Crib Chatter

We’ve chattered about this 2-bedroom unit at 235 W. Eugenie in Old Town almost since I started writing this blog which was 3 years ago.

It has been listed, on and off the market, since March 2008.

We last chattered about it in February 2010 after it came back on the market and was further reduced.

See our February 2010 chatter here.

It is still available and is now reduced $70,000 from its March 2008 list (although the other prices included the parking and now it does not- so assuming parking is at least $30k, it has only been reduced by $40k since the original March 2008 listing.)

The building was designed by famed mid-century modern architect Harry Weese.

The duplex up unit has the original fireplace.

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

It does not have central air (only window units) but it does have in-unit laundry and deeded parking.

Is this a deal now?

Cara Buffa at Prudential Rubloff now has the listing. See the 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• Withdrawn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• Withdrawn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)
• Currently listed at $339,900 (parking now extra)
• 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 unit in Randolph Place at 165 N. Canal in the West Loop has just gone under contract.

On the market since January 2010, it was reduced $100,000 and is now listed $112,100 under the 2007 purchase price (if you include the parking).

It is the cheapest 2-bedroom unit for sale in the building.

At 1800 square feet, it is priced at what some of the 1-bedrooms used to list for.

The unit is a “soft-loft” with high ceilings and crown molding but some walls do not go to the ceiling.

The kitchen has stainless steel appliances and granite counter tops.

The master bathroom has a steam rain shower and Grohe body spray.

Converted into condos in 2000, Randolph Place, with about 340 units, has been hot with buyers over the years seeking space and city views.

One side of the building overlooks the Chicago River, one side overlooks the El line and one side looks west over the Metra Market.

Will the sale of this unit be a comp killer for all the other larger 2-bedroom units in the building?

Gwen Huges at Koenig & Strey Real Living has the listing. See the pictures here.

Unit #1529: 2 bedrooms, 2 baths, 1800 square feet, bonus room

• Sold in February 2000 for $259,500
• Sold in July 2004 for $375,000
• Sold in September 2007 for $482,000
• Originally listed in January 2010 for $429,900
• Reduced numerous times
• Currently listed for $329,900 (plus $40k for tandem parking)
• Under contract
• Assessments of $512 a month
• Taxes of $5326
• Central Air
• Washer/Dryer in the unit
• Bedroom #1: 20×12
• Bedroom #2: 13×12
• Bonus room: 21×11

Nearly 2 years ago, in January 2009, we chattered about an “affordable” 1-bedroom vintage unit in the midrise at 918 W. Winona in the Margate Park neighborhood of Uptown.

Back then, “affordable” was anything listed under $200,000.

At the time the unit was listed for $150,000 or you could rent it for $1200 a month.

See our prior chatter and pictures here.

It sold in June 2009 for $128,000, or $6,000 under the 2003 purchase price.

Currently, there are 5 units for sale in the building, with 3 of them being 1-bedrooms.

The most expensive unit is listed at $105,000 and the cheapest 1-bedroom for $40,900.

Interestingly, the $40,900 1-bedroom was mentioned in the prior 2009 chatter by “G” as having been rented out in June 2008 for $1000 a month.

Unit #305: 1 bedroom, 1 bath

• Sold in July 2000 for $53,500
• Sold in January 2001 for $73,000
• Sold in December 2003 for $121,000
• Originally listed in May 2007
• On and off the market
• Was listed in September 2010 for $50,400
• Reduced
• Currently listed for $40,900
• Assessments of $296 a month (includes heat and cable)
• Taxes of $577
• No central air
• No washer/dryer in the unit
• No deeded parking
• Andre Bennett at Royal Crest Realty has the listing. See the listing here (no interior pictures.)

Or check out Unit #302, a 1-bedroom short sale. It has a separate dining room and crown molding in the living room.

Mario Greco at Prudential Rubloff has this listing. See the pictures here.

Unit #302: 1 bedroom, 1 bath, 821 square feet

• Sold in June 1988 for $11,000
• Sold in October 1990 for $13,500
• Sold in May 1998 for $39,500
• Sold in July 2002 for $134,000
• Sold in March 2006 for $175,000
• Originally listed in September 2010 for $130,000
• Reduced
• Currently listed as a “short sale” for $99,000
• Assessments of $344 a month (includes heat and cable)
• Taxes of $1,081
• No central air
• No washer/dryer in the unit
• No parking

What will be the bottom in prices for this building?

