Crib Chatter

This 3-bedroom penthouse loft in The Donohue at 727 S. Dearborn in Printers Row came on the market in June 2021.

The Donohue was built in 1883 and was converted into lofts in 1990. It remains one of the few live/work loft buildings in the neighborhood.

It has 98 units and an exercise room. There’s no doorman nor garage.

This corner penthouse has 11 foot and 21 foot ceilings along with a dome vaulted 40×20 skylight.

See the pictures for what that looks like.

It has authentic loft features including a wide open floor plan and exposed brick.

The loft has hardwood floors and built-ins.

There’s a spiral staircase to the private 67×47 roof top with panoramic city views but the roof is not built out.

The kitchen has wood cabinets and granite counter tops.

It has the features buyers look for including central air and washer/dryer in the unit. Parking is leased in the neighborhood.

Listed at $1.175 million, is this a loft lover’s dream unit?

Susan Dickman at Berkshire Hathaway Homeservices has the listing. See the pictures here.

Unit #1012: 3 bedrooms, 3 baths, 3500 square feet, loft

• Sold in October 1990 for $300,000
• Sold in August 1992 for $550,000
• Sold in June 2006 for $1.05 million
• Originally listed in June 2021 for $1.175 million
• Currently still listed at $1.175 million
• Assessments of $2227 a month (includes heat, exercise room, exterior maintenance, scavenger, Internet)
• Taxes of $15,793
• Central Air
• Washer/dryer in the unit
• No parking but there is rental parking in the neighborhood
• Skylight: 40×20
• Fireplace
• Bedroom #1: 16×15
• Bedroom #2: 15×11
• Bedroom #3: 16×16
• Living room: 33×18
• Dining room: 16×16
• Kitchen: 18×9
• Office: 16×15
• Library: 16×15
• Foyer: 12×10
• Walk-in-closet: 11×5
• Laundry room: 10×7
• Deck: 67×47

The Sun-Times took a look at the soaring single family home prices in the neighborhoods this week and wondered whether the middle class would be able to stay in Chicago and buy a home.

From the Sun-Times:

“It’s heartbreaking to an extent that even someone like myself is being priced out of the area as it relates to homeownership,” Bandera said. “We probably earn double the average salary for our household in the area and we would love to stay here, but it is becoming harder and harder to find a home within our price range.”

Bandera grew up on Chicago’s Northwest Side in Belmont Cragin, a neighborhood where, as in much of Chicago, the housing market is hot. Owning a home in the neighborhood she loves is, she fears, becoming a distant dream.

In June, the median list price of homes in Belmont Cragin was $360,000 — up 19% from June 2020, according to Realtor.com. But the median sale price in the neighborhood was even higher: $375,000, indicating people were willing to overpay to get the home they want.

To stay within their family’s budget, Bandera said she hopes to spend about $250,000 on a home. They could manage $300,000 — but it would be tight.

The hottest neighborhoods in Chicago in 2020-2021 haven’t been in the GreenZone. They have been in the south and west side neighborhoods.

This Institute for Housing Studies is for the 4th Quarter. It’s likely prices are even hotter in 2021.

The Institute for Housing Studies also monitors housing affordability. Its Cook County House Price Index measures the quarterly prices of single-family homes.

The report groups neighboring communities and suburbs into 33 submarket categories to see how prices are fluctuating. The latest report, issued in April, compared the fourth quarter of 2020 with the same period in 2019. It found the biggest annual price increases occurred on the South and West sides.

Despite having the bulk of the city’s new construction permits, the North Side’s annual single-family prices either remained flat or even decreased.

According to that index, the areas with the largest increase in single-family sale prices in that time frame were in the submarkets of Englewood/Greater Grand Crossing (23.7%), Humboldt Park/Garfield Park (20.1%) and Auburn Gresham/Chatham (17.3%).

Even with the lowest mortgage rates in history, a $300,000 or $350,000 home is still out of reach for many in the middle class.

Is the era of the $100,000 to $200,000 Chicago bungalow over forever?

Or can new homes be built to address this market?

Longtime Chicagoans fear hot housing market could drive them out [Chicago Sun-Times, by Manny Ramos, August 11, 2021]

This 2-bedroom townhouse in Dearborn Park II at 1254 S. Federal in the South Loop came on the market in August 2021.

Built in 1995, Dearborn Park II has 118 units with attached 1-car and 2-car garages.

