“Pre-2002 Pricing” in the Smith Park Neighborhood: 536 N. Leavitt
This 2-bedroom top floor condo at 536 N. Leavitt in the Smith Park neighborhood of West Town has some unique features.
It has its own private gallery staircase.
It also has skylights and roof rights along with exposed brick walls.
The unit has central air, in-unit washer/dryer and parking is included.
The listing also says it is at “pre-2002 pricing” as the unit is now listed $32,100 under the 2003 purchase price.
Is this a deal?
Deborah Hess at Conlon: The Real Estate Company has the listing. See the pictures here.
Unit #2: 2 bedrooms, 1 bath, 950 square feet
- Sold in October 2001 for $225,000
- Sold in April 2003 for $237,000
- Originally listed in Ocober 2010 for $214,900
- Reduced
- Currently listed for $204,900
- No assessment listed
- Taxes of $2650
- Central Air
- Washer/Dryer in the unit
- Parking included
- Bedroom #1: 13×10
- Bedroom #2: 10×8
There is nothing about this property that says loft to me. Exposed brick = no cost for drywall, not “loft.” Grr, real lofts are fabulous…this is not.
I’m not really sure what this place is
I’d say Smith Park is west of Western, so this is Ukrainian Village.
a local I agree with you- but I am going to try to give them the benefit of the doubt. they didn’t call it a loft- they called it “loft like” and it is slightly better then all of the cookie cutter condos out there (trying to be positive here). It does seem bright yet small.
“I’m not really sure what this place is”
2d floor of a row house. In a short building on a short lot.
Redfin has the ’03 sale as 355,500, for some reason. ccrd matches Sabrina’s numbers–showing pricing below *2001* levels.
I could buy a similarly sized townhome like this in Schaumburg, Wheeling or Hanover Park for less than $100,000. And there would be far less crime in the immediate vicinity.
yeah this place is going to have a tough time selling at that price
“I could buy a similarly sized townhome like this in Schaumburg, Wheeling or Hanover Park for less than $100,000. And there would be far less crime in the immediate vicinity.”
But would you have a korean hot dog stand within walking distance (someplace I’ve always wanted to go but have not gotten to even though we pass by on grand a lot)?
I like how the listing page seems to default to the not particularly appetizing google streetview across the way.
This is not Smith Park or Ukrainian Village. It is The Patch. Uki Village ended at Chicago Ave until the new Uki church was built on the SEC of Chicago/Oakley. That pushed the south border of UV to Superior for most people. Smith Park is a city park that is the western boundary of The Patch.
This is the 2nd floor of a small row house 2 flat. I seem to recall it being a pickup truck renovaton by neighborhood types. It was a pair of seriously dilapidated bldgs that were slowly worked on for a few years in the mid-late 90’s. It’s not only on a short lot but it shares the alley with the Mitchell School playground. And no, it is not a good neighborhood school.
“I like how the listing page seems to default to the not particularly appetizing google streetview across the way.”
Had the same reaction.
That streetview is not atypical of The Patch on the N-S streets.
Any idea of where the name “The Patch” came from? Interested in the historical aspects of it
friends who grew up near loyola u in rogers park called their hood patch as well. strange.
There was a 2/1 listed at 528 N Hartland – just a few blocks east of this place for 34.9K – MLS 07629309. It just went into contract. Granted, it’s not in as good condition and the outside of the building needs work too. Plus, it didn’t look like there was an intact HOA. But just wanted to point it out.
I don’t consider Smith Park (aka the patch) to go east of western. But, I am sure I could find equal amounts of arguments for each side of my opinion.
quick wikipedia search
Smith Park
Smith Park or “The Patch” lies within Chicago’s West Town community. Its formal name comes from the city park on its south border. Bounded by Chicago Avenue (800N) on the north, Grand Avenue (550N) on the south, Western Avenue (2400W) on the east and Washtenaw Avenue (2700W) on the west; the majority of the neighborhood sits within Chicago’s 26th Ward, with a small portion a part of the 1st Ward.
Originally settled by Sicilian immigrants who moved west from the “Little Sicily” area on Sedgwick Street, near where the Cabrini–Green housing projects were built, and from the Italian neighborhood along the Grand Avenue corridor, it is a very old community with many families that have lived in the neighborhood for over six generations.
In 1929, when a quarry that had been converted to a large city dump in the West Town neighborhood had been completely filled, the Bureau of Sanitation transferred part of the site to the Bureau of Parks and Recreation. The city named the area Smith Athletic Field for Joseph Higgins Smith, alderman of the surrounding 32nd ward from 1914 to 1933. In 1959, the city transferred Smith Park to the Chicago Park District, at which time an artillery piece was placed in the park. A WWII tank was moved to the southeast corner of the park in the 1980s from its former home at Grand and Western Avenues. This is the landmark by which most Chicagoans recognize Smith Park. The Park District added a spraypool, swimming pool, and bathhouse in the late 1960s and in 1979 a large, modern fieldhouse was constructed. Nine years later, the Park District dedicated its gymnasium to Tom Positano, a high school student who had been active at the park and who posthumously received a Junior Citizenship Award.[
“I don’t consider Smith Park (aka the patch) to go east of western.”
If you don’t think The Patch goes east of Western, then you don’t know any of the Italian families that have lived there for many generations. Dey coodgivafuk about what some wackinpedo sez. Calling the neighborhood Smith Park really started when realtors marketed the first townhomes built by the park in the early 90’s.
“wackinpedo”
is that at all related to whocuddaknowd?
“G on December 6th, 2010 at 3:51 pm
That streetview is not atypical of The Patch on the N-S streets.”
