River North 3-Bedroom Listed $130,500 Under the 2003 Sales Price: 25 E. Superior
This 3-bedroom in The Fordham at 25 E. Superior in the Cathedral District in River North came on the market in June 2025.
The Fordham was built in 2003, during the housing bubble. It was originally going to be apartments but the condo market was too hot so it was converted into condos before anyone occupied it.
It has 244 units and an attached parking garage.
The Fordham is a full amenity building including an indoor pool, sundeck, fitness center, spa, massage room, sauna, hospitality center, private movie theater, wine storage, humidor, smoking room, bike room, onsite manager, 24/7 door staff and a dry cleaner.
This unit is a south, east and west views.
The living/dining room appears to have hardwood floors with east views.
The bedrooms have carpet.
The primary bedroom has southwest views, a large closet and an en suite bathroom which the listing says was “rehabbed” in 2022. It has 2 separate white vanities, white countertops, white cabinets, a large shower with dual shower heads and handheld sprayer and a linen closet.
The second bedroom is also en suite.
The third bedroom has French doors and the listing says it could be used as a den or office. It’s also “semi” en suite.
The kitchen has dark wood cabinets, black appliances, granite countertops and a breakfast bar up against the windows with views of the city.
The unit has a small balcony.
It has the features buyers look for including central air, side-by-side washer/dryer in the unit, and one garage parking space is included.
The Fordham is in the Cathedral District, across from Holy Name Cathedral, near the Whole Foods and the Trader Joe’s. A new Aldi’s is going in a half a block away in the old Whole Foods space. It’s surrounded by restaurants and shops and is steps away from Michigan Avenue. There are subway stops and buses within a few blocks.
Originally listed in June 2025 at $875,000, it has been reduced $36,000 to $839,000.
The current price is $130,500 below the 2003 original sales price of $969,500.
Is this a deal?
Millie Rosenbloom at Baird & Warner has the listing. See the pictures here (sorry, no floor plan).
Unit #3004: 3 bedrooms, 3 baths, 1750 square feet
- Sold in April 2003 for $969,500
- Sold in April 2007 for $940,000
- Sold in April 2012 for $724,000
- Originally listed in June 2025 for $875,000
- Reduced
- Currently listed at $839,000
- Assessments of $1692 a month (includes gas, parking, doorman, cable, exercise room, indoor pool, exterior maintenance, scavenger, snow removal, Internet)
- Taxes of $17,427
- Central Air
- Side-by-Side washer/dryer in the unit
- Garage parking space included
- Storage included
- Gas fireplace
- Bedroom #1: 12×21
- Bedroom #2: 11×18
- Bedroom #3: 13×11
- Living room: 18×13
- Dining room: 21×9
- Kitchen: 12×18
- Balcony: 6×10
Great building, nice unit, ok price as the unit needs cosmetic updates
“The current price is $130,500 below the 2003 original sales price of $969,500.”
The current asking price is less than half the 2003 original sales price of $1.704m, in real dollars.
David is being too kind with the “cosmetic updates”–everything in the place is fully 22 years old, and I don’t think anyone is paying $480 psf for 22 year old finishes.
Recent-ish comp 3804 sold for $875k in Jan-25:
https://www.redfin.com/IL/Chicago/25-E-Superior-St-60611/unit-3804/home/12695320
Hardly Arch Digest worthy, but it reads as 2020s rather than barely this century.
Can you do those updates (in this building) for $50k? No way. Can you do them for $100k? Maybe. Add in the headache, carrying costs, and more limited pool of buyers who have any interest in that sort of project, feels like mid-700s.
As to “Is this a deal?”–only if it starts with a 6.
“Can you do those updates (in this building) for $50k? No way. Can you do them for $100k? Maybe. Add in the headache, carrying costs, and more limited pool of buyers who have any interest in that sort of project, feels like mid-700s.”
$100,000 barely gets you a contractor. Will cost much more to really bring it into this era.
This is the problem some condo owners have. They either have to firesale it, like in an estate sale, or they have to do the renovation themselves. I don’t know anyone who wants to undertake a high rise renovation, by the way, unless they get it really, really cheap.
“Great building, nice unit, ok price as the unit needs cosmetic updates”
It needs more than “cosmetic” given the age of the unit. I also am not a fan of the renovated primary bathroom.