Renovated Mayfair 6-Bedroom SFH Reduces $100K in Just 2 Weeks: 4626 N. Kilpatrick
This 6-bedroom single family home at 4626 N. Kilpatrick in the Mayfair neighborhood of Irving Park came on the market on January 11, 2012.
It was originally listed at $799,000 and has already reduced a couple of times down to $699,000.
Back in 2010, it was a bank owned 2-flat that was in the process of being converted into a single family home.
But from the look of the description and pictures of the house in this blog- it had a long way to go as far as repairs were concerned.
See the 2010 blog post here.
The old listing says the house was built in 1888.
It’s on an oversized 50×135 lot with a 2 car garage.
The kitchen sports white cabinets and SubZero appliances.
4 of the 6 bedrooms are on the second floor and the other two are on the third.
The house is located across the street from the Irish Heritage Center and has amazing freeway access literally a half block away. The blue line Montrose stop is also nearby.
Will this renovated house sell in the $600,000s in this neighborhood?
Erlend Candea at Dream Town has the listing. See the pictures here.
4626 N. Kilpatrick: 6 bedrooms, 3.5 baths, 7000 square feet, 2 car parking
- Sold in February 1993 for $105,000
- Lis pendens foreclosure filed in July 2009
- Bank owned in June 2010
- Listed in August 2010 for $209,900
- Sold in November 2010 for $227,000
- Originally listed on January 11, 2012 for $799,000
- Reduced
- Currently listed for $699,000
- Taxes of $6037
- Central Air
- Bedroom #1: 21×14 (second floor)
- Bedroom #2: 17×12 (second floor)
- Bedroom #3: 14×14 (second floor)
- Bedroom #4: 13×12 (second floor)
- Bedroom #5: 25×20 (third floor)
- Bedroom #6: 15×25 (third floor)
“The house is located across the street from the Irish Heritage Center and has amazing freeway access literally a half block away.”
Really? Most people don’t consider such close proximity to an on-ramp to be such an amazing thing.
It’s ON the freeway – not a plus for me.
There was a time when I wanted to live very close to the IAHC, now I’m not so sure.
Lot’s of space…….with all that room in the master bath you would think they could have done something more creative with the toilet……maybe a half wall or separate room? Seems like it would echo a lot in there!
Way too close to 94. Nope. Would never consider it.
Looking at the map, there is the backyard, then a street and then the expressway. This is house designed for people with kids, but who is going to want to expose their kids to that much air pollution on a daily basis?
Me thinks that some lucky leprechaun will get a nice deal on this house and have an awesome annual St.Patrick’s party! Thank goodness that they put the cost of the membership to the Irish American Heritage center into the purchase price. I guess that it is the equivalent of buying a home on a golf course and getting a free social membership. Looks like a nice home with some decent finishes.
“This is house designed for people with kids, but who is going to want to expose their kids to that much air pollution on a daily basis?”
This is the type of idiotic thinking that is going to ruin this country. Moron, there would be very little air pollution from the expressway – you expose your kids to much much greater hazards everyday – but most people are too stupid to realize this – they just imagine something, listen to the media and don’t ever think or research for themselves. Please, do us a favor and DON’T have kids – now THAT would be pollution!!
This is the second home I’ve seen pictures where the rehabbers went ahead and built up the mudroom…is that a new trend?
“This is house designed for people with kids, but who is going to want to expose their kids to that much air pollution on a daily basis?”
I agree with Clio on this one, there’s over a football field of distance between the backyard and the overpass — hardly any more exposure to pollution than if you lived at the IAHC itself.
“[clio being clio]”
I understand your disdain for USC Med School, and possibly public health research in general, but this constitutes non-media driven evidence:
http://www.plosone.org/article/info:doi/10.1371/journal.pone.0009096
“[clio being clio]”
This, too, provides evidence of higher pollution-related health effects at 50m and 100m from a highway:
http://www.ncbi.nlm.nih.gov/pmc/articles/PMC1971259/
But, (1) It’s Tufts, so you know, whatever, right?, and (2) back door of the house (not back edge of yard)is ~86 meters from the closest lane of traffic (not ramp or shoulder), so that’s far enough to complete dismiss it, right?
Sorry, Clio — already have kids.
Thanks, anon (tfo) for the link.
anon – go live in a bubble if you are so scared of everything. God Lord, if you keep being afraid of everything, the world is going to walk all over you, take you over and make you their slave.
Speaking as someone who just purchased a single-family house in Chicago and as someone with kids, one of the factors in considering places to look at was distance/relationship to the expressways.
This house would be immediately crossed off the list due to the proximity to the Edens. And, I am not the only one. This location would be a significant turn-off for many families.
“And, I am not the only one. This location would be a significant turn-off for many families.”
I agree — and there also a lot of idiots in the world. Good luck in life..
“This is the second home I’ve seen pictures where the rehabbers went ahead and built up the mudroom…is that a new trend?”
A nice mudroom can make a mom (yes, sexist, I know) in winter fall in love with a place.
KS – congratulations on the new house purchase! It is always exciting, isn’t it?
“[clio being clio]”
1. Who said I was afraid of the pollution levels, much less “everything”?
2. Would *you* **choose** to live with a view of the freeway? Nevermind air quality levels–would that be your preference? If so, I bet HD can locate a *lot* of great options for you.
3. Do you have a macro that randomly inserts idiot or moron or stupid in every post, or do you actually take the effort to reinforrce your disdain for everyone every time?
“who is going to want to expose their kids to that much air pollution on a daily basis?”
I think HD has indicated that he’s cool with it.
maybe clio is just sad/frustrated that he lost another patient to environmental-induced disease and doesn’t know why.
