Same Building But a Different Pricing Strategy 8 Months Later: 3505 N. Janssen in Southport
We first chattered about this small multi-unit building at 3505 N. Janssen in Southport in August 2010.
See our prior chatter here.
At that time, the top floor unit, Unit #4, was on the market and was asking $12,500 more than its 2006 purchase price.
It never sold and was withdrawn from the market.
Now, Unit #3 has come on the market. It has a similar layout and features, as the building was a gut conversion in 2006/2007.
The kitchen has wood cabinets and stainless steel appliances.
There are cherry floors and crown molding along with a fireplace.
The unit has 2 limestone baths.
It also has the same separate 10×4 laundry room as Unit #4, a rarity among most condos of this size.
This seller has priced it $40,000 under the 2007 purchase price.
Is this priced to sell?
Gregory Desmond, who also had the listing for Unit #4, from Prudential Rubloff has the listing. See the pictures here.
Unit #3: 3 bedrooms, 2 baths, no square footage listed
- Sold in April 2007 for $525,000
- Currently listed for $485,000 (includes the parking)
- Assessments of $174 a month
- Taxes of $7567
- Central Air
- Washer/Dryer in the unit
- Bedroom #1: 15×10
- Bedroom #2: 10×10
- Bedroom #3: 13×10
Strange kitchen. The old school cabinets and the SS appliances clash. At least these sellers have enough sense not to expect the 2007 price.
cramped, every room is too small.
I was not familiar with Hamilton, it looks like it is somewhat decent but not good.
I think that a sale price for this one probably starts with a 4, maybe around 435 or so. Depends on how much the sellers want to move it and whether they can be aggressive and really want to get it sold. Would be tough to take a $125k loss in 4 years on a place like this after commissions. Rehab looks nice enough, but most condos in this price range and area are newer construction, so it might turn some people off. Would love to see a floorplan. Location is hip but too close to Wrigley for my tastes.
“The old school cabinets and the SS appliances clash”
I hear carbon fiber is the new stainless steel 😀
Hamilton school reportedly has 3 full kindergarten classes with 28 kids per class, all local kids, mostly white, etc. The school will be improving, get in early.
“class, all local kids, mostly white, etc. The school will be improving, get in early”
please send check for damaged desk to
C/O Groove77
Resurrection Hospital-Head Trauma ward
7435 w Tallcot
Chicago, IL. 60631
Dan—agree on Hamilton. My neighbor, whose kids go to Hamilton said they had 450 applications for 2011/2012 from out of district kids and is going down to only 2 kindergartens next year becuase they want to learn from schools like Blaine and Burley and not become overcrowded. The shipped has pretty much sailed to get in early. Great for the school and neighborhood though.
“is going down to only 2 kindergartens next year becuase they want to learn from schools like Blaine and Burley and not become overcrowded”
Is this to limit non neighborhood kids?
“Is this to limit non neighborhood kids?”
I’m sure it’s to comply with fire safety best practices. Or something.
Or, yes.
Groove, you must not have gotten the memo that in this country we do not deny diversity, we celebrate it. That includes white people too! Stop living in the past and your head might feel better.
are you including indians and asians in the “all white” kindergarten and that is the diversity?
Obligatory shot of baby’s room with crib? Check.
Seems to be one of those condos that strives to be high end, but falls short in a few critical areas. If the bedrooms were all marginally larger and the bathrooms had some character it would be a great place. That being said, I see it going for 450~
No, not to limit non neighborhood kids, but to make sure the school does not become overcrowded. When Blaine and Burley were getting their acts together they let in just about everyone and when the neighborhood noticed the improvements at the school and parents got involved families moved into the districts thus leading to massive overcrowding.
one of the biggest issues for CPS schools is that they have no idea how many neighborhood kids will show up on day one of school. yes, parents are supposed to notify the school that they will be attending, but many don’t, which makes it very difficult for principals to plan for class numbers.
Anon—Trust me on this one, I’ve done my homework. This is actually a case where there’s just a very prudent principal who is planning for the future of the school. The school maxes out at about 550, so it’s just good forethought.
@Icarus yup I heard it too, not that I have ever seen one : )
Hmm.
I see stuff like this all over West Rogers Park, some in far worse shape but others in far better, with better architecture, and with more of the vintage details intact, for one half to one third the price of this place.
Now, sure, you can’t compare the neighborhood, can you? But I remember when Southport was a dowdy blue-collar backwater of a neighborhood where things sold just as cheaply relative to the local market as W Rogers Park is now, and it seems almost like yesterday.
The people who took a chance on Southport back in the 80s won very big. Those who like this place but are appalled at the price and would like to save money for their kids’ college and their own retirement, not just pay through the nose for an overpriced rehab, might want to look at non-prime nabes that have great architecture that’s being practically given away.
“Anon—Trust me on this one, I’ve done my homework. This is actually a case where there’s just a very prudent principal who is planning for the future of the school. The school maxes out at about 550, so it’s just good forethought”
It’s pretty much the same outcome, no?
I’ve said it before–and don’t think it’s a bad thing at all–the best way to make an attendance area elem “good” in Chicago is to fill it (as close as possible) with neighborhood kids.
