Crib Chatter

This 2-bedroom in the Fordham at 25 E. Superior in River North recently came on the market.

It is bank owned.

It is listed $257,100 under the 2003 purchase price.

From the listing pictures, the unit appears to have the kitchen and bathrooms intact.

The kitchen has upgraded stainless steel appliances and granite counter tops.

The bathrooms also appear to have stone counters and floors.

The unit has central air and a washer/dryer hook-up.

The listing doesn’t mention parking and the 2003 purchase doesn’t appear to include the parking either.

Is this a deal for the square footage and location?

Ayoub Rabah at Great Street Properties has the listing. See the pictures here.

Unit #1202: 2 bedrooms, 2 baths, 1600 square feet

• Sold in February 2003 for $755,000
• Bank owned in September 2010
• Currently listed for $497,900 (does not include parking)
• Assessment of $828 a month (includes doorman)
• Taxes of $8956
• Central Air
• Washer/Dryer hook-up in the unit
• Bedroom #1: 15×14
• Bedroom #2: 14×11

This 3-bedroom in the Atrium Townhouses on Madison Park at 1380 E. Madison Park in Kenwood has been on the market since April 2011.

In that time it has been reduced $11,000.

Designed by Y.C. Wong, known as a Mies van der Rohe protege, in 1961, the townhouse has floor to ceiling windows that open onto a private central courtyard.

“It was straight out of the work of Mies, without any of the stylistic mannerisms of Mies’ work,” said George Danforth, professor emeritus of architecture at the Illinois Institute of Technology. “In my mind, the difference came in the matter of scale.”

There was consistent use of materials in Mr. Wong’s work. His Atrium Homes in Hyde Park feature severe tan brick walls, beams for cornices and simple doors that earned his designs praise in the American Institute of Architects’ Guide to Chicago as “the ultimate in reticence.”

Mr. Wong came to the United States in 1948, three years after receiving a bachelor of science degree in architecture from the National Central University of Nanjing, China. He studied under Mies at IIT, working on the landmark Farnsworth House in Plano. He earned a master of science degree from IIT in 1951.

“Dear Mr. Wong,” Mies later wrote in his characteristically clipped style, “you know the aims of our work, its principles and its methods. That is all we could give you. To accept them, use and develop them, is left to you.”

Mr. Wong kept the note for the rest of his life.

He worked briefly at Skidmore, Owings & Merrill and at C.F. Murphy & Associates before starting his own firm in 1959. His earliest work was the Atrium Homes on East Madison Park in Hyde Park, which won an award from the Chicago chapter of the American Insitute of Architects. He built more than 45 homes around the city, including more than 30 units of public housing in Hyde Park that have become a part of the landscape there. He designed the atrium-style library in Lansing and other distinctive buildings in Chicago and the suburbs.

Y.C. Wong died in 2000. You can read more on him from the Chicago Tribune here.

But the townhouses live on.

This townhouse is unique because only 2 of them were built with basements and this is one of them.

The townhouse also has central air and one car assigned parking.

Will someone with some vision and a love for modernism get a deal on this townhouse?

Jeanne Spurlock at Century 21 Kennedy Ryan has the listing. See more pictures here.

1380 E. Madison Park: 3 bedrooms, 2 baths, 1400 square feet, 1 car parking

• I couldn’t find a prior sales price
• Originally listed in April 2011 for $369,000
• Reduced
• Currently listed for $358,000
• Assessments of $117 a month
• Taxes of $4588
• Central Air
• Bedroom #1: 15×15
• Bedroom #2: 10×14
• Bedroom #3: 10×11

We chattered about this 3-bedroom in this boutique building at 1142 S. Michigan in the South Loop off and on over the last 3 years.

(The building is the midrise just to the right of the Colombian in the picture above.)

See our March 2010 chatter here.

The building only has 8 units and this full floor unit had Grant Park views.

At 3800 square feet, it had 2 home offices and a library.

The living/dining/kitchen overlooked Grant Park and Lake Michigan.

The kitchen hds white cabinets, stainless steel appliances and granite counter tops.

There were also three small balconies.

Originally listed at $2.1 million in 2008, it was reduced a couple of times before finally selling for $1.26 million in May 2011.

Scott Foster at Re/Max Exclusive had the listing.

You can still see the virtual tour at 1142 S. Michigan Tour– with music [website].

Unit #5: 3 bedrooms, 3 baths, 2 car parking, 2 home offices, a huge laundry room, 3 balconies

• Sold in June 2001 for $899,000
• Was listed in May 2008 for $2.1 million
• Reduced
• Was listed in March 2010 for $1.6 million
• Sold in May 2011 for $1.26 million
• Assessments of $1,359 a month
• Taxes of $13556
• Three wood burning fireplaces
• Central Air

This 2-bedroom triplex loft at 720 S. Dearborn in Printers Row is a true penthouse.

Located on the top floor of this old printing factory, it has the living space and one bedroom on the main floor, an office on the second and a second bedroom on the third floor.

There is also a private terrace that has Willis Tower views and west city views.