For a house built in 1888, they sure stripped any last remaining vintage character out of it and turn it into a mchinsdale bland box
according to the blog, the molding and other elements were in really bad shape. Doesn’t seem like anything could be salvaged.
“For a house built in 1888, they sure stripped any last remaining vintage character out of it and turn it into a mchinsdale bland box”
There is quite a lot of air pollution in the Green Zone, from all the yuppies being a single passenger in back of all those cabs clogging lakefront streets. They condem the X-ways, but “where is a cab when you need one?” they scream when bar-hopping.
Location does nothing for this place.
This will sell to Chicago Fireman who also runs a trades company as his sidejob full time (Plumber, Mason etc) who has like 6-7 kids and pays for private school. No one else would buy this place given the location.
“They condem the X-ways, but “where is a cab when you need one?” they scream when bar-hopping.”
I don’t think any of them want a line of cabs idling 200 feet from their backyard.
And who is “condem”ing the expressways? Saying I don’t want to live next to it isn’t condeming it. I don’t want to live next to O’Hare, either, but that doesn’t mean I disapprove of airports or air travel.
I think being close to the expressway is nice, and I would not spend my life worrying about air pollution because you’ll breathe it in anywhere. However, I still would prefer this house to be on the other side of the IAHC than this side. Probably is the reason for the $100k reduction so fast.
“I think being close to the expressway is nice”
What is nice about it? In addition to pollution, also noisy and visually unpleasant (maybe neutral if in high rise). Yes, it’s nice to be able to get on it quickly, but you can get most of the benefit of that living e.g. 0.3 miles away with a lot less of the negatives.
HD wants to live on the xway b/c it’s cheap and it’s a quick walk to the blue line. I’m pretty sure MrsHD will veto.
Spending an hour fighting traffic to and from the e-way every day will take years off your life too. I suppose living in Lincoln park next to the metal recycling plant is a much better option and when did Chicago become know for being one of the cleanest cities in the country? The house is pretty amazing. I saw it over this past weekend. Not only is it a minute away from the e-way, it is less than 10 mins from the monstrose blue line, it has a huge yard your kids can play in, the square footage is unbeatable for the price, it’s priced to sell, and there really isn’t much quality inventory for what you get here anywhere else. Does someone know of something else on the market that is that much better for a comparable price???? Please help.
your gonna have a constant humm coming from that xpr so close.
Its not a huge deal as you do have a buffer but I just think this place is over price for the location.
BUT, it is on a double lot and we know they sell quick at a premium.
Im feeling better about this place in the 5’s
No Chicago fireman who moonlights as a carpenter or tradesman will buy this house. That fireman would buy his own fixer-upper, and redo house w/fellow fireman/moonlighters/buddies. Plenty of fat in that reduced asking price; suspect this will sell nearer to $500,000. Old Irving Park it’s not.
“Plenty of fat in that reduced asking price;”
According to Redfin they got it for $227K. How much do you think they put in?
“According to Redfin they got it for $227K. How much do you think they put in?”
What they “put in” is truly irrelevant. The only thing that matters is “how much is it worth”? What if someone got an extraordinary deal on something – does that mean that the worth of that object should ALWAYS reflect its original purchase price? And what if this person could do the rehab/renovation cheaper than anyone (because he owned a company and had salaried employees and devoted 100% of his time to the renovation – don’t you think that the amount he spent would be less than a regular homeowner undertaking a rehab of this proportion?) I could spend 2million dollars renovating this place – does that mean it is worth 2.27 million? See what an idiotic moron you really are?!!!
“[clio being clio]”
Icarus was inquiring about whether there actually *is* “plenty of fat” in the current offer price. Do you really think the total reno cost makes *no* difference to what bid the builder will accept?
I would have asked how much it is worth if I wanted to know that. It’s worth as much as someone will pay for it, whether they overpay or get a shrewd deal is, like you, what is irrelevant.
My question was how much does it cost to make that house look like that? Whether using contractor discounts, salaried crews and ample time, or doing it as a regular homeowner.
I’ll hang up now and wait for my answer MR Failed Basic Reading Comprehension
“[Icarus]”
I’ll just get it out of the way: don’t be a stupid, moron-idiot and question someone who attended Stanford, Harvard and the University of Chicago, and drives a clambo to weekend in his exhibitionist pad across from the Westin. He’s better than you, so he must be right.
Interesting that the exterior, at least, was largely done well before the fc was filed:
http://cookcountyassessor.com/Property_Search/Property_Details.aspx?Pin=13151090230000 [click on the pic from JUN-08].
G (or anyone): what were they asking for it in ’07-’08?
Probably 200 into it
Read my comments again – I truly am right on this subject. Oh, and while we are talking about being right, I was right about stating that Western Avenue is very dangerous:
http://www.chicagotribune.com/news/local/breaking/chi-prosecutors-man-held-on-750k-bail-in-fatal-stabbing-of-graffiti-artist-20120124,0,5194367.story?track=rss
Much too close to the expressway for me. I live farther away from it now. Amazing how a joke turns into a meme and all of teh sudden I’m the onramp guy!!!
mayfair is not old irving, these develelopers are a day late to the boom. Mayfair never experienced the crazy building that other neighborhoods did. It’s a quiet, family oriented place, very small and insular. ST edwards is teh catholic elementary school run by some order of nuns. high school is notre dame for most kids. that’s a bit of a drive.
I like the IAHC. I’m up there once a month and I’m not even irish. it has a bar inside.
this is too close to the highway, much too close.
” all of teh sudden I’m the onramp guy”
Dude, you’ve posted at least half a dozen onramp properties and followed up on most of them. And virtually everything you post is less than 3 blocks from the freeway.
Mayfair is OK but it lacks amenities. There’s not much going on around there. Pretty boring place.
Lies, all lies, I tell you, all lies.