Are any of these units deals?

The new construction high rise at 2 W. Delaware, Walton on the Park, in the Gold Coast just cut prices.

The 201 unit building recently started closings.

In September, Crain’s reported that nearly 100 units were still unsold and that plans for a second tower were scrapped. It also reported that the developers had gotten a loan extension to March 2011 which could then be pushed back to September 2012.

Some of the price cuts include:

Unit #704: 1 bedroom, 1.5 bath, 1000 square feet

• Was $545,000
• Now $508,000

Unit #2103: 2 bedrooms, 2 baths, 1280 square feet

• Was $840,000
• Now $686,000

Unit #1101: 3 bedrooms, 2 baths, 1920 square feet

• Was $1.28 million
• Now $1.155 million

With all of the price cuts we’ve seen on new construction buildings in the last few years, do they even help to sell units anymore?

Ralph Olivia at Coldwell Banker is handling the sales. You can see the model pictures here.

Or check out the building’s website.

Shipka, Stein win condo extension [Crain’s Chicago Business,  Andrew Schroedter, September 1, 2010]

This large 3-bedroom duplex down in a vintage building at 3807 N. Wilton in Lakeview was bank owned in August of 2008.

There are no interior pictures of the unit from the prior sale and the description doesn’t tell us the condition of the unit.

But it sold in January 2009 for $205,000 with a parking space.

It is now a “gut rehab” and has a new kitchen with granite counter tops and stainless steel appliances, brazilian hardwood floors, new carpet and paint and custom spa-like baths.

All 3 bedrooms are in the duplex down.

It has central air and a washer/dryer in the unit.

After months on the market, what will it take to find a new buyer for this unit?

Marcel Murrell at Prime Market Realty has the listing. See the pictures here.

Unit #1: 3 bedrooms, 3 baths, 2800 square feet, 1 car parking

• Sold in February 1996 for $151,000
• Lis pendens filed in October 2007
• Bank owned in August 2008
• Sold in January 2009 for $205,000
• Originally listed in August 2009
• On and off the market
• Listed in August 2010 for $437,500
• Reduced
• Currently listed for $429,900
• Assessments of $235 a month
• Taxes of $4425
• Central Air
• Washer/Dryer in the unit
• Bedroom #1: 17×13 (lower level)
• Bedroom #2: 15×15 (lower level)
• Bedroom #3: 15×11 (lower level)

This 3-bedroom penthouse at 319 W. Erie is in a unique boutique building in River North.

Built in 1888, the building was converted in 2007/2008 and has 7 units.

This penthouse has luxury finishes including private elevator access, Snaidero cabinets in the kitchen and a private wine room.

It also has 12 foot to 14 foot ceilings and two outdoor spaces.

There is 4 car parking available.

The unit was recently reduced $500,000.

Cara Buffa at Prudential Rubloff has the listing. See more pictures and the virtual tour here.

Penthouse: 3 bedrooms, 2.5 baths, 4200 square feet, 4 car parking available

• No original sales price. Still developer owned.
• Listed in April 2010 for $1,999,999
• Reduced in September 2010
• Currently listed at $1,499,999
• Assessments of $500 a month (includes cable, security system)
• Taxes of $6800
• Central Air
• Washer/Dryer in the unit
• Bedroom #1: 25×21
• Bedroom #2: 22×13
• Bedroom #3: 18×18

This 3-bedroom unit at 1706 N. Wells, in the Crilly Court conversion, in Old Town just came on the market.

It is listed for $59,000 more than the 2007 purchase price.

Before you get in a huff about the price, we chattered about another one of these 3-bedroom units in Crilly Court in February of this year. It ended up selling for more than its 2007 price. Here is the history:

1702 N. Wells #3: 3 bedrooms, 2 baths, 1507 square feet

• Sold in July 2007 for $467,000
• Originally was listed in February 2010 for $525,000
• Under contract within 14 days
• Closed in April 2010 for $499,000

See our February chatter here.

Now 1706 N. Wells has come on the market. It is also one of the larger units.

Converted in 2007, the unit has a renovated kitchen with stainless steel appliances and a marble master bath.

The listing says the third bedroom was opened to make a larger living/dining area.

Like the unit on the market earlier this year, there is no parking included with this unit.

Will Crilly Court continue to be one of the few buildings that defies the downturn?

Robin Miner at @Properties has the listing. See the pictures here.

