Still On the Market 16 Months Later in “Hot” Old Irving Park: 3656 N. Tripp
We last chattered about this 3-bedroom brick Victorian at 3656 N. Tripp in Old Irving Park in August 2009.
See our prior chatter here.
At that time, CS Magazine had named Old Irving Park one of Chicago’s “hot” neighborhoods.
Since then, this house has been reduced $50,000.
Built in 1903 on a corner 34×155 lot, all 3 bedrooms are on the second floor.
It has a finished basement, central air and a 2-car garage.
The kitchen has stainless steel appliances, granite countertops and maple cabinets.
Irene Yungerman at Baird & Warner still has the listing. See the pictures here.
3656 N. Tripp: 3 bedrooms, 2.5 baths, 1700 square feet, 2 car garage
- Sold in May 1989 for $170,000
- Sold in May 1999 for $273,000
- Originally listed in June 2009 for $499,000
- Was still listed in August 2009 at $499,000
- Reduced
- Currently listed for $449,000
- Taxes of $6790
- Central Air
- Bedroom #1: 15×13
- Bedroom #2: 13×12
- Bedroom #3: 13×11
Its Chicago where half the homes go for nearly half a mill!
….not.
What an idiot. Next.
This property actually went under contract for a while but I don’t know why it fell out of contract. The price was reduced again shortly thereafter.
The big issue I find with this house (beyond being next to schurz high school) is that it’s south of grace which makes the elementary school scammon (which is primarily for the kilbourn park neighborhood ) and it is an awful elementary school. The neighborhood school is Belding but you need to be north of grace to be within the boundaries. Belding is no Blaile or Edgebrook but it’s a decent school with OK ranking and there are a ton of neighborhood kids there. Of course there is St. Viators a few blocks away if you want to pay for the private route and there is the disney II school around the corner. The problem with disney ii is that there are only 50 slots open per kindergarten class, and 25 slots are reserved for siblings of current students so really only 25 slots are available. There are 400+ applications every year for those 25 slots. So good luck with that. By the time junior high comes you move to park ridge or what not but that’s an issue for another day.
“This property actually went under contract for a while but I don’t know why it fell out of contract. The price was reduced again shortly thereafter.”
Bubble-bozo whose financing fell through. The problem isn’t financing hurdles: its that there are too many “interested parties” who don’t qualify under traditional lending standards.
These bubble bozos should’ve never had access to loans to prop up RE valuations.
Or maybe the idiot couple finally figured out their schooling predicament and balked at the last minute. Still dumb, IMO, to get that far in the process then balk. What were they thinking?
This is a nice hood in the city; and being an exclusive place when it was built in the late 1800’s, it has wide lots, old trees and is more suburban in it’s setting. Look at an aerial view of the nieghborhood and you can tell that it is far more green than the surrounding neighborhoods. The guy who used to own the farm (gray I believe i.e. the grayland metra station) planted a ton of trees in the neighborhood so there are all these 120 and 130 year old, 60 to 80 foot trees all over the place, in people’s yards, next to the street, etc. that’s pretty cool.
Yeah, I used to live near this place (well, on the “wrong” side of Addison) and would walk my dog by this place all the time. Nice place, and $450k seems relatively reasonable for this. Many, many beautiful homes over here, and sadly, also many, many God-awful McMansions.
Here’s an satellite view of the surrounding neighborhoods. You can see that there is a lot more green in old irving, independence park, the villa and a bit of mayfair. the blocks here are primarily North/South streets instead of East/West like the areas to the east, west and south. Yet the interstate, the metra and the El and the CTA buses are located right here. however, that also contributes to it’s lack of walkability. Most people simply leave the neighborhood to dine, shop or go out. Wicker Park is a 15 minute train ride, a 20 minute bike ride or an 8-10 minute drive south; old orchard is 20 minutes away even in traffic.
http://maps.google.com/maps?f=q&source=s_q&hl=en&geocode=&q=3656+n+tripp,+chicago&sll=41.947206,-87.746807&sspn=0.06205,0.154324&g=60641&ie=UTF8&hq=&hnear=3656+N+Tripp+Ave,+Chicago,+Cook,+Illinois+60641&ll=41.949341,-87.733984&spn=0.031024,0.077162&t=h&z=14
I saw the inside about a year ago and thought that the place was fantastic. Out of my budget, but could be worth low $400K.
I live close to HD; yet my home loan hasn’t exploded.
Looks like a nice property that was well cared for over the years. Hopefully this 10% drop will create some excitement and make it sell!