“anon (tfo) (January 24, 2012, 5:06 pm)
” all of teh sudden I’m the onramp guy”
Dude, you’ve posted at least half a dozen onramp properties and followed up on most of them. And virtually everything you post is less than 3 blocks from the freeway.”
“Much too close to the expressway for me. I live farther away from it now”
did they move the expressway, or did you finally move from your 2/1 800 a month dump?
That dump is my home. and no I still live in the same place. I’m roughly 1000 feet or more from the expressway.
“Sonies (January 24, 2012, 5:15 pm)
“Much too close to the expressway for me. I live farther away from it now”
did they move the expressway, or did you finally move from your 2/1 800 a month dump?”
http://www.redfin.com/IL/Park-Ridge/2905-Scottlynne-Dr-60068/home/13648782
Yeah, it’s by the expressway, so f’in what.
uhhh – I thought you are not supposed to link to suburban properties – or does that rule only apply to certain people?
also, talk about dumps – why would link to a POS property like that?!! I would hate to see your closet.
” I truly am right on this subject.”
You are correct that what the total amount they put into the place has NO effect on how much “fat” there is to trim from the current asking price? That’s really what you’re going to go with?
“Western Avenue is very dangerous”
For anyone who has a crazy guy who wants to kill him and said crazy guy hangs out along Western.
“You are correct that what the total amount they put into the place has NO effect on how much “fat” there is to trim from the current asking price? That’s really what you’re going to go with?”
YES!!! Of course!! I have many properties which I have paid off. That is a lot of fat!! Does that mean I should or am going to offer a 1 million dollar property for 500k (just because I don’t have a mortgage or just because I don’t NEED the money). Boy – you ARE a moron and I would bet have no business sense whatsoever. Please, stick to teaching grammar – you don’t belong in the business world!!
“Does that mean I should or am going to offer a 1 million dollar property for 500k (just because I don’t have a mortgage or just because I don’t NEED the money). ”
No, that’s not what was being asked at all. Guess they teach some really, really great subtextual reading at Stanfurd, since you pierced through everyone’s apparent intent to reach some meta discussion that we were having inside your head, but somehow actualized thru our words.
“fat” = profit, or, if you prefer, “extra” profit beyond that necessary for the investment to make sense. If you had $500k into a place you bought 14 months, were asking $1m for it, you would have some “fat” to trim to get the place sold, while still realizing a profit. If you can get that 74% annual profit on a 30 day close, great, that’s a *fat* profit–especially if your long term investment model is set up to “work” with 50% annual return on your RE investments.
And, if you need to unlock that cash to roll into a new opprotunity, maybe you are willing to sell just at your modeled rate, just to hit the timing of the other investment.
anon – you don’t need to teach me anything – I am richer, smarter, and better looking than you!!
“[clio being clio]”
I really enjoy that you plus-one your own comments right after you post them.
What is that Stanfurd mind-reading class anyway, Psych 321b?
“I really enjoy that you plus-one your own comments right after you post them.
That wasn’t me…
“especially if your long term investment model is set up to “work” with 50% annual return on your RE investments.”
LMAO
Since you have been on cribchatter, the transaction history would say yes – you will sell properties for a loss e.g the horse farm or more recently other city of Chicago properties for less than the purchase price. Let’s wait and see on how the additional Oak Brook purchases work out for you.
clio: Does that mean I should or am going to offer a 1 million dollar property for 500k (just because I don’t have a mortgage or just because I don’t NEED the money)
anon(tfo): And, if you need to unlock that cash to roll into a new opprotunity, maybe you are willing to sell just at your modeled rate, just to hit the timing of the other investment.
“Much too close to the expressway for me.”
Wait, a minute, Clio called me an idiot, but not HD?
Guess we can add sexist to Clio’s resume.
KS – I was way out of line calling you an idiot. I was just being an insensitive moron and trying to get a reaction. Really didn’t mean it.
I didn’t call HD an idiot – because everyone knows that he is one – doesn’t need to be said!!
“Wait, a minute, Clio called me an idiot, but not HD?
Guess we can add sexist to Clio’s resume.”
1. It’s implied regarding HD. Icarus really needs to get the wiki finished.
2. Speaking of, is it clear that you are female? Please send Icarus confirmation.
3. Clio thinks everyone here is a stupid, idiot-moron, unless they both agree with him, hit the HYPS superfecta, and can prove theyve made more money in real estate than he has. We should all thank him for his mere presence.
3b. If you want to send him a card, I believe the Palmolive valets would be able to deliver something to him.
” If you want to send him a card, I believe the Palmolive valets would be able to deliver something to him.”
unfortunately, I had to sell that place (contract sale). I am now renting an in-town two blocks away.
“[clio being clio]”
oh, I bet they still know how to find you.
I’m not an idiot, I’m just an asshole. And I’m OK with that. I accepted that long ago. Believe me, I’m not an idiot. Im probably smarter than 95% of the posters on this board. Not more knowledgeable, but surely smarter.
“Not more knowledgeable, but surely smarter.”
Thing is, for those avaricious enough & hard working in nature, there’s not _too much_ difference. If life were determined by a PSAT score, HD, I’m sure you’d be bitching about how the govt is trying to raise your taxes and put more regs on you.
But as you know, our society is far from an intellectual meritocracy. And I, for one, think that is a great thing.
BTW I’m not hard working enough and okay with that. Being rich would be great and all but not for most of the time in my life 😀
I know the palmolive valets.
“I’m not an idiot, I’m just an asshole.”
no….you pretty much just proved that you are an idiot by trying to respond to that comment.
Why’d you “have” to sell it Clio? Palmolive units have been selling for far less than their previous purchase prices (for the most part.) How much money did you lose on it?
