Renovated Duplex Down Returns and Is Reduced $59,100: 1122 W. Diversey in Lakeview
This 4-bedroom duplex down at 1122 W. Diversey in Lakeview just came on the market but if it looks familiar that’s because we chattered about it last September.
If you recall, this duplex down was purchased in July 2014 and put on the market just 13 months later, “renovated” and listed for 42% more than the 2014 purchase price.
Back in September, most of you thought this was overpriced. See our September 2015 chatter here.
The unit was withdrawn from the market at the end of September.
But it has now come back on the market and has reduced its price.
It’s still listed as a 4-bedroom, but in the description of the property it is called a 3-bedroom with a “recently renovated home office.”
If you recall, it has newly dark stained hardwood floors on the main level.
The kitchen still has white cabinets, whereas they were maple cabinets in 2014, with granite counter tops and stainless steel appliances.
The office was a wet bar before the renovation and still has the sink in the corner of the room.
It has all the other features that buyers look for including central air, washer/dryer in the unit and 1 garage parking space.
In the 2015 chatter, the split face block construction of this building was brought up. The listing now says: “Exterior was professionally landscaped & Bldg waterproofed in 2015.”
With the $59,100 price reduction to $689,900, is this unit now priced to sell?
Jennifer Mills at Berkshire Hathaway KoenigRubloff still has the listing. See the pictures here.
You can also see the 2014 listing pictures here to see what was renovated.
If you want to see it in person, there’s an Open House this Saturday, Jan 16 at 12 PM.
Unit #1E: 4 bedrooms, 3 baths, no square feet listed this time but it was 2400 square feet in 2015
- Sold in August 2000 for $409,000
- Sold in June 2005 for $505,000
- Sold in July 2014 for $527,500
- Originally listed in August 2015 for $749,000
- Was still listed in September 2015 for $749,000
- Withdrawn in September 2015
- Re-listed in January 2016 for $689,900
- Assessments are now $280 a month (they were $180 a month in September 2015) (includes water, scavenger, exterior maintenance)
- Taxes now $6478 (they were $6339 in September 2015)
- Central Air
- Washer/Dryer in the unit
- Garage parking included
- Bedroom #1: 14×12 (main floor)
- Bedroom #2: 12×10 (main floor)
- Bedroom #3: 15×11 (lower level)
- Bedroom #4 or home office: 10×10 (lower level)
Still looks overpriced to me based on the 2005 purchase price and the changes they did, but I don’t know enough about the comps so I could be wrong.
Hell yes it’s still overpriced.
I vote for this style of building as the ugliest addition to Chicago streets in the past 20 years.
oh yeah the ol’ mccondo split face block shitbox
This one isn’t that bad even though I pretty much despise juliet balconies
“I pretty much despise juliet balconies”
You’re coming around! Another 10 years and you’ll think they’re merely silly.
So, they painted the place, refinished floors and put up a wall. The office is *probably* an improvement over the open bar area (and is definitely an improvement over the *specific* bar that was there), but I’m unimpressed. That all seems like the sort of thing that you do to spiff up a place for sale–so that the place looks “new”, rather than worn, and neutral, rather than taste specific.
The RF estimate is $662k, which still seems a little aggressive, given the 15 year old (Vintage!??!) bathrooms and appliances.
Also love the assertion in the listing that this is a “quiet tree-lined residential block of Diversey”–It’s *really* hard to see the Mini dealership from the front windows, and I’m sure that most potential buyers would miss it when they come for a showing.
They should have taken this one step further and painted the bathroom vanities and changed out the light fixtures. My guess is that this place is staged now. Either that, or the owners went out and bought all new furniture.
“oh yeah the ol’ mccondo split face block shitbox”
Except its not split face block
uh what do you call that crap on the sides then?
Either split or smooth CMU
You’re complaining that they didn’t wrap the building in brick?
“You’re complaining that they didn’t wrap the building in brick?”
Yes?
The place actually looks pretty nice. I like the floors, paint, etc., and the lower level seems nicer than a basement. But I bet the living room is less pleasant when the leaves aren’t on the trees (shows how long ago the pics were taken). The stove/micro can be replaced easily enough. Big problem for a lot of would-be buyers is (or should be) that there’s only two beds together on the main. That and it’s location, to the extent that matters when considering real estate.
“Either split or smooth CMU”
If it is split CMU, how is that *meaningfully* not “split face block”?
“Split CMU” is a “block” that is “split” on its “face”.
Honest question, as I just don’t see the hair to split on that one.
I don’t care what it’s called, but I hate the short cut developers take where they leave what appears to be exposed cinder block on the sides of buildings.
Annoy – you’ll have a lot to bitch at. There’s a non insignificant up charge to wrap with brick
TFO – didn’t know the Chatterati placed a high level of importance on the materials of construction on the sides of buildings. When complaints about split have come up they’re addressing the building front
“didn’t know the Chatterati placed a high level of importance on the materials of construction on the sides of buildings”
Well, it’s not just a number.
“There’s a non insignificant up charge to wrap with brick”
Agreed. I built a 2.5 car garage (off an alley), and only did brick on the side that faces the house; the other three sides are painted siding (which unfortunately does not resemble the brick color at all and looks pretty clownish – my fault in color selection). It was a lot cheaper, and looks it too, but it’s just a garage.
A building with expensive condos should not have cinder block sides. It looks ugly and would make me wonder where else they cut corners.
I agree with Jenny, they should have used reclaimed chicago common brick for the sides or brick, rather than $.99 cinderblock, it’s so much nicer looking.
“they should have used reclaimed chicago common brick for the sides”
Not *that* is way to fancy for this sort of place.
“didn’t know the Chatterati placed a high level of importance on the materials of construction on the sides of buildings.”
correct me if i’m wrong, but builders can’t use split face block anymore. and for those building built with cinder block, aren’t they all now clad in brick.
“they should have used reclaimed chicago common brick for the sides or brick”
out of curiosity, is this readily available?
“is [reclaimed Chicago brick] readily available?”
Yes. Here’s but one of many dealers:
http://new.colonialbrickchicago.com/
Stucco or fiber cement siding would not have broken the budget. Would look better and be more weatherproof (not as porous) than concrete block. Concrete block should really be sealed.
this is a nightmare. in my home country, we call this a $%^-box. Wasn’t this place on House Hunters Chicago???
Concrete block should be sealed only if you plan on mantaining (reapplying) the sealant and have tons of weeps
Sealing block isn’t a miracle cure
This place is split face block (which is no longer allowable or the corner cutting developers would still use it) and as boring as it gets, I can’t believe there isn’t something else in the area worth blogging about.
So new wall paint, kitchen cabinets painted white and stained hardwood. Not exactly $150K in work and peopel shopping for 700K places aren’t fond of builder grade bathrooms.
Closed at 678K. Bubbleesque if you ask me.