The Laughs On Us As The Chatterati Got It Very Wrong On This Old Town 1-Bedroom: 1414 N. Wells
Last January, we chattered about this 1100 square foot 1-bedroom in 1414 N. Wells in Old Town.
See our prior chatter here.
It was listed for $369,000 plus $30,000 for the parking or $399,000.
Nearly all of you thought the listing price was nuts. Here were some of your comments:
Laura: “Very pricey. $250K is more like it, even for this premium apt. It’s STILL only a one bed apt that has a terrace, but with lousy view.”
Fred: “Realtors(R) should have their licenses taken away for listings like this. If the idiot owner thinks its worth this, let them FSBO. This sells for <$300k with parking.”
ChiTownGal: “Maybe this is an April Fools’ joke two months early, and it’s really only half that price?”
SoPoCoLurker: “This listing is going to provide plenty of laughs here on CC over the next 12-18 months. Sells for $189k including parking in the spring of 2013.”
benjamon9: “This buyer needs to wake up and realize that 2012 is not the new 2006. Change the first number from 3 to 2 and include the parking and maybe it will be worth considering.”
uffy: “That asking would make this the second nicest (read most expensive) 1BR in 60610 in the last six months if not longer. The seller must be insane.”
You know where this is going right?
Apparently the seller (and the agent) were quite sane as the unit just closed for $369,000 (I’m not sure if that included the parking or not.)
The unit had a 25×8 deck which faces west (i.e. it doesn’t face the Wells Street action.)
It also had central air and a 5×7 laundry room.
I’ll ask again- is Old Town really that hot?
Or is this a sign of a hotter overall real estate market?
Lisa Reznick at @Properties had the listing. You can still see the interior pictures here.
Unit #212: 1 bedroom, 1 bath, 1100 square feet
- Sold in August 1995 for $168,500 (with the parking spot)
- Sold in May 2001 for $289,000 (with the parking spot)
- Was listed in January 2012 at $369,000 (parking is $30,000 extra)
- Sold in May 2012 for $369,000 (not sure if that included the parking)
- Assessments of $375 a month (included cable)
- Taxes of $5442
- Central Air
- Washer/Dryer
- Bedroom: 15×11
I was talking to someone who has a Streeterville 1 Bed belonging to an elderly relative that he’s about to list, and he told me that a similar unit in his building, which has not been improved in decades, recently sold in the high 300s.
It looks like the hot near north neighborhoods have put in a bottom and it also looks like a new trend has started, that will last for decades. This is the movement out of suburbs and outer neighborhoods back to urban cores, and to “walkable” towns where people can live and work close to work, transit, retail, and services.
Kudos to “Joe” for pretty much nailing it on this one.
Not that I’d personally pay this much for a one-bed, but I can see how someone else would. Not everybody wants my exact housing scenario. Nor does everybody want a SFH in the city but miles from the lake or in a semi-nearby non-lakefront burb. Not everybody is totally obsessed with the CPS high school situation, not everybody plans to live in the place they purchase for 15+ years, and not everybody thinks that the sky is permanently falling with respect to Cook County taxes, Chicago crime, and the Chicago job market.
I’d bet that the person (or couple) who just purchased this place wouldn’t have minded renting (be it to continue renting, or to start renting if downsizing out of the burbs), but was unable to find a comparable place to rent for roughly the purchase/carrying cost of this unit. It takes no small amount of luck to find a great place to rent in this city.
With April sales up 19.5% over last year, continued strong contract activity, and inventories continuing to plunge nothing surprises me right now. Inventories: http://www.chicagonow.com/getting-real/2012/05/chicago-home-inventory-continues-to-plunge-to-new-lows/
It appears to have included the parking.
I guess it is hot. I know plenty of single people paying 2500-3000 a month in rent for 1 bedrooms in the new rental buildings. So, maybe someone along those lines decided to buy it.
Yeah, G – clio never gets anything right…… I told you guys that we passed the bottom in most good areas but nobody wanted to believe me. I told you that much of the inventory was under contract but nobody wanted to believe me. For years, I told you that prices were going to stabilize and start going up but nobody wanted to believe me – they would rather listen to HD and G spout their ridiculous nonsense about the CSI – yeah, G – how are the CSI numbers from February helping you now?!!
“I’d bet that the person (or couple) who just purchased this place wouldn’t have minded renting (be it to continue renting, or to start renting if downsizing out of the burbs), but was unable to find a comparable place to rent for roughly the purchase/carrying cost of this unit. It takes no small amount of luck to find a great place to rent in this city.”
I try to stay away from the rental business but we are listing a client’s 3 bedroom unit for rent right now in the loop. We couldn’t sell it at the price he wanted. He raised the rent a bit more than 5% from last year, which made it slightly more expensive to rent than buy. We were immediately inundated with multiple full list rental applications. I believe it when they say that rents are up 10% in the last year.
I knew it was going to sell but I didn’t want to say anything. Ok, that was a lie, I think I skipped over this post.
I’m not sure what to take away from this: That someone would pay that much for a 1/1 in Old Town or that the Chatterati missed it by a wide margin.
the “laugh is” on us, thus the “laugh’s on us”, no?
The urban core/near north is doing well. I”m not surprised by this price at all. Great location, easy commute, walk to great restaurants. News flash…near north has hit bottom and is beginning to trend up.
I really like the interior of this place. It reminds me of a suite I stayed in once at Sandals all-inclusive resort! Unlimited drinks so you know I got my money’s worth!
This place is a larger one bedroom that is on par size wise with many 2 bedrooms so it really isn’t surprising that it sold. There is a market for some of the larger and higher end 1 bedrooms in areas with great amenities, but I don’t think this place is representative of the 1 bedroom market in general.
“For years, I told you that prices were going to stabilize and start going up but nobody wanted to believe me”
LOL. You can’t make this stuff up, folks.
STILL LAUGHING HERE. And the seller is laughing all the way to the bank. Congrats.
This knife catcher’s hands are in worse shape than Amare Stoudemire’s.
My god, they could have had this 3/2 a block away, for less!
http://www.redfin.com/IL/Chicago/1500-N-La-Salle-Dr-60610/unit-1D/home/14115592
Gary, did you recheck last April’s numbers, or just go with what the IAR reported last year so as to maximize the sales increase?
Or this 2/1.5 for a lot less. http://www.redfin.com/IL/Chicago/1448-N-Orleans-St-60610/unit-1C/home/12582281
Worst Buy in CC history.
“Gary, did you recheck last April’s numbers, or just go with what the IAR reported last year so as to maximize the sales increase?”