Oh wait- actually- no two bedroom unit has sold in that building in quite some time. Did you sell one of the 1-bedroom units? Which one?
“I know the palmolive valets.”
Of course you do. From back when you were parking Heitman’s car for a living.
And if anon(tfo) keeps talking to clio like he has done lately, I fear he is not long for this site. It is obvious anon(tfo) believes clio is something other than an apparition created by some broker’s unemployed son to try to influence sentiment. Or perhaps just justify his free rent in his Oak Brook bedroom.
How does that upstairs Oak Brook bedroom play with the ladies, clio? And do they like the framed pic of that cherry red lambo on the wall? I’ve always found framed exotic car pics on the hung on the parent’s wall of the room I’m residing in make their knees weak myself.
“something other than an apparition”
Are you suggesting that you are a real person, Bob?
Sabrina,
I am doing a contract sale (which will not officially close for another 3 years).
I sold it because I could no longer afford to keep it as an in-town. Even though it was paid off, the monthly fees (assessments/taxes) were about 3000/month. That was too much to pay for 5 nights/month. I am now renting a room w/ private bathroom in a place 2 blocks away for 850/month – all inclusive. I don’t have to worry about anything. It is awesome.
“I am doing a contract sale (which will not officially close for another 3 years).”
Please don’t make me laugh. The taxes and assessments could NOT equal $3000 a month. The building has a tax freeze. What are your assessments for a 2/2? $2500 a month? On what planet?
I know people who live in the building. At least pick a building to “fake” live-in that is a little more realistic.
“Please don’t make me laugh. The taxes and assessments could NOT equal $3000 a month. The building has a tax freeze.”
Are you kidding me?!! Seriously, dude – don’t accuse people of lying when you, yourself don’t know anything. The tax freeze is only for original owners. Take a look at the taxes of the 2/2s – they are 12-16k. Assessments are 1200-1500. Then learn to add…..
As I thought:
Unit #11D (2/2) on the market in the Palmolive for $1.25 million:
Assessments: $1132
Taxes: $3334 (or let’s just say $300 a month)- because of the historic tax freeze.
Total montly payment if no mortgage: $1430 a month.
There’s no way you’re paying $3000 a month in that building for a standard 2/2.
Please don’t make me look in the public records for 2/2s that sold in the last, say, 3 years (of which there aren’t many because of the bust) to determine that you DON’T own one.
Because you don’t (didn’t) never have and never will.
Oh- and if you DID own one you’d be able to recite the taxes and the assessments to the exact dollar. You’d KNOW that your assessment was 1134 a month (or whatever it was.) You wouldn’t give me a stupid RANGE of $1200 to $1500.
That’s like saying, “hey- what’s your rent on your 2 bedroom?”
“Oh- $1500 to $1700.”
ha! ha! Don’t make me laugh.
Yeah – you know it ALL sabrina – look at this 2/2:
http://www.redfin.com/IL/Chicago/919-N-Michigan-Ave-60611/unit-12F/home/12617110
or how about this 2 bedroom:
http://www.redfin.com/IL/Chicago/919-N-Michigan-Ave-60611/unit-16C/home/12600417
Thank you Sabrina, this kid is really annoying and needs to be bitch slapped
“You wouldn’t give me a stupid RANGE of $1200 to $1500. ”
Exact payment was 2950. 1250 assessment, 1400 tax, 300 parking. Is that clear enough for you?
Those are 2/2s currently ON the market and they’re not the small crappy one you allegedly had (but never had.) Those are the bigger 2 bedrooms that have more decent views than looking directly into the lovely Westin hotel (which you so notably complained about several times.)
So- no- the small 2/2s like #11D don’t have those kinds of assessments or taxes. And, again, hardly anything has sold in that smaller price range since the bust.
Tell us- great real estate investor- how much money HAVE you lost on the Palmolive (that you never owned)? Because if you bought as a SECOND owner and don’t have the tax freeze- you’re getting hammered because that means you bought in 2007 or 2008. Probably to the tune of a $200,000 or $300,000 loss.
And you say you’re a good real estate investor? You have lost money on every single property you have ever indicated that you have owned! ha! ha! Oh boy.
Yeah- the rest of us will be renters and laugh our way to the bank while the “owners” like yourself take it in the pocket book.
Just quit while you’re ahead. Don’t pick the most well known buildings in which to “fake” live-in (like I said.) Pick an obscure one- which has more units- so you can “hide” behind that.
sounds like:
#1 financial considerations played a part of the real estate transaction
“I sold it because I could no longer afford to keep it as an in-town.”
#2 there are psychological benefits to renting
” I am now renting a room … I don’t have to worry about anything. It is awesome.”
clio: I sold it because I could no longer afford to keep it as an in-town. Even though it was paid off, the monthly fees (assessments/taxes) were about 3000/month. That was too much to pay for 5 nights/month. I am now renting a room w/ private bathroom in a place 2 blocks away for 850/month – all inclusive. I don’t have to worry about anything. It is awesome.
Sabrina,
I am not lying and you know it. What are you trying to do? Seriously, what I have written is all true. Furthermore, I lost about 100k on the palmolive place, 100k on the farm – but I made a few million in real estate in boston. As you may know (or maybe not) no great man has had 100% success rate. Every single one of them has fallen and had failures – what made them great was their perseverance, persistence, and positive attitude. Someone with your (or HDs) personality and attitude will NEVER EVER make it big, will NEVER be a success. You will always be a “midwesterner” with a closed mind and a crappy life, passing judgement on others all the while wondering why you aren’t in a higher circle.
@Sabrina
Well if CC is to believe Clio, it’s because his income level has changed
—
Sabrina: “Why’d you “have” to sell it Clio? Palmolive units have been selling for far less than their previous purchase prices (for the most part.) How much money did you lose on it?”
