Crib Chatter

There are some fantastic vintage buildings on Armitage in Lincoln Park like this beauty at 1024 W. Armitage.

Built in 1890, this 2-bedroom unit has 19 windows, including those in the turret.

The kitchen has white cabinets, black appliances and some kind of stone counters.

It has all the amenities that buyers look for including central air, washer/dryer in the unit and garage parking.

Remember- the furniture won’t be there when you move in. You can also paint the walls.

On the market for a year, it has been reduced just $50,000.

Also- it appears from the public record to already be bank owned (yet it is still listed for sale in the public records.)

What will a smart buyer eventually get this unit for?

Timothy Salm at Jameson Sotheby’s has the listing. See the pictures here.

Unit #2: 2 bedrooms, 2 baths, den, 2000 square feet

• Sold in June 1998 for $377,500
• Sold in November 1999 for $368,000
• Sold in April 2003 for $467,000
• Lis pendens filed in February 2009
• Originally listed in September 2010 for $599,000
• Reduced in March 2011 to $549,900
• Appears to be bank owned as of July 2011
• Currently still listed at $549,900
• Assessments of $266 a month
• Taxes of $8481
• Central Air
• Washer/Dryer in the unit
• Bedroom #1: 13×14
• Bedroom #2: 15×13
• Office: 8×8

This 2-bedroom at 1304 W. Cornelia in the Southport neighborhood of Lakeview recently came on the market.

It last sold just 14 months ago.

The second floor unit has the amenities buyers are looking for including central air, washer/dryer in the unit and garage parking.

The vintage unit has hardwood floors throughout and a built-in hutch in the dining room.

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

The property is in a prime Southport location. It is within close walking distance to the shops and restaurants on Southport as well as the Southport Brown Line stop.

Listed for about $25,000 above the 2010 purchase price, and without much inventory available in the neighborhood at this price point and with these amenities, can this unit command a premium over just 14 months ago?

Ben Osbun at Chicago Home Estates has the listing. See the pictures here.

Or you can see it in person at the Open House on Sunday, September 18 from 12-3.

Unit #2: 2 bedrooms, 1.5 baths, 1200 square feet

• Sold in September 2006 for $360,000
• Sold in July 2010 for $350,000
• Originally listed on September 5, 2011 for $374,250
• Price was changed on September 13, 2011 to $349,250 (now with $25,000 for the parking which is still $374,250)
• Assessments of $150 a month
• Taxes of $5220
• Central Air
• Washer/Dryer in the unit
• Bedroom #1: 13×10
• Bedroom #2: 10×9

This 4-bedroom vintage home at 3625 N. Springfield in The Villa neighborhood of Irving Park recently came on the market.

Many of you have probably seen comments in some threads (especially by Homedelete) referencing “the villa”.

It is a landmark historic district established in 1907 just north of Addison and east of Pulaski in Irving Park.

It is distinctive for its architecture, its wide lot sizes, and medians running down the middle of two of the streets- Harding and Avers.

The neighborhood has 126 homes and a very active community organization.

This house was built in 1916 and is on a huge 105×120 lot.

There is a large deck and above ground pool as well as a 2-car garage.

The eat-in kitchen has stainless steel appliances and maple cabinets.

Two of the four bedrooms are on the second floor with the 3rd on the lower level and the fourth on the third floor.

There is central air and a fireplace.

Homes in The Villa, even fixers, have been selling relatively briskly- as Homedelete can attest to.

But those were smaller bungalows listed mainly under $400,000.

Can a home in The Villa command a price tag over $1 million?

If you’re interested in the neighborhood, you can go on a walking tour this Sunday, September 18:

The tours begin at 2 p.m. at the northeast corner of Addison Street (3600 North) and Pulaski Road (4000 West) and last between 90 minutes and two hours.  Street parking is available but be aware of permit parking on Harding Avenue. 

Reservations are recommended.  Tours can be scheduled on other dates for groups of six or more.  Cost is $10, payable on the day of the tour.  For more information or to confirm attendance, contact us at tours@thevillachicago.com.

Read more about The Villa neighborhood here.

Kieran Conlon at Conlon has the listing. See the pictures here.

• Sold in June 1999 for $535,000
• Currently listed for $1.199 million
• Taxes of $4917
• Central Air
• Above ground pool
• Bedroom #1: 17×15 (second floor)
• Bedroom #2: 12×13 (lower level)
• Bedroom #3: 14×11 (second floor)
• Bedroom #4: 42×19 (third floor)
• Family room: 23×17 (lower level)

This 3-bedroom corner unit in the Mies Van Der Rohe building at 860 N. Lake Shore Drive in the Gold Coast just came on the market.

This unit is in the Co-op of the two sister buildings (the other building is a condo.)

Built in 1951, this building has deeded parking which is available with this unit for an extra $50,000.

This unit is a southwest corner unit so it only has “some” lake views.

This is an estate sale.