You’ve really got a bug up your ass over me don’t you? Or is it just all realtors? Let me answer the question the way you would, with lots of sarcasm: You might want to be consistent in the reporting of the numbers, G – i.e. take a snapshot on the 7th of every month and make a comparison to the snapshot taken on the 7th of the previous year. Or do you purposely make your comparisons from the 7th of the current month to the final numbers from the previous year so as to make the numbers look worse? IAR makes their comparisons on a consistent, 7th of the month basis.
What are you going to do G when prices finally turn around? Will we ever hear from you again?
SoPoCo…the place on N Orleans does not compare…tacky and subject to too much street noise. This is not the worst by in CC history. If the person stays for several years, he or she will be fine and isn’t paying more than renting something comparable. Do you own? I’m guessing you don’t own in the green zone.
My guess (and this situation happened to a friend of mine): New guy to financial firm starts. Middle career guy has an in-town he wants to sell. New guy is told by head guy that he’s going to have to travel to Chicago quite a bit, but middle guy is selling his in-town, so why not just buy that and save yourself time? Head guy assures new guy that they will make sure the in-town gets sold when it’s time for new guy to move up to a nicer in-town. Wildly overpriced home gets sold.
“News flash…near north has hit bottom and is beginning to trend up.”
There’s a big difference between hitting a bottom- and prices now suddenly going up.
I’m not seeing the “up” part. And when it DOES start to go up- it really won’t help most homeowners. If prices are down 20% to 30% in your neighborhood and they go up 2%- what good does that do you? It will still take decades until you “break even.”
“For years, I told you that prices were going to stabilize and start going up but nobody wanted to believe me”
Again, not to beat a dead horse, but where are prices going “up”?
We’re still talking about the same housing market where nearly half of all sales are still distress sales, right?
“This is the movement out of suburbs and outer neighborhoods back to urban cores, and to “walkable” towns where people can live and work close to work, transit, retail, and services.”
Laura- I don’t doubt this trend at all. But until they improve the city schools I don’t see it happening. Because those people currently living in the suburbs who want to move back to the urban cores have to sell their current homes to someone. That would be Generation Y (as Generation X probably already owns the house/condo somewhere.) It is all predicated on finding buyers. But won’t Gen Y want to stay in the urban core too? So who will buy all the houses in the burbs?
“I’m not seeing the “up” part. And when it DOES start to go up- it really won’t help most homeowners. If prices are down 20% to 30% in your neighborhood and they go up 2%- what good does that do you? It will still take decades until you “break even.”
True, Sabrina, but even a 2% increase could help a lot of people actually be able to sell, “break even” or not. I’ve given up on the idea of actually making money or breaking even from my purchase, but I’m hoping for the day that, between whatever meager appreciation from the bottom we experience and paying down the principal, I’m able to get out without having to bring much money to the table. Once this happens and people start to have the flexibility to move, I think we’ll see a lot more activity in the market.
Maybe the buyer thinks Obama (or as I like to call him Obummer) is going to cause massive inflation by allowing Bear-nanke to continue flooding the country with cheap money.
“So who will buy all the houses in the burbs?”
There are plenty of people to buy housing in the suburbs, but just not enough buyers willing to fund seller’s retirements. There’s no lack of demand for reasonable housing in the suburbs. The exurbs are a different story. But even the dupage county suburbs west of 355 still draw some considerable demand from young buyers wanting to start a family. Many are still wiling to pay up to $200 psf for a house that has some updating.
A friend of mine who lives in the River North area is moving west of 355 to buy a home in the suburbs. Half off the 2005 price too, because it’s time to start a family.
I don’t always admit Clio is right, but when I do, I pity the buyers.
“If prices are down 20% to 30% in your neighborhood and they go up 2%- what good does that do you? It will still take decades until you “break even.””
Decades? Or one decade?
Most of the people who got it wrong are kind of idiots, no offense. A lot of them are in the “the intrinsic value of this real estate is lower than what people are willing to pay for it” crowd.
“Most of the people who got it wrong are kind of idiots, no offense. A lot of them are in the “the intrinsic value of this real estate is lower than what people are willing to pay for it” crowd.”
A property is worth what the next buyer is willing to pay for it. *Except* it only takes one buyer. So if I had offered the previous owner $1m for this property, does that mean the property was worth $1m or is worth $1m moving forward? Just because you can find a single buyer at any given price, does not mean the property is now worth that price.
Fred, please go do some reading on basic market and pricing theory and how it applies to the real estate market. Take homedelete and sabrina with you.
helmutdan got this one right too
JJJ – are you disagreeing with me? Are you saying that any multi-billionaire could, for fun, completely F the housing market by making one ridiculous purchase? If The Donald purchased a 1 bedroom condo in River North for $1B, does that mean that ALL River North 1 bedroom condos are now with $1B?
If I were to walk into McDonalds and order a burger off the dollar menu, but give the person working the register $2 for it, because a McD’s cheeseburger is worth $2 to me, does that mean that all dollar menu cheeseburgers are now with $2? Could I walk out the front door and attempt to resell that burger for $2? Sure, but no one would buy it because I could just walk into the store and buy one for $1. Independent of what I paid for it, it is still a $1 burger. I’m just an idiot.
“Many are still wiling to pay up to $200 psf for a house that has some updating.”
That much west of 355? With only “some” updating? Seems pretty rich to me.
anon-tfo Glen Ellyn, Wheaton, some areas of palatine, etc. Not *That* much west like St. charles.
jjj – this sale is an outlier.
There are plenty of lemmings to buy housing in the suburbs, but just not enough buyers willing to fund seller’s retirements. There’s no lack of demand for reasonable housing in the suburbs. The exurbs are a different story. But even the dupage county suburbs west of 355 still draw some considerable demand from lemmings wanting to start a family. Many are still wiling to pay up to $200 psf for a house that has some updating.
“I’m just an idiot.”
True
“IAR makes their comparisons on a consistent, 7th of the month basis.”
Why don’t they ever put that in their releases? They always claim it is compared to the prior year, which is false. Do you think they will take my advice on this like with their previous errors in calculating medians and omitting Feb 29th data? It does appear I am their only fact checker, right?
About what I’ll do when the bottom actually passes someday? I’ll rub my correct call about that in your face just as much as I continue to rub your 2009, 2010 and 2011 bottom calls in your face. The amazing thing is how you have no shame about them and continue to present youself as an expert to the uninformed.
Vlajos: lemmings? People need to live somewhere. What would the northside of chicago look like if 3,000,000 suburban folk all decided to move to the city in the next few years? Congestion anyone?
jjj, please go do some reading on basic appraisal theory and how it applies to the real estate market. Take vlakas and clio with you.
“anon-tfo Glen Ellyn, Wheaton, some areas of palatine, etc. Not *That* much west like St. charles.”
Quick look makes it seem that they are almost all “new” or like new, rather than with just “some” updating. Guess your burban move has already skewed your view of what is sufficiently updated.