Because it’s an older development, it’s surrounded by mature trees and landscaping.

If this townhouse looks familiar, that’s because we chattered about it the last time it was on the market, in 2016, which was also a “hot” housing market.

Back then, the chatterati thought it was over priced by at least $100,000 when it was listed at $595,000.

See our chatter here.

If you recall, it has floor-to-ceiling wrap around windows on three floors and a skylight on the top floor.

There’s an office, or third bedroom, with custom cherry built-ins on the first floor.

The second floor has the kitchen, living room, dining room and powder room.

It has hardwood floors, a wood burning limestone fireplace and a large deck off the dining room.

The kitchen has white cabinets, granite counter tops, a white subway tile backsplash and stainless steel appliances.

The two bedrooms are on the top level with the full bath.

This is one of the townhouses that fronts Federal Street and has its own fenced, private “secret garden” with lush landscaping and a stone patio.

It has central air and an attached 2-car garage.

The townhouse has come on the market 5 years later at $665,000, or $95,000 more than the 2016 sales price of $570,000.

With low inventory, will it get the premium?

Susan Dickman at Berkshire Hathaway Homeservices has the listing. See the pictures here.

Unit F: 2 bedrooms, 1.5 baths, 1630 square feet, townhouse

• Sold in April 1994 for $186,000
• Sold in September 1998 for $285,000
• Sold in September 2016 for $570,000
• Currently listed at $665,000
• Assessments are still $275 a month (they were $275 a month in 2016 )(includes lawn care, scavenger, snow removal)
• Taxes are now $9417 (they were $6929 in 2016)
• Central Air
• Wood burning fireplace
• 2-car garage
• Bedroom #1: 18×13 (third floor)
• Bedroom #2: 19×11 (third floor)
• Office: 10×10 (main level)
• Living room: 16×15 (second floor)
• Dining room: 14×10 (second floor)
• Kitchen: 14×9 (second floor)
• Laundry: 3×3 (second floor)
• Balcony
• First floor patio

This studio in Lowell House at 88 W. Schiller in the Gold Coast came on the market in June 2021.

Lowell House is part of Sandburg Village. Built in 1968, it has 29 stories and attached parking.

It has a doorman.

This unit is a south facing studio with a unique layout.

It has 7″ white oak floors throughout.

At 675 square feet, it is big enough that the room can be divided.

The listing says this unit has a custom white oak room divider which functions as a dresser and features a TV pivot.

The kitchen has been renovated with high gloss white cabinets, a Liebherr refrigerator, a Bosch dishwasher and a GE speed oven/microwave along with a flamed granite waterfall counter on the peninsula which seats two.

The bathroom has a walk-in-shower and a high gloss gray floating vanity.

All of the windows have room darkening blinds.

There’s wall a/c.

There’s no washer/dryer in the unit but there’s coin laundry in the building.

Parking is leased in the building.

This building is at the intersection of the Gold Coast and Old Town, with all the shops and restaurants of both within a few blocks.

Originally listed for $199,000, it has been reduced $9,000 to $190,000.

Would this make a good in-town or starter condo?

Andrei Savtchenko at Compass has the listing. See the pictures here.

Unit #705L: studio, 675 square feet

• Sold in August 1992 for $39,500
• Sold in March 2002 for $147,000
• Sold in August 2006 for $178,000
• Sold in July 2014 for $155,000
• Originally listed in June 2021 for $199,000
• Reduced
• Currently listed at $190,000 
• Assessments of $532 a month (includes heat, gas, doorman, cable, exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $2360
• No central air- wall unit
• No in-unit washer/dryer (coin laundry in the building)
• Parking is leased in the building
• Living room: 14×12
• Dining room: 10×8
• Kitchen: 6×6

This 3-bedroom in 70 E. Cedar in the Gold Coast came on the market in September 2020.

According to Chicago Apartments: A Century of Lakefront Luxury by Neil Harris, 70 E. Cedar was originally part of the Potter Palmer estate in 1926.

At 18 stories, it has a 3-story limestone Italian Renaissance base, with keystones, scrolls and rustication. The building has 4 penthouse duplexes above the 13th floor, some of which have terraces.

It was built as a co-op.

There are 2 units per floor. It has a doorman, on-site engineer and an attached garage, which apparently has a waitlist (according to other listings in the building).

This unit was “just renovated” by Jean Atchison, a nationally recognized interior designer.

