Crib Chatter

We’ve chattered about this 5-bedroom tudor at 5919 N. Forest Glen in Sauganash several times over the past 6 months.

See our July 2011 chatter here.

In July, with the house listed at $675,000, the “possessed” homedelete thought this would never sell under $600,000.

But he was wrong, as this house has been reduced further to $545,000.

If you recall, it was built in 1930 on a 40×125 lot.

The house has many of its vintage features intact.

The living room has a hand hewed beamed cathedral ceiling with the original hand carved floor to ceiling wood fireplace mantle.

In the living room, there is also a unique 6 foot hand carved chandelier.

The kitchen has been updated with stainless steel appliances, what look to be stone counter tops and an eat-in breakfast nook as well as a kitchen island.

2 of the 5 bedrooms are on the second floor, 2 are on the main floor and one is in the basement along with the family room.

The house has central air and a 2-car garage.

Is this house now priced closer to reality?

Ron Meadows at Prudential Rubloff still has the listing. See the pictures here.

5919 N. Forest Glen: 5 bedrooms, 3 baths, no square footage listed, 2 car garage

• Sold in October 1985
• Sold in May 2004 for $749,000
• Originally listed in April 2010 for $800,000
• Lis pendens foreclosure filed in November 2010
• Reduced several times
• Was listed in March 2011 for $725,000
• Reduced
• Was listed in July 2011 at $675,000
• Reduced
• Currently listed at $545,000
• Taxes of $7441
• Central Air
• Bedroom #1: 13×13 (second floor)
• Bedroom #2: 13×16 (second floor)
• Bedroom #3: 12×15 (main floor)
• Bedroom #4: 12×13 (main floor)
• Bedroom #5: 12×10 (basement)
• Family room: 23×17 (basement)

We last chattered about this 3-bedroom loft at the Regal Lofts at 1735 W. Diversey in Lincoln Park in July 2011.

See our prior chatter here.

Many of you liked the floorplan and loft features but several of you thought the kitchen and baths were dated.

You also didn’t like the Diversey location- with some of you mocking the location as not being “true” Lincoln Park.

After another $10,000 price reduction to $379,000, the loft sold in September 2011 for $372,500, or $6500 under the 2003 price.

If you recall the loft had 10.5 foot beamed ceilings and columns made from 100-year old Wisconsin timber.

It was the only loft on the market in the building at that time with the beamed ceilings still intact.

The northeast corner unit also had plenty of exposed brick.

The unit also had full ceilings heights on the bedrooms which is rare in most lofts.

The loft had an open kitchen with white appliances and what looked like stone counter tops of some kind.

It also had the amenities buyers are looking for including central air, washer/dryer in the unit and an added bonus of a 2-car tandem parking space included in the price.

Did someone get a deal or is this just the going rate for 3-bedroom lofts in West Lincoln Park now?

Terry Philips at Coldwell Banker had the listing. You can still see the interior pictures here.

Unit #321: 3 bedrooms, 2 baths, 1533 square feet

• Sold in January 2000 for $280,500
• Sold in November 2003 for $379,000
• Originally listed in May 2011 for $394,000
• Reduced
• Was listed in July 2011 for $389,000
• Reduced to $379,000
• Sold in September 2011 for $372,500
• Assessments of $409 a month
• Taxes of $5435
• Central Air
• Washer/Dryer in the unit
• 2 car outdoor tandem parking included
• Bedroom #1: 12×15
• Bedroom #2: 12×11
• Bedroom #3: 10×13

This picture was taken on Lincoln Avenue in Lincoln Park over the weekend.

I was struck by the sheer number of for sale signs all in a row.

Will we be seeing scenes like this all winter long?

And on a different topic- but in an area we have chattered about before- why DO people choose to live in Chicago?

Is it just like Cincinnati or St. Louis only just more expensive and with a Lake?

Billy Corgan, of Smashing Pumpkins fame, who, if you’ll recall, is trying to sell his Gold Coast vintage 2-bedroom, believes that the boom stripped Chicago of its character.

From a recent interview in the Red Eye:

Do you still feel the same connection to Chicago you did in the past?

No. I think we had a massive influx of yuppie types—the Starbucks generation—that really changed the complexion of the city, in my eyes, for the worse, because they had no connection to the local culture. It’s a homogenous class that might as well be living in Charlotte or Indianapolis.

Are there still places you can go that have that same energy you remember from the past?

Oh, of course. You still run into a lot of the people who are salt-of-the-earth.

Where in particular do you go when you’re looking for that taste of home?

There’s nothing like being in the city and seeing the hot dog stand on the corner. You know it’s gonna be good, so you go in and the guy behind the counter recognizes you and the next thing you know you’re talking about the Bears. I still have that, but I still feel over the last 10 years we’ve lost something that’s not going to be easy to get back.

Is he right? Is Chicago now a homogenous place?

You can read our prior chatter on Billy’s Gold Coast unit, which has now been on the market 3 years and 1 month, here.