HD, it’s funny that the same people who claim that the trend is to move back (or remain) in the city also consider those who defy the “trend” as the lemmings.
Laura- I don’t doubt this trend at all. But until they improve the city schools I don’t see it happening. Because those people currently living in the suburbs who want to move back to the urban cores have to sell their current homes to someone.
I could see this unit, and many smaller units in higher end buildings, appealing to baby boomers who want in-town units as second homes. They wouldn’t care about the schools, and may not yet be looking to sell in the suburbs. These also tend to be the more financially stable buyers who are less price sensitive than, say, a young couple. If they like the unit enough and it’s got the location/features they want, they may be more willing to “overpay” since it’s a smaller chunk of their net worth and because they intend to hold it for a longer time horizon than a younger buyer would.
Prices and activity are increase but not for the misfit properties profiled here. Developers are quite active again it seems. Here is yet another huge price in her favorite neighborhood.
http://www.redfin.com/IL/Chicago/1429-W-Wolfram-St-60657/home/13365266
These guys are crushing it, apparently.
“G (May 9, 2012, 10:51 am)
jjj, please go do some reading on basic appraisal theory and how it applies to the real estate market. Take vlakas and clio with you.”
Everyone downvotes you all the time because you’re such a dick, especially to Gary, to whom you seem to ascribe the errors and malfeasance of every real estate agent ever. For someone who at least appears on the surface to be capable of intelligent discussion, why do you so quickly stoop to personal attacks when you actually try to engage in a substantive discussion? Along with all your regurgitation of data, maybe you could engage in analysis or draw an actionable conclusion from time to time.
I don’t want to get into an argument with Fred about what a property is “worth” or how real estate is or is not like cheeseburgers. It’s clear that he doesn’t understand basic economic and financial concepts as they present in real estate, like the effect that a single transaction has on “the real estate market.” Do I think that the buyers of this property overpaid? Sure. Would I buy that property at this price? Hell no. But I still think that it’s funny that all the people who parroted very low predictions for sale prices which were proven drastically wrong are the usual suspects of misunderstanding how and why people buy and sell real estate. It’s also obvious that none of them looked at the comps at all, because they show very strong sales for this building. It’s easy to make a lot of guesses that are designed to reflect one’s personal worldview, but forgive me if I laugh when these guesses and these worldviews turn out to be drastically wrong.
“But I still think that it’s funny that all the people who parroted very low predictions for sale prices which were proven drastically wrong are the usual suspects of misunderstanding how and why people buy and sell real estate.”
The reason for this might stem from the fact that many, perhaps most, of those parroting predictions have not actually transacted in real estate in their short lifetimes.
I’ll be the first to admit I really don’t “understand basic economic and financial concepts as they present in real estate”. Can someone please explain it to this CPS alum?
All I think I know is that people buy the best home they can afford in the best area they want to live in. i.e. the person who can afford a $600K townhouse in Lincoln Park isn’t going to buy a $600K McMansion in Jefferson Park just because they can. Conversely, the person who can stretch to grab a $400K condo/townhome in Bell or Blaine if schools are important instead of having the $400K SFH in Portage Park.
I think the “laugh is on” the buyer here
^^not every buyer is educated on the market so you can have a few one off type post college daughters with a downpayment
“Can someone please explain it to this CPS alum?”
Start with some reading about substitute goods, opportunity costs, the concept of utility and the different values different individuals assign to it and the nature of real estate as an asset class.
I don’t know about old town enough to make a call on whether this was a reasonable sale price or not, but just one property selling at a high price does not mean the prices are up. For instance, sometimes parents are willing to buy a place at a higher value from their kids to help them buy other properties they like. But of course this is a rare thing. If we want to claim price increases, we have to at least look at the trends over some reasonable number of properties.
Now I am not saying the market in terms of the sale volume is not recovering. It actually seems to be the case. Both Gary’s data and my small observation sample supports this. On my small sample (hence possibly insignificant) though everything which has gone under contract was at a lower price than similar properties which were on the market this time last year or even past summer. So I get more the feeling that sellers are becoming more reasonable (when they can afford to do so) and people are tired of waiting so they are buying and lets not forget the low interest rates.
Looks like a bad deal, even in 2005. Maybe the seller agreed to pay the assessments for 10 years.
“It’s easy to make a lot of guesses that are designed to reflect one’s personal worldview, but forgive me if I laugh when these guesses and these worldviews turn out to be drastically wrong.”
Yet, you call me a dick for doing the same, even though my track record here far surpasses yours.
Gary deserves to be called out for his annual bottom calls, especially as he continues to pass himself off as an expert. Why doesn’t your quote apply to my treatment of him?
The funny this is that the comps will always support a purchase, that is, until they don’t. Some areas held strong even during the bust until the bottom dropped out years later. The north shore is one particular example. prices held for a good long time until the last two or three years and then the bottom dropped out.
“Start with some reading about substitute goods, opportunity costs, the concept of utility and the different values different individuals assign to it and the nature of real estate as an asset class.”
Sounds like too much work..
“Start with some reading about substitute goods, opportunity costs, the concept of utility and the different values different individuals assign to it and the nature of real estate as an asset class.”
Sounds like too much work.
“It’s also obvious that none of them looked at the comps at all, because they show very strong sales for this building. It’s easy to make a lot of guesses that are designed to reflect one’s personal worldview, but forgive me if I laugh when these guesses and these worldviews turn out to be drastically wrong.”
Well said – if anyone has looked at the comps in the building on this block in this neighborhood they would know that prices have remained quite stable in this very ‘micro-economy’. Their is high demand to live in this particular area and low supply of comparable properties to be owned in a building with 98% owner occupancy and low assessments. Simple economics folks, low supply and high demand results in higher prices, regardless of the macroeconomic elements that play in Chicago or even the nation’s housing woes. The trend of urban core living plays into this but their are a variety of social and economic factors at play.
I’ll quote myself from the end of the last chatter:
“Compared to the 700-850 sf 1BD/1BA that are renting at the new 1225 development for $2000-2400+, with parking additional – an 1100 sf condo recently updated unit w/ huge private terrace up the street, low assessments, and closer to the heart of Wells, OTT, and the Park doesn’t seem too bad at 350 K, all things considered – if you plan to stay put for a bit.”
The recent (can we say?) ‘bubble’ in multi-family housing and rapid increase in rents has tipped the scale in favor of ownership for the right type of buyer. Granted 1225 is shiny and new with a pool and workout facility, and this building does not, but if you do the math on a rent or own between these two buildings on the same street – you could pay for a membership at the EBC and still come out ahead with a 5-10 year ownership horizon at this price point. Now of course, a labor market that requires an ever increasing mobile labor force supports high demand for apartments and the rise in rent, but for a certain type of buyer that has a longer horizon of ownership on their minds, this purchase makes sense: ie as Benjy noted
“I could see this unit, and many smaller units in higher end buildings, appealing to baby boomers who want in-town units as second homes. They wouldn’t care about the schools, and may not yet be looking to sell in the suburbs. These also tend to be the more financially stable buyers who are less price sensitive than, say, a young couple. If they like the unit enough and it’s got the location/features they want, they may be more willing to “overpay” since it’s a smaller chunk of their net worth and because they intend to hold it for a longer time horizon than a younger buyer would.”