Here’s a similarly sized house, two blocks north and a street over with the same number of beds and one less bath. same size lot and its about 300 sq ft larger (but no garage). Listed at $399k and went under contract in less than 10 days.
There isn’t much under contact in the neighborhood, in fact, it’s the slowest I’ve ever seen and i’ve been watching the area for years. So for a place to go under K in just a couple of days when homes like this languish for over 400 days…well, you know where the market is.
http://www.redfin.com/IL/Chicago/3823-N-Kildare-Ave-60641/home/13457894
Masonry construction, 3 BR up, wide treed lot, remodeled, decent condition, big deck, nice yard, easy access to Kennedy and Metra.
Seems in the ballpark to me.
“So for a place to go under K in just a couple of days when homes like this languish for over 400 days…well, you know where the market is.”
Yeah, on location, location, location. That Kildare house has a vastly superior location–as you noted in the prior thread, in the better cps attendance area; not next to schurz, not on a corner (which is good and bad). Plus it’s cheaper, but not so much so that it would make sense were it right next door to this one.
“Bradford on October 5th, 2010 at 11:05 am
Masonry construction, 3 BR up, wide treed lot, remodeled, decent condition, big deck, nice yard, easy access to Kennedy and Metra.
Seems in the ballpark to me.”
And yet obviously your opinion doesn’t represent the broader state of the market. You, red socks wearing bradford, are what I call a RE cheerleader.
In the last three months:
3716 N Tripp Ave $390K
3922 N Kildare Ave $385K
3943 N Lowell Ave $315k
4116 W Addison St $300k
4006 W WAVELAND Ave $345k
4324 N Kostner Ave $290k
4141 N KILPATRICK Ave $396k
And where is the most active market for homes in the area? In the $300’s.
Of course not all there homes are comps (some are two flats, some are frame, some are masonry, etc), and there are a handful of sales in the ‘hood above $399k (3830 N Kostner Ave 1.275 mil, 3810 N Kenneth Ave $444k, 4022 N Kenneth $580k), a majority of the SFH are in the $300’s.
off topic:
question for “architect” if you are around:
http://www.chicagorealestatedaily.com/article/20101004/CRED03/101009966/deal-to-sell-stake-in-aqua-apartments-collapses
http://dallasrealestate.citybizlist.com/yourcitybiznews/detail.aspx?id=96005
you’ve been critical of Aqua before…most recently here:
http://cribchatter.com/?p=9198#comment-87980
you think the cheap construction you note has something to do with this deal falling apart?
This is the house I’ve got my eye on but the SO doesn’t like the block (too many condo buildings and the house next door is in foreclosure / short sale and was featured on CC); there are a ton of foreclosures in those condo conversions and it’s kind of a cluttered block, but i like the house.
http://www.redfin.com/IL/Chicago/4156-N-Kedvale-Ave-60641/home/13480767
if this house were in the mid-$300’s I’d join the ranks of the homeowners this afternoon … well, probably not because you can’t buy a house unless the SO likes it or else you’ll hear about it for the rest of your life. But that’s very similar to what I’m looking for. Time is on my side. the kedvale house has only a 5% price reduction in 90 days…..stale and languishing..
No competition coming from Groove on that one HD: wood paneling!
That Kedvale property has a nice lot size, but needs interior updating. Taxes are rather high. Why not offer $300k and see what they say? Looks like it might be an estate sale.
Yeah the Kedvale property needs updating, for sure. Rip out that wood paneling the day I move on.
I’d offer $300k but the wife doesn’t like the block. There are too many condos and apt buildings on Kedvale north of Irving. $300k for a livable SFH on a wide lot in the city, that’s good enough for me. The taxes are ridiculous though, nearly every home on that north side of irving has crazy taxes for some reason.
4112 n keeler, a foreclosure listed fro $132k, next to the highway, has $7,300 a year in taxes.
“Bob on October 5th, 2010 at 11:13 am
And yet obviously your opinion doesn’t represent the broader state of the market. You, red socks wearing bradford, are what I call a RE cheerleader.”
And you, Bob, are what we call a Section 8 renter.
“And you, Bob, are what we call a Section 8 renter.”
“we”, redsocks Bradford? Are you trying to pretend you have eFriends now?
I am what I call an individual with positive networth and equity. You are what I call a keeping up with the jones’ paycheck-to-paycheck person. It must be tough being a striver your whole life and never getting ahead and seeing achievers get there.
This is the other house that I like, but it’s $559k and it’s been listed for 244 days….stale and languishing. Knock $150k off and generate some interest…unless there is too large of a mortgage or whatnot…
http://www.redfin.com/IL/Chicago/3847-N-Lowell-Ave-60641/home/13458705
p.s. look at the size of the trunk of the tree in the back yard.