It retained some of its vintage features including moldings, crown molding and a wood burning fireplace in the living room.

The dining room has been converted into a family room with a built-in storage.

The listing says there is an “all new gourmet kitchen” with white cabinets and Monogram appliances that includes a glass door integrated refriegerator/freezer, a 5 in 1 oven, a slide-in stove with oven and warming drawer.

It has a quartz island, a deep Franke sink, and a custom banquette with a matching quartz top.

It also has 2 pantries and a Butler’s station.

The powder room holds the washer dryer.

2 of the bedrooms are en suite, including the primary bedroom.

It has space pac cooling.

The building has additional storage and a shared deck.

The listing says 70% financing is allowed with a 30-day board approval.

The monthly assessment is busted out as the following:

Breakdown $2,318.00 Monthly assessment – $1,241,27 Tax $166.87 Reserve contribution $500.82 Capital Improvement (Owner will Pay in Full) $59.87 Electric

However, Unit 8W, which has 135 shares (10W has 139 shares) of the co-op is paying this in their assessment:

8W has 135 of the 4250 shares. Assessment breakdown: Monthly Assessment: $2,251.88, RE Tax: $1,205.55, Reserve Assessment: $162.07, Capital Projects Assessment: $486.41, 7 year term loan: $294.44, Electric: $52.14.

Originally listed in September 2020 at $790,000, it has been reduced $158,000 to $648,000.

According to Zillow and Redfin, it last sold in 2014 for $780,000, so it is listed $148,000 below the last sales price.

At 2400 square feet, is this a deal?

Karen Peterson at @Properties has the listing. See the pictures here.

Unit #10W: 3 bedrooms, 2.5 baths, 2400 square feet, co-op

• Sold in April 2014 for $780,000 (according to Redfin and Zillow)
• Originally listed in September 2020 for $790,000
• Reduced
• Currently listed at $648,000
• Assessments are $2544 a month (but maybe more? #8W’s assessment is $4452)
• Taxes are included in assessments
• Space pac
• Washer/dryer in the unit
• Attached garage parking but there may be a waitlist?
• Wood burning fireplace
• Bedroom #1: 12×18
• Bedroom #2: 18×12
• Bedroom #3: 11×10
• Living room: 26×15
• Family room (formerly dining room): 17×15
• Kitchen: 13×13
• Laundry: 5×6

This 3-bedroom maisonette in The Mayfair at 189 E. Lake Shore Drive in the Gold Coast (or Streeterville, if you like) came on the market in May 2021.

The Mayfair was built in 1924 and has just 28 units along with a garage.

The building has a doorman and an exercise room, along with storage.

If this unit looks familiar, that’s because we chattered about it in 2013, when it first came on the market listed at $5.999 million.

It ultimately didn’t sell until 2019, finally closing at $2 million.

You can see our 2013 chatter about it here.

Additionally, I STILL haven’t managed to get a picture of The Mayfair, so it’s the shorter building in the picture above which is to the east of the Drake.

The maisonette has come back on the market with a “newly completed renovation” where the listing says no expense was spared.

It has custom millwork, built-ins and huge closets.

If you recall, the unit has some unique features such as skylights and a “private relaxation solarium.”

It is duplex down but the only rooms in the lower level are a family/media room with a full bath and a 140 bottle wine cellar.

All three bedrooms are on the main level and all three are en suite.

The primary bedroom bath is “spa-like” and has heated floors.

The kitchen, a Balthaup kitchen with modern gray cabinets, a Le Cornue range, Gaggenau steam over and Subzero refrigerator/freezer, was actually already in the unit in the 2019 sale but the listing says there are new quartz countertops on the island.

The unit has the features buyers look for like central air, washer/dryer in the unit and 2 parking spaces with a third available for $40,000.

Originally listed for $4.5 million in May 2021, which was 125% above the 2019 sale, it has been reduced $250,000 to $4.25 million.

Will the sellers get the premium?

Nancy Tassone at Jameson Sotheby’s has the listing. See the pictures here.