It is still priced at $2.85 million.

Q&A: Smashing Pumpkins’ Billy Corgan is ready to stop being the aggressor [Chicago Tribune Red Eye, Andy Downing, October 11, 2011]

This bank owned 2-bedroom at 247 E. Chestnut in Streeterville came on the market in August 2011.

Priced at $262,000 it has since been reduced to $219,900.

The corner unit has hardwood floors in the main living space.

From the pictures, it appears the kitchen is intact and has stainless steel appliances and granite counter tops with white cabinets.

While there is central air, there is no in-unit washer/dryer and parking is leased in the building.

Before you all argue that the assessments are too high (at $1025 a month) for a sale even at $219,900, Unit #1502, which is just 3 floors above this one and had similar finishes, sold in August for $220,000.

This is a Fannie Mae HomePath property.

It can be purchased for as little as 3% down.

Have prices fallen since the August sale of #1502?

What will be the sales price of this unit?

Jason Shapiro at Rising Realty has the listing. See the pictures here.

Unit #1202: 2 bedrooms, 2 baths, 1226 square feet

• Sold in May 1993 for $110,000
• Sold in November 2005 for $245,000
• Sold in October 2006 for $265,000
• Lis pendens foreclosure filed August 2010
• Bank owned in June 2011
• Originally listed in August 2011 for $262,000
• Reduced several times
• Currently listed at $219,900
• Assessments of $1025 a month (includes heat, a/c, gas, doorman, cable)
• Taxes of $4350
• Parking is valet and leased in the building
• Central Air
• No in-unit washer/dryer
• Bedroom #1: 14×12
• Bedroom #2: 12×12

This 3-bedroom single family home at 1807 W. Huron in West Town recently came on the market.

Built in 1890 on a standard Chicago lot of 25×125, it may be old on the outside but it doesn’t have many of its vintage features intact on the inside.

The listing says the living area has been “opened up.”

The kitchen has maple cabinets and wood counter tops alongside stainless steel appliances.

The listing says all the baths have been “redone”.

All 3 bedrooms are on the second level.

There doesn’t appear to be a basement.

The house does have central air and a 2-car garage.

Is this a good starter house for the neighborhood?

Dawn Venit at Baird & Warner has the listing. See the pictures here.

1807 W. Huron: 3 bedrooms, 2.5 baths, no square footage listed, 2 car garage

• Sold in July 1989 for $6,473
• Sold in August 2000 for $160,000
• Sold in October 2000 for $236,000
• Sold in July 2003 for $369,000
• Listed in September 2011 for $475,000
• Currently still listed for $475,000
• Taxes of $7518
• Central Air
• Bedroom #1: 13×19 (second floor)
• Bedroom #2: 10×12 (second floor)
• Bedroom #3: 11×12 (second floor)

We’ve chattered about 1 and 2-bedroom units in the complex of buildings at 1148 W. Roscoe in Lakeview before.

Originally sold as condos in 2005, the units had new kitchens and baths, hardwood floors, central air, washer/dryers in the units and parking.

This first floor 1-bedroom, Unit #1E, has been on the market since May 2011 and has been reduced $41,000 to $199,000.

It is now listed about 30% under its 2005 purchase price of $282,500.

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

At 992 square feet, there are hardwood floors and a small outdoor patio.

But if you think the 2005 price was just bubble pricing, as Bob pointed out, we chattered about another first floor unit, #1W, in this building back in 2009.

That unit, with similar finishes and amenities, re-sold in May 2009 for $22,000 under the 2005 purchase price or $271,000.

See our May 2009 chatter here.

This unit has been listed at $199,000 for nearly 2 weeks and, so far, it’s not under contract.

Has the market for 1-bedroom condos outside of downtown completely dried up?

Ryan D’Aprile at D’Aprile Properties has the listing. See the pictures here.

Unit #1E: 1 bedroom, 1 bath, 992 square feet

• Sold in June 2005 for $282,500
• Originally listed in May 2011 for $240,000
• Reduced several times
• Lis pendens foreclosure filed in August 2011
• Currently listed at $199,000 (parking included)
• Assessments of $159 a month (includes cable)
• Taxes of $3533
• Central Air
• Washer/Dryer in the unit
• Bedroom: 13×12

This 5-bedroom single family home at 4156 N. Rockwell in North Center is one of the rare homes that is directly on the Chicago River.

The house is one of a handful on this block of Rockwell that was built in 2003.

It  is on a corner lot measuring 29×141.

If serenity and nature is what you seek, the house overlooks the Chicago River, the nature trail and Horner Park across the river.

The listing says there is a fenced 25×30 yard.

The listing also says the house has a Mission/Arts & Craft interior.

The kitchen has stone counter tops and stainless steel appliances.

3 out of the 5 bedrooms are on the second floor with the other 2 in the lower level/walk-out basement.

The house also has a rare (for Chicago with its alley system) 2-car attached garage in the front of the property.