Oh you two, take your lover’s quarrel somewhere else. Today is old irving day so I’m not so bearish and predicting the world’s end. I’m actually providing useful and insightful commentary and you two are mucking it up.
Old irving blows if you work in the loop, who cares if you have a crappy house on a double lot in practically Minnesota
“p.s. look at the size of the trunk of the tree in the back yard.”
WTH is it with you and trees these days? Are you a freakin’ wookie?
Also you might want to keep those tree viewpoints private. A lot of people in WLV LOVE the huge trees and talk about them. If they found out they can get a similar environment a little further west for far cheaper you’d have a massive influx of those types.
When I saw the first picture of 4156 N. Kedvale, I thought it might be a park district bathroom.
Bob and brad please stop,
if you guys havent noticed HD is glass half full and is showing the cribchatter world what he would like to BUY. is this bizzaro world?
Stay positive HD it’s refreshing to see on Crib Chatter….
Ohhh I finally mapped it and realized its pretty far out there. Sounds like HD is Park Ridge bound and he just doesn’t know it yet.
I notice only 1 shot of 1 bedroom. . . and I notice a steep roof. . . is this one of those where 2 of 3 bedrooms requires hobbit-legged occupants?
I don’t know, just wondering, because, like my “eFriend” Bradford, this place seems like it’s within reach of a sale price, with many positives.
(Though I admit I would not want to share my alley with Schurz. . . )
4108 N Keeler is another foreclosure in the area…was listed at $104,500 and is currently pending. Too bad it was right on the highway entrance ramp.
“Bubble-bozo whose financing fell through.”
Should have gone with owner-financing (just had to add my 2 cents).
Old irivng is awesome if you work downtown. 30 minutes via the el, and iif there is no traffic its only 15 minutes driving. I know bc I just did the commute a few minutes ago. 15 minutes!
I’m like anon, I have lot envy, and my particu?r block has 50×175 up and down the street!
The 4108 lot would make a great place for a new billboard.
“I’m like anon, I have lot envy, and my particu?r block has 50×175 up and down the street!”
I can put you in touch with my yurt guy, if you find the quad-lot.
yeah 30 minutes when you actually get on the el, you forget about the waiting for a train for 10-15 minutes and the 15 minute+ walk to the nearest station… hour commute? no thanks
and 15 minutes when there’s no traffic? LOL when is there no traffic when you actually need to get to work at a decent hour? And have fun paying $400 a month for parking in the loop
I also like Old Irving Park but the lack of solid public schools in the area kills it as a viable option for me. I think that Oak Park and Evanston offer similar properties and lot sizes with good schools at similar or more competitive prices.
However, Old Irving Park does have Smoque…
Chris M,
Smoque was great when it just opened, now try to get a table at lunch and dont go too late on Saturday as they will bne out of everything but slaw.
also according to the Chicago Mag top school list (hahaha) Oak Park and river forest didnt even have a showing.
Sonies,
15 minutes to the nearest El…just how slow do you walk? Are you the fat lady who stood on the escalator today and made me miss my train!
Hmmm..never had to wait more than 5-10 minutes for a table and never had to change my order for any reason…
Were your NW side schools on the list? Seems like the Northbrook schools are always put at the top of the list. I enjoy reading Dennis Rodkin’s articles, but is he really an authority on school rankings? Besides, the diversity at Oak Park and Evanston schools tend to hurt them in overall rankings.
I’m no “runninggod” but I can assure you that I am able to walk at 4mph like everyone else 8)
“Were your NW side schools on the list? Seems like the Northbrook schools are always put at the top of the list.”
yep they were at the top above blaine, burley, lincoln, ect.
“I enjoy reading Dennis Rodkin’s articles, but is he really an authority on school rankings?”
thats why i added the (hahahaha) in my comment.
“Besides, the diversity at Oak Park and Evanston schools tend to hurt them in overall rankings”
you may get flack for that statement but i agree with you, thank you for saying it.
as for smoque, at lunch they actually have a guy that asks you how many then will seat you.
I thought you would like that question about the NW side schools…
“yep they were at the top above blaine, burley, lincoln, ect. ”
For the schools not totally selective enrollment:
1. Edgebrook
2. Bell
3. Oriole Park
4. Norwood Park
5. Lincoln
6. Blaine
7. Edison Park
8. Burley
9. Sauganash
10. Ebinger
I leaqve at 8am and I’m in the office by 8:33 am. The blue line is superfast.