Unit #1W: 3 bedrooms, 4.5 baths, 5000 square feet, duplex down, maisonette

• Sold in November 1996 for $1.1 million
• Sold in February 2007 for $4.495 million
• Listed in January 2013 for $5.999 million
• Sold in May 2019 for $2 million
• Originally listed in May 2021 for $4.5 million
• Reduced
• Currently listed at $4.25 million
• Assessments are now $3456 a month (they were $3842 a month in April 2013) (includes gas, doorman, cable, exercise room, exterior maintenance, scavenger, snow removal))
• Taxes are now $51,204 (they were $38799 in April 2013)
• Central Air
• Washer/Dryer in the unit
• 2 parking spaces included with a third available for $40,000
• Fireplace
• Bedroom #1: 30×13 (main level)
• Bedroom #2: 11×13 (main level)
• Bedroom #3: 11×15 (main level)
• Family room: 26×19 (main level)
• Dining room: 18×20 (main level)
• Living room: 22×27 (main level)
• Kitchen: 17×21 (main level)
• Atrium: 9×14 (main level)
• Gallery: 10×10 (main level)
• Walk-in-Closet: 11×11
• Walk-in-Closet: 14×12
• Pantry: 10×10
• Pantry: 6×6
• Foyer: 9×18
• Media Room: 15×20 (lower level)

This 2-bedroom coach house at 916 W. Fullerton in Lincoln Park came on the market in October 2020.

The coach house has 2 units with one shared wall.

The front building, which faces Fullerton, has 8 units. I don’t know when all of it was built.

There’s a shared courtyard patio.

This coach house is two stories and has its own private entrance and patio.

The living room, kitchen and a half bath are on the first floor.

The living room has a wood burning fireplace.

The kitchen has white cabinets, a stone backsplash, stainless steel appliances and a breakfast bar with seating for 3.

Both bedrooms are on the second floor along with the full bath.

The coach house has the features buyers are looking for including central air and washer/dryer in the unit.

There is no parking but it’s available to rent in the neighborhood.

The listing says rentals are allowed.

This coach house is in the heart of the DePaul neighborhood, near the University, the shops and restaurants and the Fullerton El stop.

Originally listed in October 2020 for $395,000, it has been reduced $45,000 to $350,000.

Would this coach house be a good investment at this price for someone who wanted to be a landlord?

Dawn Lynch at @Properties has the listing. See the pictures and floor plan here.

Unit #CH: 2 bedrooms, 1.5 baths, 1100 square feet, coach house

• Sold in May 1996 for $105,000
• Sold in April 1997 for $168,500
• Sold in October 2001 for $284,000
• Sold in October 2009 for $294,000
• Originally listed in October 2020 for $395,000
• Reduced
• Currently listed at $350,000
• Assessments of $341 a month (includes exterior maintenance, scavenger, snow removal)
• Taxes of $6151
• Central Air and Heat
• Washer/dryer in the unit
• No parking
• Wood burning fireplace
• Bedroom #1: 13×11 (second floor)
• Bedroom #2: 11×8 (second floor)
• Living room: 17×15 (main floor)
• Kitchen: 12×8 (main floor)
• Laundry room: 3×3 (second floor)

This 1-bedroom at 320 W. Oakdale in East Lakeview came on the market in May 2021.

320 W. Oakdale was designed by Milton Schwartz in 1956 and has 51 units and covered parking.

The listing says this unit has been a total remodel.

It says it has “never been lived in.”

The kitchen has custom white cabinets, stainless steel appliances and a white tile backsplash.

It looks like there is a white sliding door into the bedroom.

There is a Carrera white marble bathroom.

The unit has central air but there is no washer/dryer in the unit and coin laundry in the building.

The listing says there is parking next door.

Originally listed in May 2021 for $169,000, it went under contract in May but fell out and returned to the market at $7,000 higher, at $176,000.

We have chattered about the larger units in this building in the past.

Would this property make a good in-town?

Alexandra Van Ginkel at Premier Relocation has the listing. See the pictures here.

Unit #301: 1 bedroom, 1 bath, 650 square feet

• I couldn’t find a prior sales price
• Originally listed in May 2021 for $169,000
• Under contract
• Re-listed in June 2021 at $176,000
• Assessments of $500 a month (includes heat, a/c, security, exterior maintenance, lawn care, scavenger, snow removal, Internet)
• Taxes aren’t listed
• Central Air
• No washer/dryer in the unit (coin laundry in the building)
• Parking next door
• Bedroom: 14×10
• Living/dining room: 14×15
• Kitchen: 8×4
• Family room: 15×15

This 2-bedroom loft in 20 N. State in the Loop came on the market in July 2021.

20 N. State was converted into loft condos during the housing boom in 2003.

It has 100 units and an exercise room.