After being on the market nearly 2 years, the house has been reduced $150,000.

What will it take to sell this property?

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

4156 N. Rockwell: 5 bedrooms, 3.5 baths, no square footage listed, 2 car garage

• Sold in September 2003 for $945,000
• Originally listed in January 2010 for $1.449 million
• Reduced
• Currently listed for $1.299 million
• Taxes of $12,742
• Central Air
• Bedroom #1: 22×14 (second floor)
• Bedroom #2: 22×12 (second floor)
• Bedroom #3: 10×11 (second floor)
• Bedroom #4: 14×12 (lower level)
• Bedroom #5: 11×12 (lower level)

This 2-bedroom single family home at 1275 N. Hermitage in Wicker Park came on the market in August 2011.

The house is more like a loft than your typical single family home.

Built in 1881 on a 37x15x25x39 lot, it has exposed brick and ductwork common in most lofts.

At 2000 square feet, the master suite is located on the second level, along with an office.

The second bedroom is in the lower level with a full bath.

The house has 2 outdoor spaces including a 13×9 deck off the main level and a 360 degree panoramic rooftop deck.

The kitchen has cherry cabinets and Wolf and Subzero appliances.

While the house has central air, it doesn’t have any parking. There is apparently 2-car leased parking nearby.

What’s the market for this unique property?

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

1275 N. Hermitage: 2 bedrooms, 2.5 baths, 2000 square feet

• Sold in June 1989 for $23,500
• Sold in July 1990 for $55,000
• Sold in December 1995 for $150,000
• Sold in December 1999 for $215,000
• Sold in December 2003 for $330,000
• Sold in June 2008 for $482,000
• Originally listed in August 2011 (I couldn’t find an original list price)
• Was listed in September 2011 for $449,900
• Reduced
• Currently listed at $435,000
• Taxes of $6617
• Central Air
• No parking- 2 car leased parking available nearby
• Bedroom #1: 19×14 (second level)
• Bedroom #2: 23×14 (lower level)
• Office: 23×11 (second level)

We recently chattered about a 2/2 conversion in Andersonville that had all the features buyers look for including parking and yet many commenters thought it was overpriced.

See that chatter here.

This top floor 2/2 at1742 N. Sedgwick in Old Town was also recently converted- in this case in 2008/2009.

It is part of a 2-building association with 1 building on Sedgewick and 1 building on Fern. There is a brick courtyard in-between the buildings.

But because of the second building, there is no parking with any of the units.

The listing for this unit says 1-year paid rental parking nearby is included with the purchase.

Built in 1894, the unit has 10-foot ceilings and what looks like an antique fireplace mantle.

But the rest of its vintage character has been removed.

The kitchen has floor to ceiling cherry cabinets, granite counter tops and upgraded appliances.

You have to walk through the bedroom to get to the large deck off the back of the unit.

The unit has central air and washer/dryer in the unit.

Listed in June 2011 for the 2009 purchase price of $520,000, it has since been reduced $51,000.

Or you can rent it for $2790 a month, which also includes one year paid parking.

At 1255 square feet, this 2/2 is 100 square feet smaller than the Andersonville conversion we recently chattered about.

Will the Old Town location command $129,000 more in price?

Harry Olsen at Harry Olsen & Associates has the listing. See the pictures here.

Unit #2: 2 bedrooms, 2 baths, 1255 square feet

• Sold in June 2009 for $520,000
• Originally listed in June 2011 for $520,000
• Reduced
• Currently listed for $469,000
• Assessments of $117 a month
• Taxes are “new”
• OR you can rent it for $2790 a month (includes one month paid parking). See the rental listing here.
• Central Air
• Washer/Dryer in the unit
• No deeded parking- 1-year paid rental parking included
• Bedroom #1: 13×12
• Bedroom #2: 12×10

We’ve chattered about various units, including foreclosures, in this converted church at 1658 W. Superior in West Town over the years.

This conversion kept many of the church’s original features, including the glorious stained glass windows, the bow trusses and the exposed brick.

This 2-bedroom duplex has been on the market since June 2010.

It has a 30-foot cathedral ceiling in the living area and one of the large stained glass windows.

The unit also has exposed steel bow trusses and exposed brick walls.

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

The master bedroom is lofted and on the second level.

The unit has central air, washer/dryer in the unit and not just 1 but 2 car parking which is included.

It has been reduced $80,000 over the last 16 months.

What will it take to finally sell this property?

Nicholas Colagiovanni at Baird & Warner has the listing. See the pictures here.

Unit #8: 2 bedrooms, 2 baths, 1600 square feet, 2 car parking included

• Sold in May 2000 for $295,000
• Sold in June 2004 for $334,000
• Originally listed in June 2010 for $449,000
• Reduced several times
• Currently listed for $369,000
• Assessments of $450 a month
• Taxes of $3131
• Central Air
• Washer/Dryer in the unit
• Bedroom #1: 19×16 (lofted second floor)
• Bedroom #2: 12×12 (main level)