The kitchen has upgraded appliances such as a SubZero refrigerator and granite counter tops.

The unit has exposed brick and soaring ceilings.

There is central air, in-unit washer/dryer but there is no parking with the building (as is common with many of the Printers Row loft buildings.)

You can rent parking in the neighborhood or buy a spot at 801 S. Plymouth.

On the market since March 2011 at $20,000 under the 2007 purchase price, what will this loft ultimately sell for?

Margie Smigel at Prudential Rubloff has the listing. See the pictures here.

Unit PH2: 2 bedrooms, 2 baths, no square footage listed, triplex

• Sold in November 1990 for $275,000
• Sold in January 2000 for $385,000
• Sold in August 2007 for $570,000
• Originally listed in March 2011 for $550,000
• Currently still listed for $550,000
• Assessments of $1203 a month (includes heat, gas, cable)
• Taxes of $6955
• Central Air
• Washer/Dryer in the unit
• No parking
• Private terrace
• Bedroom #1: 16×12 (third floor)
• Bedroom #2: 12×10 (main floor)
• Office: 8×6 (second floor)

This vintage 3-bedroom unit at 4520 N. Hermitage in the Ravenswood neighborhood of Uptown came on the market in April.  (The listing says Ravenswood- so if it isn’t- don’t blame me.)

The building was constructed in 1929 and the unit still has many of its original vintage features including crown molding, built-in bookcases, arched doorways and a wood burning fireplace.

The kitchen has white cabinets and appliances with granite counter tops and slate floors.

At 1785 square feet, it is a “true” 3-bedroom with a dining room and a sunroom.

While the unit has 1-car garage parking and an in-unit washer/dryer, it doesn’t have central air.

Also- no dogs are allowed.

The unit is currently priced $32,100 under the 2005 purchase price.

Is this a deal?

Cathy Ivcich at @Properties has the listing. See the pictures here.

Unit #2S: 3 bedrooms, 2 baths, 1785 square feet, 1 car parking

• Sold in July 1991 for $28,000 (?- according to public records)- I think it is probably $128,000
• Sold in March 1995 for $173,400
• Sold in September 2005 for $382,000
• Originally listed in April 2011 for $349,900
• Currently still listed at $349,900
• Assessments of $440 a month
• Taxes of $4258
• No central air (window units only)
• No dogs
• In-unit washer/dryer
• Bedroom #1: 13×12
• Bedroom #2: 13×11
• Bedroom #3: 13×8
• Sunroom: 9×8

This 1-bedroom at 2700 N. Hampden in East Lincoln Park has been on the market since March 2011.

On the 23rd floor of a 1970 high rise, the corner unit has lake and city views.

The listing says it has been gut rehabbed.

There are hardwood floors throughout and the new kitchen has 42 inch cherry cabinets, granite counter tops, and stainless steel appliances.

This unit also has an in-unit washer/dryer (not every unit in the building does.)

However, the unit doesn’t have central air- only wall units.

Parking is also available for $30,000 extra.

This building has a rooftop deck with an outdoor pool and a doorman.

Is this a deal for someone who wants move-in ready near the Lake?

Michael Drommerhausen at Prudential Rubloff has the listing. See more pictures here.

Unit #23D: 1 bedroom, 1 bath, 900 square feet

• I couldn’t find a prior sales price
• Originally listed in April 2011 for $254,900 (plus $30k for parking)
• Reduced
• Currently listed for $229,900 (plus $30k for parking)
• Assessments of $448 a month (includes pool, doorman)
• Taxes of $3215
• No central air- wall units only
• In-unit washer/dryer
• Bedroom: 13×11

We last chattered about this 3-bedroom townhouse at 1756 W. Pierce in Wicker Park in April 2011.

See our April chatter here.

At that time, the townhouse had been on the market for 17 months.

A price reduction under $340,000 seemed to do the trick as the property was apparently “swarmed” with people and it sold within a month for $335,000.

That is also $5,000 under the 1999 purchase price.

The townhouse, if you recall, was part of a 2-unit association. It had all 3 three bedrooms on the second and third levels.

There was a lower level family room.

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

The townhouse also had central air, a garage and a rooftop deck.

Just how important is the perception of a deal?

This townhouse was listed in November 2010 for $379,000 but no one was “swarming” it then.  As soon as it went under $350,000, it got offers.

Ian Schwartz at Coldwell Banker had the listing.

1756 W. Pierce: 3 bedrooms, 2.5 baths, no square footage listed

• Sold in May 1999 for $340,000
• Sold in March 2002 for $415,000
• Sold in August 2005 for $450,000
• Originally listed in November 2009 for $447,000
• Reduced numerous times
• Was listed in November 2010 for $379,000
• Reduced
• Was listed in April 2011 at $339,000
• Sold in May 2011 for $335,000
• No assessments
• Taxes of $7976
• Central Air
• Bedroom #1: 13×13 (second level)
• Bedroom #2: 12×10 (second level)
• Bedroom #4: 10×11 (third level)
• Family room: 19×11 (lower level)

In a recent discussion of a vintage 2-bedroom unit at 562 W. Arlington in Lincoln Park listed at $595,000, I commented in the thread that buyers could get a townhouse in the neighborhood for the same price (instead of living a condo in a 3 or 4-flat.)