There’s no parking with the building nor is there a doorman.

This loft is a northeast corner loft with a wall of windows facing over State Street.

The listing says it has 18 foot high unique concrete ceilings, but the prior listing says they were 15 feet.

This loft has new hardwood floors throughout.

It also has a “brand new” kitchen with new stainless steel appliances, what look like light wood cabinets and a kitchen island with what looks like granite counter tops throughout.

Some of these lofts have a unique interior “terrace” with a window. In this unit, the listing calls it a “bonus” room which could be a potential den, office or workout room (a space for your Peloton?).

It looks like one bedroom has a window and the second one has a window wall that looks into the bonus room.

It has the features buyers look for including central air and washer/dryer in the unit.

There is no parking but you are in the heart of a dense transit zone with subway lines and dozens of bus lines.

Listed at $364,000, that’s $40,000 over the 2017 sale.

Will all the upgrades pay off in a quick sale?

Brian Harbison at Kale Realty has the listing. See the pictures here.

Unit #506: 2 bedrooms, 1 bath, no square footage listed, loft

• Sold in June 2003 for $220,000
• Sold in January 2004 for $248,500
• Sold in February 2017 for $324,000
• Originally listed in July 2021 for $364,000
• Currently still listed at $364,000
• Assessments of $725 a month (includes heat, a/c, gas, exercise room, exterior maintenance, scavenger, insurance)
• Taxes of $4664
• Central Air
• Washer/dryer in the unit
• No parking
• Bedroom #1: 12×12
• Bedroom #2: 11×9
• Bonus room: 12×5
• Living room: 15×12
• Kitchen: 15×12
• Laundry room: 4×4

This 2-bedroom duplex up in the St Michael’s High School Condos at 1660 N. Hudson in Old Town came on the market in July 2021.

St Michael’s High School Lofts (Condos?- I’ve always seen it called Lofts) was built in 1928 and converted to condos in 1988.

Here’s more from the Chicago Tribune talking about all the development at the St. Michael’s church site in the 1980s:

Chicago Landmark has already begun renovation of the high school, where the last class graduated in 1978, into 42 condominium units priced from $150,000 to $550,000. The largest of those units is 3,800 square feet.

Some of the units are two-story townhouses, while the remainder have lofts. Badner said the ceilings in the school are so high, 14 to 20 feet, that lofts can be added to most units to create an added story.

”There are lots of ideas and lots of views in the building. Nothing is the same,” said Badner. ”Believe it or not, there was even a bowling alley in the old school that we converted to private parking for the six largest end units.”

This unit has 12 foot ceilings and a wood burning fireplace in the living room.

The kitchen has been “newly updated” and has quartz counter tops, stainless steel appliances, wood cabinets and a peninsula with some seating.

The listing says there are new mechanicals and new window treatments.

The primary bedroom is on the main floor with an en suite while the second bedroom is on the second floor and also has an en suite.

The second bedroom overlooks the living/dining room on the first floor but appears to be enclosed.

This unit has two balconies, one in the primary bedroom and one in the living room, which over looks the courtyard.

The listing says it’s just 1 of 4 units with private courtyard balconies.

It has the features buyers look for including central air, washer/dryer in the unit and heated underground parking is included.

The building has a shared rooftop deck with grills, a pergola and wifi along with city views.

It’s near the shops and restaurants of Old Town.

Listed at $649,888, that’s $184,888, or 39.8%, above its 2016 price of $465,000.

Will it get the premium?

Melanie Giglio and Michael Mariduena at Compass have the listing. See the pictures and floor plan here.

Unit #2A: 2 bedrooms, 2.5 baths, duplex up, 1500 square feet

• Sold in October 1988 for $235,000
• Sold in April 1991 for $252,000
• Sold in January 1994 for $260,000
• Sold in July 1998 for $245,500
• Sold in July 2005 for $425,000
• Sold in August 2016 for $465,000
• Originally listed in July 2021 for $649,888
• Currently still listed at $649,888 (includes underground parking space)
• Assessments of $482 a month (includes parking, security, cable, Internet, exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $9413
• Central Air
• Washer/dryer in the unit
• Wood burning fireplace
• Bedroom #1: 17×13 (main floor)
• Bedroom #2: 9×18 (second floor)
• Living/dining combo: 23×17 (main floor)
• Kitchen: 9×14 (main floor)
• 2 balconies on the main floor