Carpeted throughout, the kitchen has white cabinets and red and white checkerboard floors.

The two bathrooms also have unique tile work.

There is no central air (wall units only) and there is no washer/dryer in the unit.

Before everyone gets all huffy about the assessment, it  includes “everything”- including taxes.

For you dog lovers, you’re out of luck as the building only allows cats.

Is this a deal for the location?

It is the cheapest 3-bedroom currently on the market in the building.

Robin Allotta at Conlon has the listing. See the pictures here.

Unit #8L: 3 bedrooms, 2 baths, 1600 square feet

• Because it’s a co-op I couldn’t find any prior sales price
• Currently listed as an “estate sale” for $299,000
• Assessments of $1994 a month (includes taxes, heat, doorman, cable)
• Taxes of $2223
• Parking is available for $50,000
• No central air- wall units only
• No dogs- cats only
• Bedroom #1: 17×11
• Bedroom #2: 12×9
• Bedroom #3: 14×11

This 4-bedroom Queen Anne at 3926 N. Keeler in Old Irving Park has been on and off the market since June 2010.

In that time it has been reduced $150,000.

Built in 1891, it is on a huge 65×156 lot.

The house has retained many of its original features including the big veranda, art glass windows and Victorian wood work.

The kitchen has black and stainless steel appliances.

However, the listing concedes that the bathrooms and bedrooms need updating.

The house has zoned air conditioning and a 1-car garage.

At what price will this house finally find a buyer?

Beth Allen Tiernana at Allen Tiernan Real Estate has the listing. See the pictures here.

3926 N. Keeler: 4 bedrooms, 3.5 baths, 4560 square feet, garage

• Sold before 1986
• Sold in November 2000 for $630,000
• Originally listed in June 2010 for $1.049 million
• Withdrawn in November 2010
• Reduced
• Re-listed in March 2011 at $899,000
• Currently still listed at $899,000
• Taxes of $6723
• Zoned air conditioning
• Two fireplaces
• Bedroom #1: 18×14 (second floor)
• Bedroom #2: 16×13 (second floor)
• Bedroom #3: 16×11 (main floor)
• Bedroom #4: 11×10 (second floor)
• Family room: 22×12 (main floor)

This 4-bedroom new construction single family home at 2628 W. Homer in the West Bucktown neighborhood of Logan Square has been on the market since February 2011.

In that time, it has been reduced $100,000.

Built on a 24×125 lot, the contemporary style home has a wall of glass facing the street.

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

The kitchen has dark wood and white modern cabinets with quartz counter tops and stainless steel appliances.

There is also a butler’s pantry with a wine cooler (refrigerator?).

The listing also says the house comes with an intercom/security and camera system.

What’s the market for new construction homes west of Western Avenue?

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

2628 W. Homer: 4 bedrooms, 3.5 baths, 3800 square feet, 2 car garage

• Sold in October 2010 for $135,000
• Originally listed in February 2011 for $799,900
• Reduced several times
• Currently listed at $699,900
• Central Air
• Taxes are “new”
• Bedroom #1: 16×14 (second floor)
• Bedroom #2: 16×12 (second floor)
• Bedroom #3: 13×10 (second floor)
• Bedroom #4: 13×12 (lower level)

We’ve chattered about this 2-bedroom in 235 W. Eugenie in Old Town several times over the past 3 1/2 years (that’s almost the entire time Crib Chatter has been in existence!)

See our November 2010 chatter here.

After many price reductions it finally sold for $42,500 under the 2004 purchase price.

If you recall, the building was designed by famed mid-century modern architect Harry Weese.

The duplex up unit had the original fireplace.

The kitchen had white cabinets, white and black appliances and white counter tops.

It had many of the features buyers look for including deeded parking and in-unit washer/dryer but did not have central air (window units only.)

Cara Buffa at Prudential Rubloff had the listing. You can see the interior pictures here.

Unit #T-4: 2 bedrooms, 1.5 baths, no square footage listed

• Sold in August 2004 for $385,000
• Was listed in March 2008 for $409,900 (included a parking spot)
• Reduced
• Was listed in July 2008 for $404,900
• Withdrawn
• Was listed in June 2009 at $384,000 (parking spot included)
• Withdrawn
• Was listed in February 2010 at $368,000 (parking spot included)
• Reduced (kind of)
• Was listed in November 2010 at $339,900 (parking now extra)
• Sold in July 2011 for $342,500 (included the parking)
• Assessments of $194 a month
• Taxes of $3,900
• No Central Air- window units
• Washer/Dryer in the unit
• Living room: 21×13
• Kitchen: 16×9
• Bedroom #1: 15×13
• Bedroom #2: 10×8

This 2-bedroom at 339 W. Barry in Lakeview came on the market in June 2011.

Built in 1963/1964, and designed by Fridstein & Fitch, the building was Chicago’s first condominium building. Prior to this time, co-ops or rentals were the preferred high rise living arrangements.