This is why this sold where it did, and why those that laughed got it wrong. Real Estate in Chicago is a building and block market, many factors must be taken into account when determining the ‘price’ and ‘value’ of a home to a variety of buyers. Granted, the stars may have aligned well for this seller, but under contract under 28 days suggests this sale wasn’t an outlier or aberration for this particular market.
Is it possible to scam these things? Like can the property “go under contract” then “have the financing fall through”?
“even though my track record here far surpasses yours”
Your track record and 75 cents gets you a cup of coffee in our employee break room.
We finally agree about something, jmm. My point was relative to jjj (and you and many others here, for that matter.)
Now quick, get that coffee back to daddy!
Enough with the D team, where’s jjj’s response to my 12:26 reply?
definitely more optimism in the air that is for sure. buddy of mine just sold a 3/2 in west loop for more than the (once reduced) list from last fall when they pulled it off the market.
however, my belief continues to be we’re in the middle of a Depression. and in the 30’s there were quite a few times people thought things were getting better….right before they got worse.
with it all ending in war.
how’s that for optimism?
Old_Hickory, just how old are you? Did you take Laura Louzader to prom?
” and in the 30’s there were quite a few times people thought things were getting better….right before they got worse.
with it all ending in war. “
The 30’s were just fine, if you had a job. It sucked if you didn’t or if you lived in some god forsaken place in the dust bowl. Things actually recovered quite nicely by 1935/36 but there was a European bank that crashed in 1937 (i can’t find the name of the bank right now, i believe it was austrian) and that was sort of a precursor to the crash. in 2012/2013, will it be a european soverign debt collapse rather than a bank collapse that causes our phase 2?
Nice Icarus!
“Gary deserves to be called out for his annual bottom calls, especially as he continues to pass himself off as an expert. Why doesn’t your quote apply to my treatment of him?”
I don’t recall ever passing myself off as an expert in forecasting the direction of prices – certainly no more than anyone else on Cribchatter who expresses an opinion. And I certainly wouldn’t attempt to pass myself off as more of an expert than you, who are the one true expert here.
And I think jjj’s point was that there are more dignified and adult ways of debating these matters.
i just try to study history.
just view this as the end of the charade. charade of paper promises that can’t be kept. it is global but the epicenter is here in the US.
likely won’t end without some fighting. and probably a lot of it.
Gary, you and JJJ should stop being joulous of G’s Body….lol
This tune goes around all day long in G’s mind:
When I walk in the spot, this is what I see
Everybody stops and they staring at me
G (November 3, 2011, 9:18 am)
I, too, have been the victim of stereotyping based on my appearance and athleticism.
“When I walk in the spot, this is what I see
Everybody stops and they staring at me”
wrong era, i think it goes more like this;
I’m a model you know what I mean
And I do my little turn on the catwalk
Yeah on the catwalk on the catwalk yeah
I do my little turn on the catwalk
“i just try to study history.”
And I try to make it.. just found out both Putin and Hollande have to drive right past Ze’s place in a few weeks.. going to start soaking those rolls of toilet paper tonight!! ’nuff said 🙂
Good one groove. I used to love that song.
“I used to love that song.”
I still love that song, its on my workout playlist.
@ ze, while Carla would be dearly missed! No one will miss the Napoleon wanna be.
Btw, do you guys happen to know “I like Chopin” by gazebo? It is the king of cheesy : )
LOL, moomoo. Didn’t you admonish groove for an out of context quote last week? Perhaps anon and ze can get together and straighten out the apparent hypocrisy.
“@ ze, while Carla would be dearly missed! ”
she is one of my favorites… even Groove would agree.. none of that Kate Upton white trash thing going on here…
http://www.you.com.au/model/carla_bruni_24.htm
“And I think jjj’s point was that there are more dignified and adult ways of debating these matters.”
Funny you would miss something as obvious as jjj’s point that I was addressing (and quoted):
““It’s easy to make a lot of guesses that are designed to reflect one’s personal worldview, but forgive me if I laugh when these guesses and these worldviews turn out to be drastically wrong.”
I believe that is a good description of my treatment of your annual bottom calls. What debate do you have with my answer? The facts speak for themselves.
New theory: G is a android that anon (tfo) created but forgot to install the ‘Emotion’ chip in (a la TNG).
It is not that new of a theory B. He used to be called HAL 9000 not long ago : )
G, can you provide some stats? It’s getting really boring here.
You haven’t figured out it gets boring wherever you appear, vlakas?
G, one thing I have figured out is that your stats are amazing.
G & anon(tfo) are competing Hal9000s. Or Terminators.
A fool and his money are soon parted.
“Yet, you call me a dick for doing the same, even though my track record here far surpasses yours. ”
You keep calling on me to respond and I will go ahead and tell you what I think since you seem so concerned about it. As for your track record, I wasn’t around here before a year ago or so, but my take is you’re pretty strong on the numbers but not so much on the words, and as far as I can tell you mostly want to present your deep data when you get a chance to stab someone you perceive to be deserving of it. My impression has been that you’re pretty smart from a purely quantitative perspective but that you lack the ability to actually really interpret data beyond simple technical analysis because you can’t think through all the other factors you don’t have data on from any practical perspective. Your takedown of the IAR fraud was really impressive and honourable, and I admired it. You should do more of that and I don’t doubt that you could pull together some interesting stuff about Joe Zekas. I’ve been a data nerd, too, but you need to learn that you will get further in life personally and professionally if you become stronger at expressing yourself in positive ways.
You seem to have a real hardon for Gary – it’s clearly personal and there must be something that you are not disclosing because nothing that he’s done on here except stand up to your bullying. I have never worked with him but I’ve never seen his behaviour or comments on here to be anything other than sincere and appropriately measured. He’s also, it seems to me, actually acting as a traditional real estate agent in a manner that actually approximates performing a fiduciary duty for his clients, something that is extremely rare with respect to real estate agents. (Which, as Joe Zekas would be the first to admit, is not something that Joe Zekas is doing – he is being paid to have a certain viewpoint and to share that viewpoint. People tell him what to advertise and he disseminates that message. It’s an activity that is legally and ethically distinct from simply acting as an agent for people and having a blog like Gary does.) It’s one thing to say, seems like bottom, I think it’s bottom, etc. when you actually believe it. I also have more respect for a person who, when asked his opinion, voices it with a reasonable analysis of the data available to him at the time than I do someone who never expresses an opinion.