Agreed. There is a distinct difference in “quality” between the E-W streets (Race, Huron, Erie, etc) and the N-S streets in this area.
Some (but certainly not all) of the E-W blocks are quite nice, and represent decent value, IMHO. Notsomuch for the majority of the N-S streets.
shaddap dabodayouse.
the Patch clearly has its roots in the Italian community. Whether there’s enough of that community around to justify it, I dunno. Probably still a few cranky old Irish (or new slaphappy ones) around the old Little Hell, but, that hood is long gone.
““wackinpedo”
is that at all related to whocuddaknowd?”
That was me calling this area Smith Park- not the realtor (by the way.) I didn’t look up the actual definition myself- so thanks to all who corrected it as Smith Park is only west of Western. This unit is 2 blocks east of there.
What a dump. Absolutely no architectural distinction. That is one of the tiniest bedrooms I’ve ever seen. There isn’t even enough room to walk between the bed and the wall.
And how is this neighborhood? What is special about it, or makes it better than Rogers Park or Uptown or about a dozen other nabes that have beautiful architecture and perhaps proximity to the lake and a good rail line.
$125K tops for this fugly place.
I’m picturing waking up from a nightmare, bolting out of bed, and falling out of one of those windows that are right at the foot of the bed.
I’m also picturing my comical attempts at navigating those stairs after a few jack and cokes.
“And how is this neighborhood? What is special about it, or makes it better than Rogers Park or Uptown or about a dozen other nabes that have beautiful architecture and perhaps proximity to the lake and a good rail line.”
Personally I love this neighborhood. From your comments I am guessing you fall into the category of people who have never been there and make quick assumptions about it. It’s a bit of a hidden gem IMO, but then again I am not a fan of Rogers Park or Uptown so maybe you wouldn’t agree;-)
The comments about N/S vs E/W street properties are right on. There are a few townhomes around here on N/S streets that are OK and I think for a condo it would be OK also. I think for the right buyer this place will sell just under 200k.
“Laura Louzader on December 6th, 2010 at 11:06 pm
And how is this neighborhood? What is special about it, or makes it better than Rogers Park or Uptown”
LOL. Seriously?
I’d rather live in a WWI trench than Uptown. Uptown is without a doubt the most overrated neighborhood in Chicago, and it doesn’t even have a good reputation.
West Town/Ukie Village/Smith Park/East Village is not rife with roving packs of gangmonkeys, methadone clinic patrons, or stumbling homeless Froggers in the street.
“I’m picturing waking up from a nightmare, bolting out of bed, and falling out of one of those windows that are right at the foot of the bed.”
LOL I love posts re: falling out of windows, they make me laugh
I’m actually (seriously) kind of surprised that “The Patch” isn’t mentioned in the Encyclopedia of Chicago. Smith Park is huge, and is clearly a draw – and I like this area a lot. Not overly congested, good access to many cool parts of the City, I’d definitely be just fine living around here.
“I’m actually (seriously) kind of surprised that “The Patch” isn’t mentioned in the Encyclopedia of Chicago.”
The older “the Patch” is mentioned. The Irish one on/near Goose Island.
I’ve been searching around online to see if I can find the HOA dues anywhere short of contacting the listing agent and I cannot. I’m wondering if this is one of those situations where the HOA has disintegrated and the other owners have bailed?
Also, Redfin, Movoto, et al list the square footage as 950. But when you add up the room dimensions, you only get 684.
At 684 square feet you’re paying $300 per sft. It’s too pricey for a small 2/1 in a small building with no ammenities.
“Also, Redfin, Movoto, et al list the square footage as 950. But when you add up the room dimensions, you only get 684.”
Bathroom, closets, hallway, laundry closet/area are legit SF items not included in the room dimensions. 266 sf is a lot for those items, but not wholly unbelievable.
In a place like this, one might argue for partial SF credit for the entry stairway/gallery (I don’t approve) and some believe that counting the outdoor space is kosher (I *vehemently* disapprove).
Finally, I’m sure they rounded to 950. Probably more like 933 or something like that, but I think most people are okay with 5%+/-.
The profile for the 2/1 at 528 N Hartland #2R I mentioned had disappeared from Redfin when it went into contract. It sold for 35K on 12/17/2010. The profile has since reappeared.
Here it is:
http://www.redfin.com/IL/Chicago/528-N-Hartland-Ct-60622/unit-2R/home/21905776
Granted, it was not in great condition and the building itself looks like it needs work as well, but at this price would anyone – (even G) – have any objections?
I’ve been following this area and I haven’t seen anything that would really qualify as a good deal.
Your neighbors are likely crack heads or meth makers
good luck on that one…
why do you want to live in such terrible properties?
there has to be other options
Hi Sonies –
I was thinking “location, location, location”? LOL.
No seriously. It’s only an 8 minute walk from the new construction house at 1513 W Huron profiled the other day and you liked that location for stores and restaurants, Sonies!
Plus it’s west of Ashland and close to Damen which everyone else seemed to like too. I’ll admit the block is ahem, “mixed”, if you look at it on Google Streetview and do a 360. UGH!
I’m reading a great book right now which covers The Patch in great detail and conveys the flavor of what it was like to live there in the 70s and 80s:
“Operation Family Secrets – How a mobster’s son and the FBI brought down Chicago’s murderous crime family” by Frank Calabrese, Jr.
http://www.amazon.com/Operation-Family-Secrets-Mobsters-Murderous/dp/0307717720/ref=sr_1_1?s=books&ie=UTF8&qid=1303945059&sr=1-1
It also covers other Chicago areas which were predominantly Italian like Galewood, Elmwood Park, Riis Park, Taylor Street and Chinatown.