Unit #3: 3 bedrooms, 2 baths, 1507 square feet

• Sold in August 2007 for $467,000
• Currently listed for $525,000
• Assessments of $298 a month
• Taxes of $6371
• Central Air
• Washer/Dryer in the unit
• No parking – rental available in the neighborhood
• Bedroom #1: 13×12
• Bedroom #2: 16×12
• Bedroom #3: 11×10

This 2-bedroom unit at 3140 N. Sheffield in Lakeview is listed as a short sale.

On the market since April 2010, it has recently been reduced and is now listed $120,500 under the 2007 purchase price.

It is by far the cheapest 2-bedroom in the building.

It has all the features of newer construction including wood floors in the main living areas. The kitchen has granite counter tops and black appliances.

The listing doesn’t say anything about parking with this unit so I’m not sure if that is extra.

Constructed in 2006/2007, 3140 N. Sheffield has 51 units.

Will the sale of this 2-bedroom be a comp killer in this building?

Caroline Yoon at Top Realty has the listing. See the pictures here.

Unit #612: 2 bedrooms, 2 baths, 1256 square feet

• Sold in May 2007 for $395,500
• Originally listed in April 2010 for $374,999
• Reduced
• Currently listed as a “short sale” for $275,000
• Assessments of $223 a month
• Taxes of $6019
• Central Air
• Washer/Dryer in the unit
• Parking isn’t listed. Extra?
• Bedroom #1: 15×22
• Bedroom #2: 12×12

This 3-bedroom vintage brick cottage at 2325 W. Dickens in Bucktown has been on and off the market since May 2007.

The listing price has also apparently seen numerous changes with it listed in March 2010 at $499,000 only to have it then raised in July to $525,000.

It is currently listed at $515,000.

Built in 1880, the house is on a smaller than normal Chicago lot of 25×100 but does have a 2-car garage.

Two of the three bedrooms are on the second floor. The house also has an unfinished basement.

While the new master bathroom has marble and granite and frameless glass doors to the shower, the kitchen still has the white cabinets and countertops.

But the listing says the seller will “upgrade kitchen” to “cherry or maple cabinets, granite counters and hdwd floors” for the buyer (and a selection of those upgrades can be seen in the kitchen picture.) 

There is already a stainless steel refrigerator in the current kitchen so presumably that stays. 

Would the lure of a new kitchen entice you to take a closer look?

Christine Breuer at Jameson has the listing. See the pictures here.

2325 W. Dickens: 3 bedrooms, 2 baths, no square footage listed, 2 car garage

• Sold in April 1989 for $114,500
• Sold in May 1996 for $242,000
• Sold in June 2006 for $460,000
• Originally listed in May 2007
• On and off the market
• Listed in March 2010 for $499,000
• Listed in July 2010 for $525,000
• Reduced
• Currently listed for $515,000
• Taxes of $8035
• Central Air
• Unfinished basement
• Bedroom #1: 18×13 (second)
• Bedroom #2: 15×13 (second)
• Bedroom #3: 7×11 (main)

This 3-bedroom vintage single family home at 4015 N. Parkside in Portage Park has been on and off the market for at least a year.

It has been bank owned since April 2010.

The house is currently listed for $259,520 under the 2006 purchase price.

The listing says it has hardwood floors in the living room and dining room.

Built in 1904, there is central air and a 2 car garage on a standard 25×125 lot.

Two of the three bedrooms are on the second floor and there is a basement family room.

The house has apparently been listed around $150,000 (the current list price) since February 2010 with no takers.

Yet it is located just a block from Portage Park.

Will this house go back to the 1988 price before it finally finds a buyer?

Jack Kosycarz at Re/Max City has the listing. See the pictures here.

4015 N. Parkside: 3 bedrooms, 3 baths, 1591 square feet, 2 car garage

• Sold in December 1988 for $98,000
• Sold in February 2000 for $185,000
• Sold in April 2001 for $240,000
• Sold in August 2006 for $410,000
• Lis pendens filed in July 2009
• Originally listed in October 2009 for $299,000
• Reduced
• Was listed in February 2010 for $150,000
• Bank owned (by Bank of America) in April 2010
• Currently listed for $150,480
• Taxes of $4309
• Central Air
• Bedroom #1: 14×13 (second level)
• Bedroom #2: 12×10 (second level)
• Bedroom #3: 11×10 (main level)
• Family room: 15×14 (basement)