As for Joe Zekas, everyone here seems to agree with you about him, so I don’t really have a problem with you going maddog on him but I think that you should take a breath for your own sake. The absolute only nice thing I can say about him (and I admit to having a strong dislike for him ever since I caught him plagiarizing my comment on his stupid blogvertisement) is that he posts in his own name, but I think that just reflects how shameless he is as a person. Also, he clearly discloses that he is being paid to have certain viewpoints, which would be honourable if he was not legally required to do so or risk publicly breaking clear FTC regulations.
I might give a few posters on here some shit and honestly say what I feel here and there, like I did this morning, but they’re all anonymous and I’m pointing out that their absurd predictions are nothing more than completely absurd. You seem to hate individuals for the actions of a class they belong to and that’s foolish. I have no respect for the profession of real estate agents but I’ll be the first to admit that there are a few who are smart and/or proficient and/or “good at sales.” And I think that you’ll be much happier if you try to let things roll off you a little bit instead of holding a permanent grudge.
That’s my story and I’m sticking to it.
G’s data speaks for itself. He presents his data sets in such a subtle way (and sometimes, in a glaringly obviously way) that it would be pure overkill to provide analytical commentary, it’s just not necessary. And if you think about it, that makes sense, because all his comments are generally pretty snarky and witty and usually require a little reading between the lines so to speak.
As far as ‘ridiculous’ positions, well, I remember a handful of us predicting a crash in 2007 (or was it 2008) and, back that, anyone predicting even ever so slight price declines was fully derided as a lunatic, so you may want to reevaluate the basis of many of your strongly held beliefs. I’m willing to believe that we’re closer to the end than the beginning, I still pulled the trigger (unlike Bob the pussycat); yet I still think there’s some significant price declines to come up until 2014 or so. I’ve noticed even on a small level, the spring bounce is over, and new contracts seem to be slowing down a bit, although closings are going gangbusters. The spring bounce was significant, but it’s over.
HD, try to understand what JJJ says before responding. Sure G’s data is self explicatory (It is fricking means and medians after all), but the problem is G claims he provides analysis which he does not.
furthermore, he is also obsessive and cannot tolerate criticism. Remember the bet with Clio? Remember him calling Milkster the B word, attacking me for month and month and still making snarky comments whenever he gets a chance just because I exactly said he same thing as JJJ. And then there is the whole Gary thing. His data is valuable and everyone agrees on it, but he is a dick (man I love that there is one word in the sexist English language that actually links a negative attribute to a male organ).
You guys all say how terrible high school was in this country. You know why that is? There are the dicks and bullies and their second order suckers who always agree with them and never ever dare to stand up to them and then there is the majority of sheeple. At least “Pussycat Bob” has the guts to make an stand of his own.
miu, you claim to be so smart yet only know one word which links a negative attribute to a male organ.
Lol… CH… Is that the point you got from the post? BTW, English is not my first language. So you’ve got to cut me a slack.
MM, there are plenty of negative words with male organs: choadsmoker, pole smoker, cock sucker, cock, prick, dickhead, dick face, wanker, etc
“MM, there are plenty of negative words with male organs: choadsmoker, pole smoker, cock sucker, cock, prick, dickhead, dick face, wanker, etc”
CribChatter has finally hit a new low.
😉
i also think it’s funny that you know what’s bad about high school even though you didnt go. and if you had you’d have known more dick synonyms.
Thanks for the listen HD. I thought the P and W word are not used in US.
Lesson : )
“CribChatter has finally hit a new low.”
challenge accepted!
I guess this is the second nicest 1bdrm in the zip then. Congrats to the seller.
Perhaps Chicago is doing better, sooner, than I imagined it would. Only time will tell.
No, Chicago=Beirut
JJJ,
You didn’t “catch” me plagiarizing anything because I didn’t. You developed a fantasy that I did, and won’t let go of it.
My views aren’t paid for. They’re my own, and can’t be bought. You’re wrong on that front too. Completely wrong. You have no clue as to how many people I won’t do business with or even allow to advertise on our site – or how many people won’t do business with me because of my independence.
I promote and defend clients, and am sometimes paid for that. I also defend non-clients who are unfairly and dishonestly attacked. I also promote and defend clients who don’t specifically pay for that service. I don’t defend the indefensible and wouldn’t even try. It’s sad that too many CCers don’t have enough regard for facts or enough intellectual integrity to understand that.
Whenever you see a client’s viewpoint on our site, it’s either in a quote, or clearly identified as their view, or clearly labeled as a sponsored post, i.e. an advertisement.
Whenever I see something a miss, I immediately look up buyer’s representation. 9 out of 10x it’s not the usual suspects but instead a fringe firm/suburban agent who did the deal. In this case the buyer was represented by Dunne Realty Group out of Rogers Park.
I don’t know the situation and would never claim that this agent/brokerage didn’t do their job correctly. Just saying that when something seems odd, this is the first place I look.
“Remember the bet with Clio? Remember him calling Milkster the B word, attacking me for month and month and still making snarky comments whenever he gets a chance just because I exactly said he same thing as JJJ.”
G’s attacks on me are creepy and personal and came totally out of the blue.
I guess I should be flattered that he spends so much time thinking about me and sorry that I can’t return the favor!
This has clearly been one of the most entertaining threads I’ve seen on Cribchatter.
Now what I want to know is whether or not G is going to/has already posted his April sales history because I really value his data and don’t have easy access to that much history going back to the 90s. Has anyone seen it? G, are you going to post it?
“G’s attacks on me are creepy and personal and came totally out of the blue.”
Actually, you asked me for data in the middle of one of these type of threads disparaging my contributions here. I asked if you really wanted the data, or were just joining in and being a bitch. In response, you hurled insults at me, which I gladly returned and you seemed to enjoy.
“attacking me for month and month and still making snarky comments whenever he gets a chance just because I exactly said he same thing as JJJ.”
moomoo, you understand very few of my comments. You offer nothing for me here beyond a source of ridicule. Your cries for analysis are ridiculous. “Waaa waaa waaa, he didn’t show his work” “Waa waa waa, he didn’t participate in class” “Waa waa waa, he shouldn’t get full credit for the right answer.” I am not concerned with those who cannot connect the dots.
“[G (May 10, 2012, 11:24 am)] ”
See, you *do* keep track of *some* of what you post here.
“Actually, you asked me for data in the middle of one of these type of threads disparaging my contributions here. I asked if you really wanted the data, or were just joining in and being a bitch. In response, you hurled insults at me, which I gladly returned and you seemed to enjoy.”
I don’t think anyone is questioning your contributions here, though some feel you should provide more opinion on the data you produce. You obviously have direct access to a transaction database that I don’t.