“Built on the site of an earlier symbol of luxury—a greystone mansion-like home—on a side street east of Sheridan Road two blocks south of Belmont Avenue, the 26-story tower was designed in the style of Mies van der Rohe. This minimalist architect was best known for his iconic unadorned skyscrapers on Lake Shore Drive north of Michigan Avenue’s “Magnificent Mile” that translated modern office buildings into residential towers. 339 Barry could be thought of as either a tribute or a knock-off, depending on your level of purist admiration.

Perhaps more significant were the construction details. The foundation was said to be substantial enough to support a much taller building and the original central heating-air conditioning system was identical to some of those in downtown office buildings. Window walls in all four directions (although most of the west-facing glass covered solid walls) brought the outside in, so to speak, augmented by open-air balconies. A higher level of sound-proofing than found in similar-size rental buildings also supported the claim for quality features that would appeal to prospective buyers.”

The unit has floor to ceiling windows and east views of the Lake and Lincoln Park along with a balcony.

The kitchen has white cabinets and granite counter tops.

There is carpeting throughout.

While the unit has central air, there is no in-unit washer/dryer.

There is also parking available in the building for $160 a month, but there is a short waitlist.

Listed $38,900 over the 2007 purchase price, will this unit command a premium over its prior sale?

Danielle Dowell at Koenig & Strey Real Living has the listing. See the pictures here.

You can also read about the history of 339 W. Barry here.

Unit #18A: 2 bedrooms, 2 baths, no square footage listed

• Sold in July 2007 for $345,000
• Originally listed in June 2011 for $383,900
• Currently still listed at $383,900
• Assessments of $864 a month (includes heat, a/c, doorman, cable)
• Taxes of $3771
• Central Air
• No washer/dryer in the unit
• Rental parking available- but currently a short waitlist
• Bedroom #1: 15×12
• Bedroom #2: 17×10

We’ve chattered about this 3-bedroom duplex down at 848 W. Roscoe in Lakeview several times over the last 9 months.

See our April 2011 chatter here.

In April, after another price reduction to $559,900, one of you guessed that the unit would sell for just $425,000 ultimately.

Some of you scoffed but were looking at a duplex down comp at 3635 N. Wilton #1 listed at $499,000 that had gone under contract (and which subsequently never sold and is now re-listed at $529,000.)

So some of you did think it might sell under $500,000.

The unit has been reduced again to $529,900.

Built in 2003, two of the three bedrooms are on the main floor with the third in the lower level.

It also has a 18×17 family room in the lower level.

It has two outdoor spaces with a south facing patio as well as a rear deck. The unit also has a garage with a heated driveway.

The kitchen has stainless steel appliances and granite counter tops.

What will it take to finally sell this unit?

Keith Goad at Prudential Rubloff still has the listing. See the pictures here.

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

• Sold in September 2003 for $540,000
• Originally listed in September 2008 for $715,000
• Reduced many times
• Was listed in December 2010 for $576,900 (parking included)
• Reduced
• Was listed in April 2011 for $559,900 (parking included)
• Reduced
• Currently listed for $529,900
• Assessments of $228 a month
• Taxes of $8507
• Bedroom #1: 13×12 (main level)
• Bedroom #2: 12×10 (main level)
• Bedroom #3: 13×10 (lower level)

This rehabbed 4-bedroom vintage brick bungalow at 4879 N. Mason in Jefferson Park came back on the market in July 2011.

It had been bank owned the summer before.

Built in 1922, the bungalow has been completely rehabbed from a 5-bedroom home into a 4-bedroom home with a finished basement.

The second story, which previously had only been the master bedroom, was raised and now houses not only the master bedroom but a complete “spa master suite” alongside 2 other bedrooms.

There is new electric, plumbing and HVAC.

The house now has 2 air conditioning units and 2 furnaces.

The walkout basement is completely finished.

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

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

Listed in mid-July for $439,000 it has been reduced $39,100 to $399,900.

Can a Jefferson Park rehab command a $400,000 price tag?

Regina Faktorovich at Century 21 M.B. Real Estate has the listing. See the pictures here.

You can also see a YouTube video of the property here.

I couldn’t find any pictures of the property’s interior from the bank owned listing- or “pre”-rehab.

4879 N. Mason: 4 bedrooms, 3 baths, about 3000 square feet, 2 car garage

• Sold in January 1993 for $152,500
• Sold in June 2000 for $236,000
• Lis pendens foreclosure filed in December 2009
• Bank owned in May 2010
• Sold in July 2010 for $135,000
• Originally listed in July 2011 for $439,000
• Reduced
• Currently listed for $399,900
• Taxes of $3637
• Central Air
• Bedroom #1: 19×14 (second floor)
• Bedroom #2: 15×11 (second floor)
• Bedroom #3: 10×10 (second floor)
• Bedroom #4: 16×9 (main floor)
• Family room: 26×54 (walk out basement)