Clio: “I have seen my income drop 25% over the past 2 years and …
clio (February 10, 2011, 10:49 am)
“I am not lying and you know it. What are you trying to do? Seriously, what I have written is all true. Furthermore, I lost about 100k on the palmolive place, 100k on the farm – but I made a few million in real estate in boston.”
You just said you haven’t sold the Palmolive unit. And it won’t be “sold” for 3 years. Does the Palmolive even allow contract sales? I’ll have to ask my friends on the board. Maybe it will be news to them. Imagine it. Some crazy renter people living in there.
Ha! ha! Whatever. Like I said. If you’re going to make up a fake life- at least make it so that people can’t check it and see that you’re lying.
@Sabrina
there are multiple little clio-itos posting for Mr. Bollywood. The little clio-itos aren’t going to know all the details hence the frequent ad hominem attacks and straw man arguments
—
Sabrina: “Oh- and if you DID own one you’d be able to recite the taxes and the assessments to the exact dollar. You’d KNOW that your assessment was 1134 a month (or whatever it was.) You wouldn’t give me a stupid RANGE of $1200 to $1500.”
clio on November 8th, 2011 at 8:47 am
sabrina had better get this fixed fast – studies have shown that after one week of inaccessibility to web sites results in HUGE numbers of followers abandoning the site. Lucky for all of you, the CLIO system uses multiple computers and multiple personalities – so you won’t see this persona leave anytime soon!!!
“I am now renting a room … I don’t have to worry about anything. It is awesome.”
I know where Clio is living now.
The YMCA on Chicago! They rent individual rooms there for cheap. (My grandfather used to live there in the 1930s.)
http://www.ymcachicago.org/pages/lawson-house-ymca
Market-rate rooms vary in size and cost. The 2011 rent schedule is:
•Basic Room (with community bath) beginning at $395/mo.
•Semi-Private Room (with shared bath) beginning at $444/mo.
•Private Room (with private bath) beginning at $490/mo.
the sh(r)ill lies all the time
—
clio: “Sabrina, I am not lying and you know it. What are you trying to do? Seriously, what I have written is all true.”
chichow (October 24, 2011, 10:48 pm)
@anonny
he lies. it happens all the time. {Told by an idiot, full of sound and fury,
Signifying nothing}
anonny on October 24th, 2011 at 3:51 pm
CLIO, take a deep breath. Please read the sentence you wrote:
“10k to save for a car (two cars – each 50k, kept for 10 years)
10k car maint.”
In response to my questioning your contention that people buy $50k cars and then spend $5k/year maintaining the car for 10 years, you then wrote:
“in terms of the cars, not many people keep their cars for 10 years – usually 5…… so play with the numbers a little and you will see that I am not far off”
–
G on February 24th, 2011 at 11:38 am
“Do you guys know how to analyze data? Geez – these numbers reflect units that went under contract in oct/nov and dec – the economy is actually much more stable today – so this is a snapshot of something that happened 4 months ago. The interesting numbers are going to be coming out in June/July (regarding April and May sales). I would bet anything that the numbers are going to be much higher (YOY) at that time.”
OK, here’s my bet clio:
I bet that the Chicago single-family and condominium sales discussed in this thread will be lower YOY for June 2011 compared to June 2010. The IAR total for June 2010 was 2,526 sales.
http://www.illinoisrealtor.org/newsreleases/july2010
We agree to use the June 2011 IAR figure to decide the bet, which will be released in the 3rd week of July.
Now, what to bet? I got it! The loser agrees to be banned from posting here by Sabrina forever.
I took you up on your offer to “bet anything” clio. Now we will see what your word is worth?
clio on February 24th, 2011 at 5:54 pm
G – I accept your bet – but I don’t want you to be banned from here when I win – what will you do for fun? If I lose, then Sabrina can ban me.
CH on May 16th, 2011 at 2:57 pm
it’s a certainty that clio will welch if he loses this bet.
clio on May 17th, 2011 at 5:22 pm
Yes, I will honor the bet and will not post here again.
{note} clio loses the bet and as CH says, he welches and still posts here
–
clio on September 21st, 2010 at 5:18 pm
OK – the site isn’t about me – but once again I have to stress that I have NEVER lied about anything I have written. I DO have a place on Kenwood and 58th – the ONLY thing that I was slightly deceptive about was that the condo was initially bought by my parents in the name of their children (as we were the only ones that lived there when we attended lab school) – so, although I still am co-owner, I didn’t buy it myself. There – the only “untruth” I have told is now explained. Everything else is 100% true!!
Now let’s stop analyzing my life and get back to the real estate discussion!!!
. AK49 on July 26th, 2011 at 2:23 pm
I actually hope that Clio is real and as rich as he says. It proves that anyone can be successful regardless of their communication and reasoning skills- that is unless he’s the product of his parents’ money… Being born with a silver spoon is a lot harder to duplicate.
.
. clio on July 26th, 2011 at 2:26 pm
Oh really, AK49?!!! Sorry, but my parent’s money had nothing to do with my schooling or my money – actually, my parents don’t have any money.
{note} money enough to buy a condo for the kids
–
clio on September 8th, 2011 at 6:34 am
“1 doctor here knows everything about real estate. 2 docs can’t be wrong you IDIOTS and MORONS!!!”
G – I have NEVER lost one penny in real estate – not one (and have owned scores of properties). Even buying 5 properties since 2005, I haven’t lost one cent. I own several American Invesco units that are worth WAY more than what I paid for them. Why? Because I bought the right properties at the right price. Again, it isn’t that hard.
clio on February 22nd, 2011 at 10:23 am
“if redfin is accurate you bought this place for 530k. If, if you don’t have any commission fees how much did you really make out ahead after having to pay property takes and not being able to invest in the market.”