“As for your track record, I wasn’t around here before a year ago or so”
Rest assured, jjj, Gary took plenty of shots at me while making those annual bottom calls.
“I really value his data and don’t have easy access to that much history going back to the 90s. Has anyone seen it? G, are you going to post it?”
How about some analysis instead?
Would it make too much sense to simply call a cease-fire on the G-Gary insults (doesn’t matter who started it or who is in the lead)? G, please continue to provide data when asked or when the mood strikes and when appropriate, please provide some additional commentary for “those who cannot connect the dots.”
“See, you *do* keep track of *some* of what you post here.”
Never said that I didn’t, only that you do a better job of it.
“please provide some additional commentary for “those who cannot connect the dots.””
Not gonna happen. Additional ridicule is possible, though. It’s easier to keep it short that way.
An old favorite:
http://www.youtube.com/watch?v=zD1-BNQ_1os
there once was a girl from Nantucket……….
“Never said that I didn’t, only that you do a better job of it.”
I really have no idea what you have or haven’t said to miu or milkster ever; maybe it’s a blindspot.
“there once was a girl from Nantucket”
who heaved and threw up in a bucket.
She said, “I’m not sick,
It’s just a trick
That when I eat food I upchuck it.”
I call it An Ode to Bullemia. Taught it to my then three year old.
“I asked if you really wanted the data, or were just joining in and being a bitch…”
You are paranoid and jump to negative conclusions about people.
I have always thanked you for offering help, as has miumiu.
if he asked, doesn’t that mean he wasn’t jumping to a conclusion?
Icarus, I like you man, but you are missing the point.
The point is the dude offers data and nearly no analysis but constantly boast about his valuable analysis and jumps at the throat of anyone who actually does predict something. If after an outcome has been revealed I declare whether a prediction was right or wrong, it does not make me a forecaster. I am just a decision oracle. Does it make sense?
Not everyone wants to live in city and pay the high taxes for the corruption and Machine jobs bank. Also, not with the snotty attitudes of the ‘as soon as the city is all white again, we can rest easy’
OMG – tomm!
Where’ve you been?
“but constantly boast about his valuable analysis and jumps at the throat of anyone who actually does predict something.”
Talk about missing the point, moomoo. I boast about my valuable data and correct opinions. I jump down the throat of those who have mocked my opinions. [Comment edited by Sabrina-reference to moomoo calling G a dick and G calling moomoo a c**t.]
“You are paranoid and jump to negative conclusions about people.”
Like you know me, milkster? I asked if you were just being a bitch. I thought your insults in reply were humorous at first, so I played along. I thought that was the street savvy, rock n roll, girl about town image you were cultivating. Instead you jumped to a negative conclusion about me. Tsk, tsk.
From yesterday and quite apropos — http://www.washingtonpost.com/business/economy/iso-civility-in-online-comments/2012/05/09/gIQA7r8AEU_story.html
G, I don’t even remember exactly what it was about but think it might have been in response to me calling a bottom or saying I had seen a number of dirt cheap condos in Albany Park. You wanted to prove me wrong through data and asked what numbers I wanted to see and one of the line items I said I was interested in was median sales price if you wanted to provide it. I was sincere because I think it’s useful for a YOY comparison but for some reason that set you off and you barked that the median price was meaningless. Then in a separate post you provided medians for condo closings in Albany Park to someone else. I thought that was kind of funny and then you went kind of nuts for no reason.
“I don’t even remember exactly what it was about but think it might have been in response to me calling a bottom or saying I had seen a number of dirt cheap condos in Albany Park.”
Yeah- I remember this conversation. Milkster, I think you were just calling a bottom using anecdotal evidence from your own search over the past few years of Albany Park and other similar areas (that the prices have started to go up and/or there’s not nearly the same amount of “deals” on the market as what you used to see a few years ago.) So he asked you to provide the data- but you really didn’t have any (just anecdotal.)
But G doesn’t go for anecdotal (it’s kind of like when I kept saying the upper end of the market appeared to be heating up because it seemed like more $4 million+ homes are selling but when he showed us the actual data, that wasn’t correct.) So he gets annoyed if you use anecdotal stories as “proof” that the market is turning.
That’s why we all love to see the actual data. Because it tells the real story.
Who needs to go into timeout?
G
Miumiu
Gary
Joe Zekas
Groove
Milkster
Anyone else?
Well, okay.
But just wanted to say I enjoyed HD going out of character with his dick synonyms and the reappearance of Tomm in the midst of all the drama!
Sabrina, you edit G’s comment me one of the most profane words in English, the C word. I think you should at least leave the first part and then add stars or something for the record.
Also seriously, you lump the rest of us with him? I might have had arguments with Groove or Milkster, but none of them have crossed the line like this.
I am all for freedom of speech. If the dude cannot control his filthy mouth and you don’t like it, you can stop commenters from posting obscenities, but wiping it clean after he has insulted me, and I dare say almost every other reader (note that the thread went dead after his post and even his cronies did not comment) is just not fair.
Okay miumiu. I put a paraphrase back in and ** part of the “c” word. People will be able to figure it out.
And yes- there were NO comments after that language flew across the screen. Enough is enough.
I’m lumping you altogether because you’re only egging each other on (which is why I suggested ALL of you need to be in timeout.)
But enough about that. Let’s talk about housing, shall we?
“Who needs to go into timeout?”
Don’t worry guys. I think you can post during the timeout under another name as long as everyone knows it’s you.
Sabrina,
Go ahead – put me in timeout. Then your pet vipers will be free to attack honest people in the industry without being called on their lies and innuendoes.
Most websites don’t tolerate the sort of sliming that’s par for the course here. You seem to have encouraged it, and engaged in it yourself from time to time.
Ever consider putting a stop to it, as we did at YoChicago?
“Who needs to go into timeout?”
Oh…come on…what did I do? Have I said anything inappropriate?
“Who needs to go into timeout?”
challenge accepted
“I might have had arguments with Groove or Milkster, but none of them have crossed the line like this.”
Challenge accepted
“out of character with his dick synonyms”
Chanllenge accepted
“Then your pet vipers will be free to attack honest people in the industry without being called on their lies and innuendoes.”
still waitng for you to accept my challenge.
“Oh…come on…what did I do? Have I said anything inappropriate?”
challenge accepted.
“G, I don’t even remember exactly what it was about but think ”
I asked if you were being a bitch, which you’ve confirmed indirectly many times. If that hurt your big city sensibilities, you could have been honest and just answered yes.
Calling me a dick repeatedly is fine, but accurately calling moomoo a cunt once is not? Then, my comment is altered and “paraphrased?” The term fits her–no wonder she believes it is more vulgar than other terms, lol.
