter was the vintage wallpaper in many of the rooms which you deemed too distracting.

The new listing agent actually has posted pictures showing the “before” (with the wallpaper) and what it would be like “after” (without the wallpaper.) (Perhaps she is a reader of Crib Chatter???)

BEFORE:

AFTER:

BEFORE:

AFTER:

Do the pictures change your mind?

Or is the Victorian-style interior too big of a distraction for buyers in today’s market?

Joanne Nemerovski at Prudential Rubloff now has the listing. See more pictures here.

1048 W. Oakdale: 4 bedrooms, 3 full baths, 2 half baths in main house (the listing now says 6 bedrooms, 5.2 baths- not sure if this includes the coach house or not)

• Sold in Janury 1996 for $1.195 million
• Originally listed in May 2008 for $3.9 million
• Reduced to $3.15 million by March 2009
• Withdrawn in 2009
• Was listed in August 2011 at $2.75 million
• Reduced
• Currently listed at $2.495 million
• Taxes of $12,050
• Central Air
• Coach House has 3 bedrooms, 2 baths on 3 levels
• 2-car garage plus 2 other outdoor parking spots
• Bedroom #1: 20×18 (second floor)
• Bedroom #2: 21×12 (second floor)
• Bedroom #3: 9×13 (second floor)
• Bedroom #4: 13×18 (lower level)
• Family room: 26×16 (main level)

This 3-bedroom at 3740 N. Lake Shore Drive in Lakeview has been on and off the market since October 2009.

Built in 1924, this “pre-war” unit actually has a lot of the amenities buyers look for today but can’t always find in vintage buildings.

It has in-unit washer/dryer and there is a garage in the building (not sure if it is rental or deeded.)  However, it doesn’t have central air (only window units.)

At over 2000 square feet, it has an entry foyer, a separate dining room and office. The listing says the third bedroom has been made into a breakfast room but can be changed back into a bedroom but at just 7×10 it was likely the original maid’s room.

The unit has a “chef’s kitchen” with stainless steel appliances.

It has been reduced $176,000 to $299,000 since 2009.

Is this a deal for the square footage?

Brad Lippitz at Prudential Rubloff has the listing. See the pictures here.

Unit #3B: 3 bedrooms, 2.5 baths, 2000+ square feet

• Sold in April 2005 for $376,000 (per Redfin- as the ccrd website was down again)
• Originally listed in October 2009 for $475,000
• Reduced several times
• Currently listed at $299,000
• Assessments of $1161 a month (includes heat, doorman, cable)
• Taxes of $6120
• No central air
• Washer/Dryer in the unit
• Garage in the building- but not sure if parking is deeded, and extra, or rental
• Bedroom #1: 18×15
• Bedroom #2: 17×15
• Bedroom #3: 7×10
• Office: 8×8

Since the overall market is so slow, thank goodness there is new construction to chatter about.

This new construction 6-bedroom single family home at 1500 W. Oakdale in Lakeview came on the market last month.

The sister property next door (1502 W. Oakdale) was also built at the same time but that house is not yet on the market.

Built by Jasper Builders on a standard 25×125 lot, three of the bedrooms are on the second floor, two are in the lower level and one is on the third floor.

It has radiant floors and the usual new construction finishes such as granite counter tops in the kitchen.

There is a deck on top of the garage.

Is Lakeview destined to have block after block of similarly built million dollar mansions in the years ahead?

Denny T. O’Leary, one of the builders, has the listing. See the pictures here.

1500 W. Oakdale: 6 bedrooms, 6 baths, 5000 square feet, 2 car garage

• New construction
• Currently listed at $1.699 million
• Taxes are “new”
• Central Air
• Bedroom #1: 18×15 (second floor)
• Bedroom #2: 12×11 (second floor)
• Bedroom #3: 16×11 (second floor)
• Bedroom #4: 18×12 (lower level)
• Bedroom #5: 12×11 (lower level)
• Bedroom #6: 17×15 (third level)
• Family room: 12×18 (main level)

This mid-century modern 3-bedroom townhouse at 562 W. Stratford in Lakeview has been on the market since May 2011.