Also, according to the school report card, Hamilton had 33 kids *total* in kindergarten last year. But, yeah, if capacity is 550, that’s two classes of 30 per grade.
“Groove, you must not have gotten the memo!”
please forward all future memo’s the above address
“Stop living in the past and your head might feel better.”
just trying to keep it real, keeping it ol skool.
BTW Trudi, CPS is over crowded everywhere i dont know how much longer before that principal will be able to hold that number before the higher ups put pressure.
Groove-It’s what the building can actually legally hold. It’s not as big as Blaine and Burley square foot wise. that’s why I think it’s a gem of a little school. that and the fact that I am in district and when my kids are school age they will be attending there 🙂
I suppose this depends very much on the neighborhood.
“the best way to make an attendance area elem “good” in Chicago is to fill it (as close as possible) with neighborhood kids.”
“I suppose this depends very much on the neighborhood.”
It presumes an interest among the neighborhood parents, yes.
Trudging very true, at the moment its fire marshal capacity is 550. CPS schools all over the city are expanding the buildings. Garvey elements on Higgins has started building a huge facility on their once playlot. Sauganash is doing the same. Mary Lyons did it 7 years ago.
All to accommodate the growing attendance
I am still trying to wrap my head around how the mostly white kids will turn the school around. I know ‘evil’ Dan loves ‘whity’, but that does not guarentee a great school. Especially if the same disgruntled teachers are in the classroom.
But that said trudi, good involved parents like you could put a stop to it before it happens
Stay involved and informed!
definitley. That’s why I am getting involved 2 years before my first kid will go there.
Please clarify. Is that 28 kids per teacher or are there multiple teachers per “class” per grade?
That’s ridiculous. We have taken advantage of the economy and hired a certified teacher as our nanny – right out of college with fresh motivation and knowledge of best practices. One-on-one with our toddler for 8 hours a day and he’s already so far ahead of his peers he’ll probably never see the inside of a CPS building. 28 kids per teacher… Ridiculous.
IQs for one, then there’s two-parent families, lower illegitimacy rates, lower incarceration rates, lower truancy & drop-out rates, more parental involvement, parents with college-degrees, lower teen pregnancy rates, less gang involvement, English is a native language, etc. There’s nothing evil about all of this, it’s called virtue where good people are from. Get your head on straight, will you?
“I am still trying to wrap my head around how the mostly white kids will turn the school around.”
28 kids used to be no big deal back in the day.
I’m looking at my first grade class photo, from a CPS, and we were a class of 39 kids! My 8th grade photo has 38 kids in it!
These were not in the best neighborhoods, but it was back in the days of “tracking”, where you had 3 classrooms of each grade, at least, with the brightest kids in one, the average kids in another, and the kids that needed more help in the third.
Yeah, I know teacher to kid ratios are important, but seriously, why is 28 some magic number nowadays, when we were packed in like little sardines 30+ years ago?
Wait, so there ARE two ‘Dan’s who comment here? I thought I’d seen some remarkably un-Gobineau-like comments from a ‘Dan’
by the way, in Chicago, the graduation rates for “white” males is the same as that of “black” females.
if current trends continue, female school achievement will soon so far outstrip males as to raise a very serious question – since surely the Dans of the world will have to see this as evidence of inherent female superiority (right??), shouldn’t parents really be looking for schools that are majority-girls?
“shouldn’t parents really be looking for schools that are majority-girls?”
lol…I think teenage boys would opt for that option too.
BTW, I am impressed that someone on this thread knows about Gobineau.
Yeah. The drop out rates amongst easy Indians and Asians is nearly 0 . Why not send your kid to a school like that Dan. So tired of your passive aggressive race comments.
Ps, I went to a Chicago public school that was overwhelmingly Hispanic. Id say I’m far more accomplished professionally than my “white friends” – coincidence? Racial grooming? No. Just individual hard work. My high school was 90% white, on the other hand – only about half graduated and went to 4 year colleges. Being in a “white” school gauramtees nothing.
Remember: The 3rd kindergarten of Burley is at Prescott remember due to overcrowding. Hamilton was in danger of closing two years ago.
Dan makes some good points.
“two-parent families, lower illegitimacy rates, lower incarceration rates, lower truancy & drop-out rates, more parental involvement, parents with college-degrees, lower teen pregnancy rates, less gang involvement, English is a native language, etc. ”
Lets agree that this has nothing to do with “whity” and everything to do with those other factors – with a focus on truany, parent involvement, education being valued in the home and teachers who want to exceed. I think our friend forgets that we are talking about an elementary school so teen pregancy and gang involvement should not be big issues.
“Dan on February 9th, 2011 at 6:17 pm
…I know ‘evil’ Dan loves ‘whity'”
Will one of you *please* add something to your “name”? My vote is for not-‘evil’ Dan to be “(evil) Dan” in homage to Evil Cartman.
“One-on-one with our toddler for 8 hours a day and he’s already so far ahead of his peers he’ll probably never see the inside of a CPS building.”
Because he’s going straight to Harvard? Because you’ll continue to home school him? Because he’ll burn out and head out on teh Grand Tour when he’s 8? Because you think he’ll be accomplished enough that one of L/P/L will offer a full scholarship?
I don’t see how one follows from the other.