Anonny replied:

“I’d love to see such a listing. Aside from the fact that many townhouses in LP are dumps (often priced in the $400’s by the area south of Oz or in the immediate vicinity of Alcott, etc.), I’m trying to think of any $595k townhouse developments in this particular neighborhood. And yes, when you say “the neighborhood,” that means something. Show me a (ideally non-dump) townhouse for $595k that’s in no worse a LP location than this place.”

This 3-bedroom townhouse at 704 W. Wrightwood recently came on the market.

It is just 2 blocks away from the unit on Arlington so I am assuming that counts as “in the neighborhood.”

Built in 1977, it has an entrance with a 20 foot high foyer.

The three bedrooms are on the upper floors with 2 bedrooms on the second and the master bedroom on the third level with its own “spa-like” master bath with separate shower and jacuzzi tub.

The kitchen is newer with cherry cabinets, granite counter tops and stainless steel appliances.

At 2500 square feet, it also has a lower level family room.

It has 2 outdoor spaces including a terrace and a private deck.

As an added bonus, this townhouse is “fee simple” meaning there are no assessments.

Will buyers choose more space and the added privacy of a townhouse over similarly priced condos in the neighborhood?

See the discussion on the Arlington property here.

Sam Shaffer at Chicago Properties has the listing. See the pictures here.

704 W. Wrightwood: 3 bedrooms, 2.5 baths, 2500 square feet, 1 car parking

• Sold in June 1990 for $283,000
• Sold in August 1995 for $275,000
• Sold in July 1999 for $400,000
• Sold in January 2005 for $485,000
• Currently listed for $619,000
• Fee simple
• Taxes of $10,384
• Central Air
• Bedroom #1: 16×18 (third floor)
• Bedroom #2: 12×13 (second floor)
• Bedroom #3: 12×19 (second floor)
• Family room: 13×25 (lower level)

We last chattered about this vintage 3-bedroom single family home at 4838 N. Seeley in Lincoln Square in February 2011.

See our February chatter here.

Since that time, it has been reduced $23,000.

On the market for the first time in 14 years, the house has professional landscaping as well as a large back deck.

Built in 1884 on a 25×125 lot, the listing says it has 1280 square feet.

The house has hardwood floors and a claw foot tub in one of the bathrooms.

2 of the 3 bedrooms are on the second floor with the third on the main level.

The kitchen has a stainless steel refrigerator but a white stove.

The house has some of the features home buyers look for such as a 2-car garage and central air however there’s no basement.

What price will it take to sell this property in this kind of market?

Mark Mielnicki at KP&G Enterprises still has the listing. See the pictures here.

4838 N. Seeley: 3 bedrooms, 2 baths, 1280 square feet, 2 car garage

• Sold in October 1997 for $148,000
• Was listed in February 2011 for $389,900
• Reduced
• Currently listed at $366,900
• Taxes of $5660
• Central Air
• Bedroom #1: 14×12 (second floor)
• Bedroom #2: 14×12 (second floor)
• Bedroom #3: 10×8 (main floor)
• Living room: 21×14
• Dining room: 14×11
• Kitchen: 12×7

This 7-bedroom new construction single family home at 2662 N. Geneva Terrace in Lincoln Park is in an enclave of mansion homes called “Geneva Terrace”.

The listing says this is a bank owned house (as is its neighbor across the courtyard at 2659 N. Geneva Terrace which is listed for $3.25 million.)

Geneva Terrace appears to be an enclave of 5 or 6 new construction mansion homes constructed on an alley (which the city named Geneva Terrace.)

I had to walk down the alley to access the inner courtyard of these homes. Their front doors do NOT face out onto any street.

The listings say they were built by builder Stuart Rose.

The listing for 2662 N. Geneva Terrace says it is 90% complete- and that the buyer would just have to put on its personal touches such as new carpet and other finishes.

4 of the bedrooms are on the second level.

It has custom cabinets and oak hardwood floors throughout.

Built on a 37.5×134 lot, it has a 3-car garage.

There is also a common area monthly assessment for lawn care, scavenger and snow removal.

How hard will it be to sell TWO $3 million bank owned single family homes in this unique enclave?

Daniel Glick at @Properties has both listings.

See the pictures for 2662 N. Geneva Terrace here.

2662 N. Geneva Terrace: 7 bedrooms, 5.5 baths, 3 car garage, 7800 square feet

• I couldn’t find any public information on this property
• The listing says it is bank owned
• Was listed in April 2011 for $3.25 million
• Reduced
• Currently listed at $3.15 million
• Taxes of $57,546
• Assessments of $300 a month (includes lawn care)
• Bedroom #1: 22×17 (second floor)
• Bedroom #2: 15×12 (second floor)
• Bedroom #3: 12×17 (second floor)
• Bedroom #4: 12×14 (second floor)