In that time it has been reduced $36,000.

At 1900 square feet, all 3 bedrooms are on the second floor.

It has radiant heat and space pac air but there is no deeded parking (rental parking only.)

The listing says it has the original 1952 baths and original kitchen cabinets (with some stainless steel appliances.)

Is that a good thing, or a bad thing, in this market?

What will this ultimately sell for?

Gary Zickel at Prudential Rubloff has the listing. See the pictures here.

562 W. Stratford: 3 bedrooms, 2.5 baths, 1900 square feet

• I couldn’t find any prior sales price
• Originally listed in May 2011 for $485,000
• Reduced
• Currently listed at $449,000
• Assessments of $120 a month
• Taxes of $10,215
• Space pac cooling
• Rental parking between $200 and $230 a month
• Bedroom #1: 19×17 (second floor)
• Bedroom #2: 14×10 (second floor)
• Bedroom #3: 11×10 (second floor)

The listing for this new construction 2/2 in Leland Crossing at 3201 W. Leland in Albany Park says it has been reduced 25% from its original price.

The building was built a few years ago but the listing came on the market in February 2010.

First listed for $289,900 it has been reduced to $249,900.

The listing says 40% of the building is sold.

It is an elevator building with 45 units.

If you have to commute on the El, the location is top notch as it is literally right next to the El stop on Kedzie.

The units have 10 foot concrete ceilings and are “soft lofts”- meaning there is exposed ductwork.

The kitchens are what you would expect in new construction with stainless steel appliances and stone counter tops.

There is central air, washer/dryer in the unit and garage parking is available for $7500.

Is this a better deal than renting?

Deborah Hess at Conlon has the developer’s listings. See the pictures here.

Also, check out this YouTube video for more here.

Unit #203: 2 bedrooms, 2 baths, no square footage listed (but I saw 1200 sq. ft. on another listing)

• Originally listed in February 2010 for $289,900
• Reduced several times
• Currently listed at $249,900 (plus $7500 for parking)
• Assessments of $226 a month
• Taxes are “new”
• Central Air
• Washer/Dryer in the unit
• Bedroom #1: 13×11
• Bedroom #2: 13×10

With the ccrd website down, I’m covering some of our old properties.

We last chattered about this 3-bedroom duplex down at 1049 W. Montana in Lincoln Park in October 2011.

See our prior chatter here.

It is still on the market and was recently reduced another $10,000 to $389,000.

If you recall, it has all the features buyers look for including central air, parking and in-unit washer/dryer (in this case a full sized stackable.)

2 of the 3 bedrooms are in the lower level.

It also has a separate dining room.

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

The listing says the master bath has been “redone” and has marble floors.

What price will it finally take to sell this property?

Millie Rosenbloom at Baird & Warner has the listing. See the pictures here.

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

• Sold in March 1996 for $236,500
• Sold in January 2007 for $445,000
• Originally listed in June 2011 for $439,000
• Reduced
• Was listed in October 2011 for $399,000
• Reduced
• Currently listed for $389,000
• Assessments of $247 a month
• Taxes of $7220
• Central Air
• In-unit washer/dryer
• Parking included
• Bedroom #1: 15×11 (lower level)
• Bedroom #2: 11×10 (lower level)
• Bedroom #3: 11×8 (main level)

We’ve chattered about this Portage Park 2-flat at 5341 W. Berteau several times over the last year.

See our September 2011 chatter here.

Back then, it was listed for $450,000 which all of you thought was too high to cash flow.

Someone guessed that it would be more attractive around $350,000.

Since then, the property has become a short sale and has been reduced to $364,900.

If you recall, it was built in 1918 and has some of its vintage features intact including hardwood floors, stained glass, crown molding and dining room built-ins.

According to the prior listing, it has also had updates, including skylights, new copper plumbing, new electric and windows.

The units consist of the following:

1. Unit #1: 3 bedrooms/1 bath
2. Unit #2: 4 or 5 bedrooms/2 baths duplex up – owners unit with third floor with vaulted ceilings

The old listing said the first floor rental unit has a new kitchen and bath.