Mike – this is the first property I have owned that I have lost money on (believe it or not, but my losses – after commissions, fees and when you factor in 3 years of taxes, mortgage payments, etc. are going to be nearly 100k – this is DESPITE a near full asking price offer). I am just relieved to get out of this property. The lesson I learned – which I repeat over and over and over and over again is that location is EVERYTHING. If you are looking at investment properties and have X amount to spend, buy in the best area you can. I would much rather buy an 550k craphbox house in Kenilworth as an investment property than a huge property in St. Charles. It was a hard lesson, but one that I hope sticks with me.
TftInChi on September 9th, 2011 at 8:27 am
clio: “Still own it……”
You were either lying then (when you said you lost money on it) or you are lying now (when you say you’ve never lost money on RE). You get to choose which way you lied, I suppose, but either way you are a liar.
It really isn’t worth talking with you anymore. All insults, bluster and lies. Awful.
“there are multiple little clio-itos posting for Mr. Bollywood. The little clio-itos aren’t going to know all the details hence the frequent ad hominem attacks and straw man arguments”
Actually, believe it or not, there really IS only one clio. He sometimes posts under cLio or CLIO (on the iPad) but it is the same person (not multiple people using that name.)
“Actually, believe it or not, there really IS only one clio. He sometimes posts under cLio or CLIO (on the iPad) but it is the same person (not multiple people using that name.)”
You can see who is typing on everyone’s computer? Oh, crap!
ooooh…..so THAT’S why the little led light is on near the top of screen.
webcam — then screenshot — then carnivore — then facial recognition — hello world!
“You can see who is typing on everyone’s computer? Oh, crap!”
Sabrina knows all. 😉
Oh SNAP! Sabrina is on FIRE!
“This will sell to Chicago Fireman who also runs a trades company as his sidejob full time (Plumber, Mason etc) who has like 6-7 kids and pays for private school. No one else would buy this place given the location.”
yeah sure, and he still wears a suit and tie to Latin mass, and they eat a nice roast every Sunday afternoon….
“your gonna have a constant humm coming from that xpr so close.”
Nonsense. 5/6 of the year you’ll have the windows closed and the heat or A/C running.
“Sabrina knows all. ;)”
The joys of IP history associated with documented forum users… yay!
“That was too much to pay for 5 nights/month. I am now renting a room w/ private bathroom in a place 2 blocks away for 850/month – all inclusive. I don’t have to worry about anything. It is awesome.”
So what do you do 5 nights a month? get hookers? or walk to the Chicago Symphony with the expats that live in Museum Park Tower? pay $7 for a Heineken at Tavern on Rush? It’s awesome! LOL!
“Believe me, I’m not an idiot. Im probably smarter than 95% of the posters on this board. ”
that’s really like saying you’re the tallest midget
same person and IP address, multiple personalities?
“Actually, believe it or not, there really IS only one clio. He sometimes posts under cLio or CLIO (on the iPad) but it is the same person (not multiple people using that name.)”
A few quick observations:
Icarus couldn’t “finish the wiki” because the site went down as a protest against PIPA.
Why all this fuss about PIPA? What do all these folks have against Princess Kate’s sister? Just because she refused their on-line date requests and reported their dirty text photos to Scotland Yard?
What’s the public school district for this house, for the benefit of potential buyers who aren’t Catholic? Could that be a reason why it hasn’t sold yet?
Oh wow, all this concern about “pollution” from the highway…I swear, the ultimate result of 9/11/01 is that it turned US into a nation of wussies on so many levels.
I refuse to give any veracity to the posts about the “Palmolive” building, because if these guys were really interested in living there they’d be calling it the “Playboy.”. Just like their wives/galpals would still call the big store at State + Washington “Marshall Field’s.”
“your gonna have a constant humm coming from that xpr so close.”
“Nonsense. 5/6 of the year you’ll have the windows closed and the heat or A/C running.”
If you honestly think you can live within 100 feet of a major expressway with 200,000 cars a day driving by (OR- Lake Shore Drive with 150,000 cars or whatever it is) and that your lungs and health won’t notice- you are sorely mistaken. Speaking from experience, on those months when you DO have the windows open, your furniture becomes coated in a gray slime from the pollution. So if that’s on your furniture- what’s on your lungs?
I lived within a block of a major expressway for 2 years. By the second year I NEVER opened my windows in the summer (had the a/c on non-stop) because my lungs were so sensitive to the pollution. Even though I moved away years ago- to this day- whenever I get within a block or so of a major expressway or road with a lot of cars and pollution- I can literally smell it because my lungs are still that sensitive to it.
Living by a major road isn’t about the noise. It’s about the pollution.
“Actually, believe it or not, there really IS only one clio. He sometimes posts under cLio or CLIO (on the iPad) but it is the same person (not multiple people using that name.)”
well then Bri Bri it should be easy to block his IP addy’s.
please do it
“Actually, believe it or not, there really IS only one clio. ”
That’s obvious since a collective would get something right.
“By the second year I NEVER opened my windows in the summer (had the a/c on non-stop) because my lungs were so sensitive to the polluti”
hahahahahah – oh god – you need psychiatric help. This is classic psychosomatic disorder.
Oh – and there isn’t just one Clio w/ one IP address!!! Once again, y’all don’t know how to read and y’all get it wrong.
“hahahahahah – oh god – you need psychiatric help. This is classic psychosomatic disorder.”
trust me listen to him!!!!!! as not only does he play a doctor on crib chatter he is also a client and is living typing proof that Quinn’s closing of mental health centers is detrimental to everyone’s well being
Good nighttime thread. Can’t wait to hear more about the private bath.
“well then Bri Bri it should be easy to block his IP addy’s.”