I am out of here. I don’t believe others should be subjected to this language because of my presence.
Anon, HD, CH, DZ, Groove, and even you Icarus and Ze you who were always so quick to jump in never protested once. Gary and Milkster, even you did not protest.
“If I were to remain silent, I’d be guilty of complicity.”
There are people like Aung San Suu Kyi, who spend most their life in confinement for what is right and here are those of you who don’t dare open your mouth because you might miss some real eastate sales numbers!
“you Icarus and Ze you who were always so quick to jump in never protested once”
Miumiu, when it comes to the internet, it’s best to simply not feed the trolls.
“Ze you who were always so quick to jump in”
Ze been very busy the past day or two unwinding some CDX shekel/farthing spreads 🙂 … but for the record.. a bit too far, totally unnecessary, but still only words.
Ze all about bong hits and hugs…and tries to keep his insults humorous… peace to all mankind and life’s way too short to spend it angry…
But if you really are gone.. all the best moomoo.
Using bitch or dick is FAR DIFFERENT from using c**t. If you don’t get that G, then I don’t know what to say.
We need more women posting here because the men just don’t “get it.”
Miumiu, if you leave then the women’s voice will be silenced. Notice how they attack you, Milkster and Juliana to no end?
Cribchatter is not unique. Men make up the bulk of commenters on all sites. Their testosterone takes over and then they just “attack, attack, attack.” I get it. It’s in their genes. But it makes for a really dull conversation when you just have a bunch of guys trying to one up each other all day long.
“Notice how they attack you, Milkster and Juliana to no end?”
Not true..I’m always nice since I’d like to sleep with any of the three… preferably simultaneously.
Hey miumiu,
Please don’t leave.
I did point out that you are always gracious when G offers help.
I didn’t respond because he damaged his own credibility and his language spoke for itself.
G has helped me before with CCRD and zoning questions but his sales data is not remotely useful to me for anything I’m trying to accomplish and most of the time I don’t read it.
I really don’t care that the data shows that prices are lower this year than last.
That doesn’t translate to more buying opportunities now than last year.
What I want to know is how I can close on something in today’s market that’s not a total lemon and no one on CC can really tell me that.
If prices are so great then everyone on this site who’s eager to buy should have closed already.
The only person who ever gave me useful advice in that vein was A-Fed who also successfully closed on a condo and does not post here anymore.
“Gary and Milkster, even you did not protest. ”
I agree with Milkster here. Not only did G’s comment have no credibility with respect to you but the numerous thumbs down (of which I was one) tell the whole story. I think the voting here on Cribchatter was the single best feature added. It sums up the sentiment here and you should consider that.
The whole name calling thing is really stupid. However, there was one time when I thought it was appropriate (May 9, 2012, 11:30 am) and the fact that there were 23 thumbs up says it all.
“Notice how they attack you, Milkster and Juliana to no end”
Milkster is 5’5″ and dancer
juliana has a hot 18 year old daughter who i am waiting for the Facebook link.
I really dont think i would be attacking either of those two. as i am trying to get my wife out of the house around the time milkster is in town, and trying to make sure she is of legal age and i dont end up on ABC’s “to catch a predator” with juliana’s 18 year old daughter.
also MiuMiu dont leave, we may disagree but it doesnt mean i dont like you or your snootiness. and if you leave my chances of seeing you naked go down tons.
How about G is a cunt.
CC is dangerous close to jumping the shark now that Groove is talking about banging 18 year olds and other posters, and gz is perversely contemplating one upping groove by engaging grooves fantasy simultaneously. Do you talk around the water cooler like this? I sure as hell don’t, i’m not some freaking pervert around the office. seriously guys, grow up.
HD, it jumped a long time ago.
HD, I think you missed “salami smuggler” on your list.
So two people don’t like my poetry?
The bastards who voted me down
Won’t kneel to my limerick crown.
As i hereby declare,
These dour housing bears
Shall all move out to Clio’s town.
“Vlajos (May 11, 2012, 9:57 am)
HD, it jumped a long time ago.”
Yet we’re still here.
“Notice how they attack you, Milkster and Juliana to no end?”
Please define “they”. The clearest antecedent is:
Anon, HD, CH, DZ, Groove, and even you Icarus and Ze … Gary and Milkster
which just isn’t true.
“HD, I think you missed “salami smuggler” on your list.”
I am already devising a way to make “jumping the shark” an innuendo
It’s humorous.
“Joe T. (May 11, 2012, 9:59 am)
The bastards who voted me down
Won’t kneel to my limerick crown.
As i hereby declare,
These dour housing bears
Shall all move out to Clio’s town.”
Ze we have a new ally and i really like him
“Shall all move out to Clio’s town”
Now, if you could switch that to “Clio’s farm” we might be able to work out a deal to subdivide it.
“Not only did G’s comment have no credibility with respect to you but the numerous thumbs down (of which I was one) tell the whole story. I think the voting here on Cribchatter was the single best feature added. It sums up the sentiment here and you should consider that.”
LOL. Let’s vote G off the island. The UHS here have wanted that since my first comment. I wonder why?
We subdivide it
The doctor’s St. Charles farm
Profits all around
if we go by thumbing votes then i would be voted off and dear gosh Joey Z would be king as he post once then miraculously he ends up with 6 thumbs up and i get 3 thumbs down.
what kind of cribchatter world is it when Joey Z getting more thumbs up than the Groove and Bejamon9 put together?
“Notice how they attack you, Milkster and Juliana to no end?”
As if moomoo hasn’t done the same to me? She takes shots at me in threads that I don’t even participate in. Now she is like Aung San Suu Kyi, LOL. Milkster, too, gives so she gets. But “to no end?” What is it with the hyperbole? Besides, I have never had even the slightest disagreement with Juliana.
“Using bitch or dick is FAR DIFFERENT from using c**t. If you don’t get that G, then I don’t know what to say.”
I don’t agree at all. Do you agree with moomoo that being called a cunt is more comparable to the persecution of Aung San Suu Kyi than it is to being called a dick?
what kind of cribchatter world is it when Joey Z getting more thumbs up than the Groove and Bejamon9 put together?
a world where nobody posts on yochicago so they employees have plenty of time to spend here? but are they doing it under direction or stealing from their company
“Do you talk around the water cooler like this? I sure as hell don’t, i’m not some freaking pervert around the office. seriously guys, grow up.”
much much much worse… then there is the “stairwell girl” reference for a reason.. . HR had wet dreams of taking me down but were never allowed to…
“Ze we have a new ally and i really like him”
Me too but I must admit that the ability to rhyme thing makes me feel inadequate…
“and trying to make sure she is of legal age and i dont end up on ABC’s “to catch a predator” with juliana’s 18 year old daughter.”