It is the public schools that suck. Belding elem is a decent option bc it contains mostly neighborhood kids. Its no blaine but even I went to a so so public elem and I’m ok. Ill have to move come jr high but that’s 11 or 12 years from now or possibly longer.
“Ill have to move come jr high”
There isn’t junior high in CPS. Elem is K-8.
“but even I went to a so so public elem and I’m ok”
tossing raw steak to hungry lions on that one…i shall step away slowly
There are two metra stops in Old Irving going downtown. Grayland (union station) and Irving Park (Ogilvie) both closer than the El for a Loop commute.
Anon is right about cutting out the selective enrollment schools…
I like HD in Old Irving mode. That 3847 Lowell place is nice.
“That 3847 Lowell place is nice.”
And is probably the sort of open kitchen even groove can’t hate, since there’s still a real, separate dining room.
I’m curious about the condition and free height of the basement. Also the layout of the 3d floor master suite.
Proximity to a public high school is rarely a good thing. Bored high school students cause all sorts of problems. Littering & tagging if you’re lucky, much more serious crimes in worse neighborhoods.
And Schurz is really, really, really bad. It’s a factory, but not a good one like Lane. A buddy who grew up in Logan Sq taught there until he finally got a transfer, he says its the worst public school he’s ever experienced.
But I second HD on the proximity to the Loop – blue line, Metra & Kennedy access reigns supreme.
I guess I meant to say jr high age; it’s just my personal preference but I’d rather have my kid go to a decent school with decent kids by the time they turn 11, 12, 13 etc. and definitely long before they reach high school. but who knows where I or anyone else will be in a few years.
“#anon (tfo) on October 5th, 2010 at 2:18 pm
“Ill have to move come jr high”
There isn’t junior high in CPS. Elem is K-8.”
“And is probably the sort of open kitchen even groove can’t hate”
oh yes i can! that kitchen is a nightmare for people who actually cook and prepare food.
“oh yes i can! that kitchen is a nightmare for people who actually cook and prepare food.”
Yeah, I was thinking about the openness, rather than the odd layout. Make the island bigger, with a induction cooktop, and slot the oven into a wall and it would work a lot better.
“oh yes i can! that kitchen is a nightmare for people who actually cook and prepare food.”
Hadn’t focused on that. You’re right, that’s a crazy layout. HD will have to find another house.
yeah it is a little weird. Every house has something weird about it, no house is perfect, however, many imperfections can be overlooked if the price is right.
“Bob on October 5th, 2010 at 12:31 pm
“we”, redsocks Bradford? Are you trying to pretend you have eFriends now?
I am what I call an individual with positive networth and equity. You are what I call a keeping up with the jones’ paycheck-to-paycheck person. It must be tough being a striver your whole life and never getting ahead and seeing achievers get there.”
Cute – you’re projecting your salary to other people. LOL.
Oh look, today was a HOT HOT HOT day in Old Irving. Two properties went under contract:
3842 N KENNETH Ave listed at $270,000
4040 N Kenneth Ave listed at $379,000
Two contracts in one day hasn’t happened since before the tax credit expired. Notice that the prices are in the $300’s and lower? Things are looking good for the Old Irving RE market.
SFH homes in the $300’s off the El line, in a safe upper middle class neighborhood? Amazing.
“Oh look, today was a HOT HOT HOT day in Old Irving. Two properties went under contract:
3842 N KENNETH Ave listed at $270,000”
I was going to do a post on 3842 N. Kenneth but probably won’t now that it’s under contract. It’s a short sale. No interior pictures on it.
Current seller bought it in 1990 for $152,000.
Actually, there are 13 photos of 3842 N Kenneth Ave under the last canceled listing…MLS number 07481089. It
3656 N. Tripp price reduced yesterday to $439,000.
Jan 19, 2011 Delisted (Cancelled) — — Inactive MRED #1
Oct 06, 2010 Price Changed * — Inactive MRED #1
Jul 13, 2010 Price Changed * — Inactive MRED #1
Jun 28, 2010 Relisted (Reactivated) — — Inactive MRED #1
Apr 27, 2010 Price Changed * — Inactive MRED #1
Feb 19, 2010 Price Changed * — Inactive MRED #1
Nov 20, 2009 Price Changed * — Inactive MRED #1
Jun 23, 2009 Listed * — Inactive MRED #1
Relisted at $425,000.
Reduced to $410,000.
Sold: $375k
http://www.redfin.com/IL/Chicago/3656-N-Tripp-Ave-60641/home/13458473