Full unfinished basement (the old listing said it had 7.5 foot ceilings).

Built on a 33×125 lot, it does not have a garage but the old listing said one can be added.

The property is just a few houses east of Portage Park and is across from Portage Park school.

Is this finally priced to sell?

Mark Cahan at Mark Cahan Realty now has the listing. There are fewer pictures with this latest listing and most of the top floor owner’s duplex pictures are no longer listed (see the old chatter for discussion on those pictures).

But you can still see the original pictures here.

5341 W. Berteau: 2-flat, 7 bedrooms, 3 baths, 3000 square feet, no garage

• Sold in November 1991 for $135,000
• Originally listed in March 2011 for $469,000
• Reduced in May 2011 to $450,000
• Was listed in September 2011 at $450,000
• Reduced
• Was listed in October 2011 at $399,000
• Reduced
• Currently listed as a “short sale” at $364,900
• Taxes of $5274
• Central Air
• 2 sets of W/D
• No garage- but apparently one could be built
• 1st floor 3/1
• 2nd floor duplex up 5/2

This 2-bedroom townhouse in River Village at 932 N. Crosby in River North/Gold Coast??? (what neighborhood is this?) has been on and off the market since September 2010.

It is now bank owned but the bank can’t sell it.

Listed in mid-December for $324,000, the bank recently threw in the towel and cut the price all the way down to $299,900.

That is $63,600 under the 2005 purchase price.

It is in a gated community along the river and has a 2-car garage.

The townhouse is only 1250 square feet, because there is no basement.

Both bedrooms are upstairs.

From the pictures, the kitchen and bathrooms appear intact.

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

Is this townhouse a better deal than a similar condo at the same price?

Cris Sallmen at Koenig & Strey Real Living has the listing. See the pictures here (sorry- I don’t  have any exterior pictures of these townhouses).

932 N. Crosby: 2 bedrooms, 2.5 baths, 1250 square feet, 2 garage parking spaces

• Sold in August 2005 for $363,500
• Originally listed in September 2010 for $483,000
• Reduced numerous times
• The ccrd website is down so I can’t see when the bank took it back
• Bank owned
• Was listed in December 2011 for $324,000
• Reduced
• Currently listed for $299,900
• Assessments of $225 a month
• Taxes of $4508
• Central Air
• Bedroom #1: 14×12 (second floor)
• Bedroom #2: 14×10 (second floor)

We last chattered about this renovated 1910 Georgian mansion at 53 E. Division in the Gold Coast in September 2010.

See our prior chatter here.

Back in 2010, most of you thought it was overpriced (surprise!).

Some of you also didn’t like that it was on Division Street, although this location it is not really near any of the bars.

It had been on the market for 4 years, when the bank finally took it back in 2011.

The price has now been cut to $2.999 million from $5.3 million.

It has all the upscale finishes you would expect in the Gold Coast including extensive moldings, French chevron floors.

The old listing said there was a Boffi kitchen but the new listing says “kitchen and baths need your final touch” and there are NO pictures of them in the listing.

There is a 2-car garage on a 22×86.6 lot. It appears you could add a rooftop deck as there is a door that currently opens onto the roof.

Will this finally sell in 2012 now that the price has been slashed?

And for what price?

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

53 E. Division: 5 bedrooms, 5 baths, 3 half baths, over 7000 square feet, 2 car attached garage

• Sold in April 2005 for $1.8 million
• Originally listed in July 2007
• Was listed in May 2009 for $5.3 million
• Reduced
• Was listed in September 2010 for $4.7 million
• Reduced several more times
• Withdrawn
• Bank owned in September 2011
• Re-listed in November 2011 for $2.999 million
• Taxes of $40,648 (was $25,764 in 2010)
• 4 fireplaces
• Central Air
• Bedroom #1: 14×20 (third floor)
• Bedroom #2: 14×20 (second floor)
• Bedroom #3: 19×14 (second floor)
• Bedroom #4: 19×14 (third floor)
• Bedroom #5: 12×12 (lower level)
• Media room: 20×17 (lower level)