I gift wrapped that solution with clio’s approval, but it offended Sabrina’s female sensibilities.
She has opened up the possibility of banning him for irrelevance, since his comments are no more useful than Dan/et al’s.
That should read, are less useful…
G:
what did the original builder have this listed for in 07-08?
“She has opened up the possibility of banning him for irrelevance”
that factor would apply to me too though 🙁
let’s start crichchatter fight club. i need to get some aggression out…
“let’s start crichchatter fight club. i need to get some aggression out”
i’m in!!!!! me and you go first please 🙂
There are two new construction homes around the corner from these at 4616 and 4618 North Kilbourn that were previously listed- see http://www.urbanrealestate.com/property/4618-N-Kilbourn-CHICAGO-IL-60630-RJ2JAF7RBAHEG.html – but are no longer for sale. Am curious what you all think these houses would sell for finished, and what sort of impact the garage situation would have on price and marketability. (basically, two cars can fit in the garage comfortably, but the configuration is such that the second car in would likely block the first car in.)
anon:
1/23/2012 NEW $699,000
1/23/2012 CANC $729,000
1/17/2012 PCHG $729,000
1/11/2012 NEW $799,000
11/23/2010 CLSD $226,692
9/1/2010 AUCT $209,900
8/27/2010 NEW $209,900
9/9/2008 CANC $755,000
9/13/2007 NEW $755,000
8/14/2007 CANC $755,000
1/9/2007 NEW $755,000
1/9/2007 CANC $725,825
9/20/2006 PCHG $725,825
8/16/2006 NEW $775,825
G: Thx!
So, did they actually finish this out ~$150k nicer that the fc’d builder, or are they just delusional?
“two cars can fit in the garage comfortably, but the second car in would likely block the first car”
We have an inside tandem spot that is not that hard to deal with. It is not ideal but not the end of the world either. On weekends it is never an issue. On rare occasions when I am the buried car and late getting out the door it can be annoying but overall not an issue.
We grew up in a home that had a one car garage and long driveway as it was one of the few blocks in Edison Park that did not have an alley. Somehow it was never a huge issue for us or our neighbors. In a perfect world it would not happen but in our case the upside is that it gave us a much bigger back yard to play in!
I guess that the upside is that this property might also have a bigger better yard but did not google earth the listing.
BTW everyone needs to see the doctor and grab some Xanax. Calm down Clio….. and relax Sabrina! We all know that Clio is prone to exaggeration! Nothing new to see there.
Thank you jp3chicago- so any thoughts on what those houses would sell for? Note that they do have extra deep back yards, on account of the fact that there is no rear garage and that the extra deep lot.
Obama told me everyone would be driving awesome electric cars so this pollution thing… thats for the people living near Chinese battery companies to worry about!
Hey guys I appreciate all your comments. At the end of the day their were 2 properties that sold within a couple of blocks from 4626 N Kilpatrick for 588k. They were standard lots 25 wide with narrow floor plates. This is a double lot with a monster back yard and the house itself is 35 ft wide and has 5 levels. So basically for 100k more you get double the house with double the lot for 100k more with rockstar finishes. Also, I did a search of Edgewater, Lincolnsquare, LoganSquare, Ravenswood,Lakeview, Uptown, Andersonville, Irving Park for houses that have a minimum of 4bd 3bth with a 2 car garage under 700k. Only 14 left. How do you like that for simple economics and non of them have a back yard or similar finishes!!!!!!
Alan C – great comments. This place will find an owner!
Scott – no real idea as I just do not understand the area. Based on Alan’s thoughts above it looks good for the area!
“has 5 levels.”
It has a sub-basement? If not, where’s it hiding? If it’s a half-level down somewhere, that’s a bug, not a feature.
Anon-it has a 2000s/f basement a main level, a 2nd level a 3rd level that is 4 and a huge attic with windows that a 7ft person can stand up and not hit their head. Also the attic has windows as well. If this is such a horrible deal please find me another under 700k with a minimum 4bd 3bth 2 car garage. Forget the fact that their is entertainment for children and adults across the street. Forget the fact that you can walk to the metra, blue line. Their are 14 house to choose from the following neighborhoods Irving Park, Lincoln Square, Logan Square, Ravenswood, Edgewater, Uptown, Lakeview, Lincoln Park. Dont forget this is a town of what 9million people. Where does everyone want to live? Their first choice are the neighboirhoods mentioned above. How long will those 14 houses last? Every realestate deal has holes in it. If it doesnt well than guess what? If it doesnt the sticker price will shock you! Please do a little homework and let me know what the other great deal are out their since you are on top of everything in those mentioned above?
“Dont forget this is a town of what 9million people”
If you’re going to count the entire metro area, you need to include the desirable suburbs, too. There are dozens of 4/3s out there, many in desirable communities, many for hundreds of thousands less, and without the question of “where do the kids go to school?”. No, they aren’t as large, but that’s one point everyone needs to weigh.
On the 5-level thing–is the attic finished? Is the basement?
Why’d you decide to put the laundry room *up* a level from the main bedroom floor?
anon-I am a realtor. I just did an MLS search in Lincoln Square, Rvenswood, Irving Park, Edgewater, Logan Square, Lakeview, Lincol Park. I only came up with 14 that dont look like a bomb hit the interior or need a full scale renovation. I searched small and big and guess what they are small with no yard. People looking in the suburbs arent buying in the city and people looking in the city arent looking in the suburbs. Transportation is key.
I thought the attic was lofted and they were counting it as an extra level, or is that the pre-renovation?