If she is under 18 you can always “accidentally” meet her in a country with a lower age requirement, or Kentucky. But can’t be “planned with intent” . Cost me $437,586.26 to learn that one the hard way, so you can trust me on it.
btw.. has anyone ever looked up milkster in the urban dictionary????
HAHA!
“1. Milkster A non caucasian guy that dates white girls. Most Black athletes are milksters!”
Well, I am not causasian.
I guess I’m a female Milkster.
But I don’t discriminate.
I’m equal opportunity when it comes to race or age.
Just be hot and athletic.
My .02 on using the dreaded C word and being female: Meh.
“My .02 on using the dreaded C word and being female: Meh.”
When did society decide c*nt is the worst thing you can say to a female? I’m currently in my late 20s and until about 5-6 years ago, I only heard the word used to describe female genitalia…not to describe a person
“Me too but I must admit that the ability to rhyme thing makes me feel inadequate”
dont worry he will eventually run out of limericks, as i will never run out of ways to refer to junk. and with the whole music video of putting it in a box just spawned a whole new dimension.
“But can’t be “planned with intent” . Cost me $437,586.26 to learn that one the hard way, so you can trust me on it.”
doode how can you throw a specific number like that and ask not to be curious. details please
“I’m equal opportunity when it comes to race or age.
Just be hot and athletic.”
Got you covered there missy 😉 sadly I am down 5-8 pounds from fighting weight, caught a cold right after tax season so just got back to the gym 2 weeks ago
“doode how can you throw a specific number like that and ask not to be curious. details please”
Ze always waited it out til the 18th b-day party… risk/reward insanely bad before then. Although I did learn it can be pretty bad afterwards as well… but that’s a whole other story…
Now must go run.. I was just inspired.. I have mentioned my affinity for au lait in café.. (see below)
oh and the running not stoned thing is finally showing some benefits..who would have guessed?
“Well, I am not causasian..I’m equal opportunity when it comes to race or age…Just be hot and athletic.”
gringozecarioca: if this is true you’re a sick pervert.
“gringozecarioca: if this is true you’re a sick pervert.”
Scary thing is I am not sure what you are even referencing. Scarier thing is that regardless of what you are referencing I am not insulted.
“dont worry he will eventually run out of limericks, as i will never run out of ways to refer to junk. ”
I don’t know about that– improvising limericks was a party trick of mine in college, but that was a long time ago. BTW, there’s a hidden message in my last limerick.
but is your message worse than calling someone a dick?
CH.. why did I have a feeling you would be the first one to jump on kneeling on a crown 🙂 When you go to D.C. I bet you wouldn’t dream of staying anywhere other than the Washington Monument view suite at the Hay Adams.
“I don’t know about that”
How does your limericks compare to Jamaican mangoes?
“BTW, there’s a hidden message in my last limerick.”
dang it its fricken friday i am not scrolling up
“staying anywhere other than the Washington Monument view”
last time i was there i thought they needed to trim the hedges around it, it would make it appear larger that way.
“When did society decide c*nt is the worst thing you can say to a female? I’m currently in my late 20s and until about 5-6 years ago, I only heard the word used to describe female genitalia…not to describe a person”
I have no idea myself. I know the Brits use it to describe an individual, regardless of gender.
“Ze always waited it out til the 18th b-day party… risk/reward insanely bad before then.”‘
If you’re meeting 17 year olds, and waiting until their 18th bday, you’re sick, because they hvae the 3/4 year rule so that seniors in high school can date freshmen i.e. 18 and 15 but they don’t want college kids at 19/20 dating 15 year olds – the 18 years old is only a firm rule if there’s more than 3 years difference. You can be 20 years old in college and still date a 17 year old junior and not be illegal.
Crib Chatter was the place to be
Until the C word came from G
Now prudes scream no way
The alces says meh
Somehow it’s like Aung San Suu Kyi
“the 18 years old is only a firm rule if there’s more than 3 years difference. You can be 20 years old in college and still date a 17 year old junior and not be illegal.”
Depends on the state. CA was (is??) a bright line rule at 18–if there’s a one day difference (ie, 17y364d gf gives you an 18th b-day present), it’s statutory rape.
“because they hvae the 3/4 year rule so that seniors in high school can date freshmen”
They would need more like a 2* + X rule for me so why are you telling me this? But finally a useful conversation here on CC.
“last time i was there i thought they needed to trim the hedges around it, it would make it appear larger that way.”
I suggest when the kids are a bit older, like 12-13, you take them there again, give the some psilocybin, let them lean up against the monument and then have them fall backwards while you catch them. They will just love that!!! Good family fun!!!
“I suggest when the kids are a bit older, like 12-13, you take them there again, give the some psilocybin, let them lean up against the monument and then have them fall backwards while you catch them.”
Have to catch them s l o w l y, so they go all the way to the ground. That’d really maximize it.
i dont think kneeling to the crown was the message, at first I did but the first letters seemed more likely
REDFIN: (hope the formatting comes out OK……)
Prices Up, Inventory Down, Sales Volume OK, Rates at Record Lows
Let’s start with the numbers since the numbers are good. The eye-popper is a big drop in the number of houses for sale. For the major cities in the West, the April supply of listings sank below three months:
County # For Sale YoY YoY Price Change MoM Price Change # Sales YoY # Sales MoM Months of Supply
San Francisco -39% 8% 8% -2% -14% 1.7
Silicon Valley (San Mateo) -48% 2% 3% 8% -10% 1.6
Denver -49% 17% 13% -5% -1% 2.0
Phoenix (Maricopa) -37% 21% 5% -10% -5% 2.1
San Diego -45% -1% 2% 8% 6% 2.2
Orange County -45% -3% 0% 17% 0% 2.4
Los Angeles -39% -4% 2% 3% -5% 2.5
Northern Virginia (Fairfax) -12% 3% 3% 21% 18% 2.6
Seattle (King) -40% -2% 6% 3% 4% 2.6
Sacramento -35% -2% 2% 2% -8% 2.8
Portland (Multnomah) -29% -1% 1% 16% 15% 2.8
Washington DC -17% 16% -1% -30% -28% 4.3
Las Vegas (Clark) -20% -4% 1% 1% -11% 4.8
Baltimore (Balt. County) -21% 3% 11% -7% -8% 5.1
Boston (Suffolk) 24% 17% -4% -3% -8% 6.1
Chicago (Cook) 7% -4% 3% 12% 1% 8.5
New York (Westchester) 3% -1% 0% -6% -8% 15.4
17-County Composite -23% 4% 3% 2% -3% 3.3
Redfin’s Data for April 2012 on Single-Family Home Sales in 17 Urban Counties
I also wanted to thank Sabrina, Anon tfo and Clio for their loyal friendship, time and guidance on real estate over the past couple of years.
what would a CC thread be without stats and stat(utory)??