The Duplex Down Greystone in Roscoe Village: 2227 W. School
This 3-bedroom duplex down in a 1911 greystone building at 2227 W. School in Roscoe Village was on the market 6 months last year before being withdrawn.
It has all the bells and whistles that buyers are looking for including central air, washer-dryer in the unit and a deeded parking space.
It is also a short stroll from the shops and restaurants on Roscoe.
While it has some of its original vintage features such as the wood work and a built-in hutch, the kitchen has been updated with stainless steel appliances and granite counter tops.
The bedrooms are split on separate floors, however, with the master being duplexed down.
The unit was recently reduced $16,000.
Craig Faust at @Properties has the listing. See the pictures here.
Unit #1: 3 bedrooms, 2.5 baths, 1 car parking, no square footage listed
- Sold in June 2002 for $285,000
- Sold in September 2003 for $287,500
- Sold in September 2004 for $303,000
- Originally listed in May 2009
- Withdrawn in October 2009
- Re-listed in February 2009 for $415,000
- Reduced
- Currently listed at $399,000
- Assessments are $133 a month
- Taxes of $5650
- Bedroom #1: 16×12 (lower level)
- Bedroom #2: 13×8
- Bedroom #3: 10×8
- Living room: 14×11
- Dining room: 15×12
- Kitchen: 11×11
- Breakfast room: 8×8
Wow a listing in RV that doesn’t appear egregiously overpriced. I think given the competition this one has a good shot to close at or near ask. Most 3BRs in this ‘hood with all the amenities are a bit more.
I used to live a couple of blocks east of there.
I think they are at least $25,000 too high.
Bit of a hike from the Brown Line. But really, it all depends on one’s willingness to sleep in the basement. That doesn’t really look like a bedroom so much as a family room with a bed in it. No real door, just stairs right into your bedroom.
But if you don’t mind that, good-ish price for Roscoe.
“all the amenities”
Is “half the SF in the basement” an amenity? Esp located at the bottom of a T-intersection, with all cars turning to shine lights right into your windows.
But, yes, v. cheap for 3 br in RV, not on Belmont.
Check out 3312 N Ravenswood Ave #1–listed for $599k, last sold in ’06 for $725k(!!) having sold in ’00 for $450k. The space is great (I was in this one or #2 when it was for sale in 00), but it’s really *space*–can’t imagine why someone paid 3/4 of a million for it.
Not so fast Bob, its a duplex down with the biggest and best bedroom, bathroom AND living space in the lower level. The upstairs bedrooms are 8′ wide… (guess the baby doesn’t like 8′ wide rooms)
Kitchen is tiny, what is up with that random fridge cabinet in the middle of the hallway?
But, because its in “Roscoe Village” someone will pay 400k for it. The people that buy here are in a city desert, as its a pretty good distance to the Expressway, LSD, or the EL/Buses downtown. No parks nearby, so to me RV just plain sucks. Unless its for people who enjoy socializing with people who have double wide strollers and landrovers.
“No parks nearby”
What qualifies as (1) a park and (2) nearby, to you, Sonies?
“Unless its for people who enjoy socializing with people who have double wide strollers and landrovers.”
Amazingly enough I suspect the only people who want to socialize with those with double wide strollers are other people with double wide strollers, so the self-selection to this area makes sense I suppose.
Hamlin park is a hike from this place
Fellger park is 2-3 blocks away from this place. That may not meet Sonies’ definition of “park,” however.
“Hamlin park is a hike from this place”
Yeah, that 800 yard walk will kill you.
“Fellger park is 2-3 blocks away from this place. That may not meet Sonies’ definition of “park,” however.”
It’s also almost 700 yards away, so I think it also qualifies as a “hike”. It’s also under 1000 yard from the park on the river, but that’s too far, as well.
“Amazingly enough I suspect the only people who want to socialize with those with double wide strollers are other people with double wide strollers, so the self-selection to this area makes sense I suppose.”
Being somebody who’s married with two kids (no double-wide stroller), I would think we’d be the prime target for this place. But this place wouldn’t work at all. Who gets the downstairs bedroom with no door? And the upstairs bedrooms are 13×8 and 10×8? A family would have to REALLY be desparate to live in this hood to try to make that work. Non-starter.