Actually I am the builder and no I am not an idiot. I already have an offer for 650 and lowered the price to put pressure on the buyer. I own Candea Development and specialize in speculitive developments. Feel free to check my web site candeadevelopment.com. I take a great deal of pride in what i do and make decisions based on supply and demand. I spend 3-4 hours a day studing buyers and watch what they buy. I am about to see the largest shortage in housing that i have ever seen which bubbles usually create after they pop. I read the earlier reviews where you mentioned I was an idiot. I take no offense to any comments like that. I appreciate your interest in the property or disinterest. I would actually love to show you the place if you would like. Either way it was great chatting with all of you. Have a great day!
Their is an attic above the loft.
@Alan, can you give more insight/details into this
http://4626nkilpatrick.blogspot.com/2010/09/garage-backs-up-to-cul-de-sac.html
there wasn’t any way to work around the hydrant? Or was their no desire or need since this house apparently has a drive way?
“People looking in the suburbs arent buying in the city and people looking in the city arent looking in the suburbs.”
Then what was your point about 9 million people whose first choice of hoods is “Irving Park, Lincoln Square, Logan Square, Ravenswood, Edgewater, Uptown, Lakeview, Lincoln Park”? There are 2 and a half million people who live in the city, and easily half of them wouldn’t live in those neighborhoods if they had the money to afford them. And, as several regulars here have attested, many people *do* comparison shop the city and (some) suburbs.
” I just did an MLS search in Lincoln Square, Rvenswood, Irving Park, Edgewater, Logan Square, Lakeview, Lincol Park. I only came up with 14 that dont look like a bomb hit the interior or need a full scale renovation.”
I counted 7 (or 8 or 9, depending on how picky one is about “bombed” or “full scale reno”–all 9 were places I could see living in, condition-wise) in Lincoln Square and the first 12 in Irving Park I looked at (out of 39) looked pretty decent, too. Don’t know how you only came up with 14. And, as has been discussed her a lot, the current level and quality of invenotry just sucks.
” I read the earlier reviews where you mentioned I was an idiot.”
No one called you, or anyone actually associated with this house, an idiot.
(NOTE: that assumes that you neither are a lawyer living in a rental in OIP, nor a doctor living in Oak Brook, nor a woman going by KS–they’ve all been called idiots in this thread. Oh, and it was strongly implied more than once in this thread that I am an idiot).
Its easy to sit on the side lines and judge. If you think you have what it takes put your money where your mouth is and give it a shot.
This looks like a nice, big house. As for comparrison shopping, I have no idea whether Mayfair is in the burbs or in the city. So I guess, were I in the market for such a house, I’d have to compare my options in both.
“No one called you, or anyone actually associated with this house, an idiot.”
Exactly. Yes, people have comments about the house. You can’t deny that it’s v close to the expressway. All else equal, people would prefer not to be so close but there are people (including at least one person on here) who would take that as a tradeoff. Presumably you thought about the impact of that on the supply and demand factors, since you spend so much time studying them, when you bought the place and decided how much to put into it. The comments didn’t seem that bad other than on that point (and a whole bunch of yelling that was completely unrelated to your property).
Good for you Alan C at least you are providing value to communities by fixing up abandoned crap-shacks… That’s what this country is all about entrepreneurship and creating value! I think most of the vitriol here about flippers is aimed at the lucky morons who happened to come across some appreciation during a credit bubble and made a ton of money from doing nothing or just living somewhere, and are jealous that they didn’t get an opportunity to partake.
“Its easy to sit on the side lines and judge. If you think you have what it takes put your money where your mouth is and give it a shot.”
It’s easy to hurl non sequitors and not respond to honest questions, too.
Not sure what hurl non sequitors means. I guess us “2.5gpa” college students did not absorb that kind of information at regular state schools.
Although I have never blogged before but can see how it can be entertaining.
“Not sure what hurl non sequitors means”
Don’t feel bad. I do it all the time. 🙂
Alan C (January 26, 2012, 4:48 pm)
Actually I am the builder and no I am not an idiot. I already have an offer for 650 and lowered the price to put pressure on the buyer. I own Candea Development and specialize in speculitive developments. Feel free to check my web site candeadevelopment.com. I take a great deal of pride in what i do and make decisions based on supply and demand. I spend 3-4 hours a day studing buyers and watch what they buy. I am about to see the largest shortage in housing that i have ever seen which bubbles usually create after they pop. I read the earlier reviews where you mentioned I was an idiot. I take no offense to any comments like that. I appreciate your interest in the property or disinterest. I would actually love to show you the place if you would like. Either way it was great chatting with all of you. Have a great day!
I’d never call you an idiot for this purchase. You picked up a double lot for $227. Your money right there has safety in the dirt.
I’d take the 650 offer though if I were you. Im guessing its contingent on a home sale though which is why you didn’t take it.
I lived in this house until 1993 and I can safely say that this bears NO resemblance to the house i used to live in as a child. It seems that the only thing that survived in some form was the angled fireplace. The place used to be a farmhouse, had a flagstone basement, and was haunted. Seems like they gutted the poor thing from stem to stern and made it rather boring in layout. It used to be a two flat with an attic on top. Looks tike they took out the driveway and garage that went all the way to the back of the lot, too. Unless the neighborhood has changed in the last 20 years, it’s not that all that great.
Alan C. If you had an offer at 650 why has the place been lowered now to $599k? If that was a real offer it looks like you should have taken it…
3/5/2012:
Marked “sale pending”
http://www.redfin.com/IL/Chicago/4626-N-Kilpatrick-Ave-60630/unit-1/home/13482930
Sold for 575K
$348K is a pretty healthy return for a flip in less than 6months. I never walked through it but from what I can tell they did a nice job on it.
“$348K is a pretty healthy return for a flip in less than 6months.”
It was pretty close to raw space when it sold in November. Think that the 7000 sf got finished for under $30psf? Not that $140k minus carrying cost, minus transaction costs isn’t still good for the time frame…