“A family would have to REALLY be desparate to live in this hood to try to make that work. ”
Esp. with a SFH (small, dated) on Hoyne listed for $369. 3256.
Or a 2-flat on Addison (in bell rather than audubon) listed for $449.
My question is, why has the turnover been so frequent?
T-Junctions are fun – you get more of a view than you would in a typical mid-block building, but you do get more headlights shining in and you don’t wanna park your car there in winter. Though I’ve not yet seen any icy accident action…
But basement bedrooms are just dungeons, damp traps and bug incubators even with good water and damp proofing.
“Yeah, that 800 yard walk will kill you.”
It won’t but by the time you get to the park your kids or dog will probably already be tired enough to go that 800 yards back home and is that 800 yards as the crow flies? Because it looks like that to me…
And anyway if you of all people anon can only pick apart one sentence of my previous post I think I did a pretty good job 🙂
Not a real 3BR. They put a bed in the basement and jacked up the price.
“and is that 800 yards as the crow flies? Because it looks like that to me…”
C’mon, I opened up the Google Earth and pathed it. Yes, to the corner with the pool (the closest corner, duh), but once the kid/dog gets to the park, the whining stops. Seriously, tho, if one needs to be meaningfully closer than that to a park to be “close”, then there isn’t all that much that is “close to a park”.
And yeah, I agree with pretty much everything else you said. I’d add the question of: why the owner thinks that the appreciation should be more like the 03-04 appreciation (~5%/year; $404k today) than the 02-03 appreciation (0.88%/year; $318k today)?
This seems like one of those condos that really doesn’t appreciate in normal times–they should be happy to sell the thing for no capital loss, after transaction costs, but they’re holding out for a good profit.
Oh yeah, the dog park at Hamlin is in the far south west corner of the park 😉
This place should sell around 350k max but who knows it might sell at ask.
“My question is, why has the turnover been so frequent?”
Because paying $400k to live in a basement sucks?
That exterior photo tells it all: who earns $140,000/year and wants to sleep in a damp basement in a small unit in an older 3-flat originally constructed for factory workers? Note that occupants literally can “reach out and touch” their neighbors, because buildings’ separation looks to be a 3′ gangway.
Gut renovation doesn’t cure the fundamental flaws of a narrow-lot multi-family w/windows (and rooms) placed along gangways. Duet shades may mask the lack of view (air and light too), but don’t mask sound or proximity.
“it might sell at ask”
There are similar-sized places in new buildings on Belmont for the same amount. There are two flats for not *that* much more. There’s the 02/03/04 sale history of the place. I think they should consider themselves lucky to sell it for $350k, and should have sold it last year for ~$325k.
And, they don’t owe too much on it, so it’s not a heloc disaster.
Also, the 02 deed was from the developer. THe 03 Seller (appears–somewhat common name) to have moved to the North burbs. The 04 seller moved to a new construction condo in SoPo.
This place is a typical pickup truck conversion with jacked up floor plan. The 3rd bedroom is not really a bedroom but the family room from the looks of the pictures.
This was really a 2/2 with family room but the upstairs bedrooms seem too narrow to be really functional as a master bedroom, so they just converted the family room to the Master since a bathroom was down stairs.
Good amount of space for the money, but I think people are going to be a little more discriminating about living in the basement these days.
No thanks.
.. but some sucker will buy it.
I wonder how tough it would be to put up some walls, from the side walls to the foundation post, to enclose the bedroom and still have a 2nd family room. Not that it would make it a whole lot better, but you’d have some privacy.
“I wonder how tough it would be to put up some walls, from the side walls to the foundation post, to enclose the bedroom and still have a 2nd family room.”
I have no idea how handy you are, and I am hardly pro-level, and you and I could do it in a weekend, with plenty of time to drink beers. Prolly even run a couple of outlets, depending on where the existing boxes are located wrt the new wall.
Anon, let’s flip this house!!! We’ll make a quick bundle of cash
“Anon, let’s flip this house!!! We’ll make a quick bundle of cash”
I assume we’d be starting with 2 bundles of cash? And ending up with just the one bundle?
Realtor sign in front sez Under Contract.
It’s been tough to find a condo in RV that isn’t McCondo crap on Damen and Belmont. This place certainly seemed intriguing.