This Restored 4-Bedroom Farmhouse Used To Be A “Beat Up” 2-Flat: 2421 N. Campbell in Logan Square
This 4-bedroom farmhouse at 2421 N. Campbell in Logan Square just came on the market.
Built in 1889 on a standard Chicago lot of 25×125, it was previously a 6 bedroom, 2 bath 2-flat.
The former 2011 listing simply said: “Old beat-up two flat needs TLC. Borderline tear-down.”
Bought in February 2011, the property was restored into a 4 bedroom 3.5 bath single family home with a 2 car garage.
The house has hardwood floors throughout the main level.
The kitchen has white cabinets, a large kitchen island and stainless steel appliances including a Viking range.
I’ve been told the countertops are Carrera marble but the top of the island is a reclaimed section of a bowling alley lane.
It has two family rooms including one on the main level and one on the lower level.
Three of the four bedrooms are on the second level, including the master, and there’s also a master bath.
Buyers love “new.”
Will this house be under contract by tomorrow?
Craig Faust at @Properties has the listing. See more pictures here.
2421 N. Campbell: 4 bedrooms, 3.5 baths, no square footage listed, 2 car garage
- I couldn’t find any prior sale in the public records
- Sold in February 2011 for $135,000
- Currently listed for $599,000
- Taxes of $5683
- Central Air
- Bedroom #1: 13×15 (second floor)
- Bedroom #2: 10×12 (second floor)
- Bedroom #3: 10×13 (second floor)
- Bedroom #4: 9×11 (main floor)
- Family room: 13×15 (main floor)
- Family room #2: 13×18 (lower level)
very beautiful job on the remodel.
considering the price and location, I personally will take the midget lot place on Kemper before this.
Very pretty. It’s nice to see they saved this house instead of building another cinder block three flat. I’m not that familiar with this location, so I have no idea on whether the price is appropriate, but the flipper seems to have done a very nice job.
nicely done
At first glance I would have said that that price is a little too rich for this hood, but there are a few new homes in the 700k range over here. But for $600k in this area I would want a newer structure….
http://www.redfin.com/IL/Chicago/2500-N-Campbell-Ave-60647/home/13450811
I think the developer should have set a lower budget and targeted a $499 list price. He is competing more with 2527 N Washtenaw and 2522 N Rockwell St style rehabs.
“But for $600k in this area I would want a newer structure”
Chibuilder,
dear gosh man could the “new” place you posted be any fuglier? the interior looks like it belongs in St Charles, IL?
(apologies if you the one who built it)
Kudos to the developer. Great project. THIS is what responsible development is all about. A project like this is 10x greener than a teardown and building a new “green” house.
Hopefully there will be a nice profit in it for them.
For $150K less you can have this if you are willing to give up one bedroom and one bathroom
http://www.redfin.com/IL/Chicago/2527-N-Washtenaw-Ave-60647/home/13449658
does that make the formula Bdrm = $100K, Ba=$50K
“dear gosh man could the “new” place you posted be any fuglier?”
It could have tvs over both the fireplaces instead of just one.
@ Jenny-
This area makes North Center/St Bens/Lakeview look like Winnetka. You woudn’t like it, based on your contept for those areas.
“dear gosh man could the “new” place you posted be any fuglier? the interior looks like it belongs in St Charles, IL?”
To each his own, but my point still stands. Show me a $600k frame rehab comp and I might eschew the 2500 property.
” I would want a newer structure”
Wonder what, if anything, they did with the foundation in this place.
@TB, I like Winnetka and if you’re going to live in an inconvenient area like North Center, you may as well live in Winnetka. I like Lincoln Park too, but wouldn’t live there since I can’t afford a nice place there.
Looks nice, but the location is so-so for Logan Square.
” if you’re going to live in an inconvenient area like North Center, you may as well live in Winnetka”
You know what’s inconvenient? U-Village, because my kids couldn’t walk to school. If one is going to live in an inconvenient place like U-Village, one may as well live in the Galapagos, where at least you get tortoises.
This location? Also inconvenient.
“Icarus (June 5, 2012, 11:40 am)
For $150K less you can have this if you are willing to give up one bedroom and one bathroom
http://www.redfin.com/IL/Chicago/2527-N-Washtenaw-Ave-60647/home/13449658”
Oof, that is one AWFUL kitchen. Are those 24″ top cabs? lol
I’m with KS. I was wondering why they didn’t have photos of the yard, which is a huge omission for a SFH.
otoh, walking distance to the vintage video arcade at Logan Hardware is nothing to sneeze at.
“It could have tvs over both the fireplaces instead of just one.”
didnt even catch that, was taken too off guard on the curb appeal
“To each his own, but my point still stands. Show me a $600k frame rehab comp and I might eschew the 2500 property.”
dont follow that area at all, so i will concede that its the only comp, but dang it makes this one look like a swimsuit model going up against a russian womens heavyweight gold medalist in powerlifting or shot-put.
“I think the developer should have set a lower budget and targeted a $499 list price. He is competing more with 2527 N Washtenaw and 2522 N Rockwell St style rehabs.”
This place looks a lot nicer than the washtenaw or rockwell places. I think someone mentioned before having gone through the washtenaw place and finding it to be way too v vertical of layout.
Decent newish places, not as nicely finished as the subject property, sell for around $700K, so $600K list for this seems reasonable. (The 2500 campbell place is dreadful, shouldn’t be a comp for anything, maybe could be sold as ironic.)
“Looks nice, but the location is so-so for Logan Square.”
If we mean the logan sq community area, it’s a v good location. If we mean prime logan square, it’s not ideal (I’d prefer closer to california and logan), but not bad. The streets are nice.
“i will concede that its the only comp, but dang it makes this one look like a swimsuit model going up against a russian womens heavyweight gold medalist in powerlifting or shot-put.”
From memory, there was a newish place on campbell that sold for around $700K. That place was closer to the subject property.
The best comp for this is 2637 Fairfield, which was a bit smaller, but a better location (in my opinion) and sold a month ago for $565,000. The seller has already received multiple offers on this home, and called for best and final yesterday.
Here is the link to Fairfield…http://www.redfin.com/IL/Chicago/2637-N-Fairfield-Ave-60647/home/13450332
2637 N. Fairfield is a far superior location. No contest, IMO. I am slightly biased as I lived on that block for a few years as a kid, though.
“2637 N. Fairfield is a far superior location. No contest, IMO.”
I would agree, though it may be too close to kennedy as to be a dealbreaker for us. I recognize that others would be ok with it.
“I lived on that block for a few years as a kid”
Do you have respiratory issues?
“Do you have respiratory issues?”
he has mental ones, but i dont know if its tied to the HD proximity factor.
“dont follow that area at all, so i will concede that its the only comp, but dang it makes this one look like a swimsuit model going up against a russian womens heavyweight gold medalist in powerlifting or shot-put.”
OK, for ~$600k in Logan I would want brick or greystone before considering a gut rehab flip. For $25k more below I wouldn’t even bat an eye at the subject property…
http://www.redfin.com/IL/Chicago/2752-N-Richmond-St-60647/home/13451804
you had me at greystone. nothing else needs to be said before or after that 🙂
I don’t get the appeal of this part of Logan Square. The heart of the neighborhood around the square is generally nicer and has more going on.
and thus more expensive right?
” The heart of the neighborhood around the square is generally nicer and has more going on.”
”The heart of the neighborhood around the square is generally nicer and has more going on.”
“and thus more expensive right?”
Hard to compare b/c of heterogeneity of properties, but does not seem obviously more expensive to me (especially if we are talking the blocks closer to, but still east of, california, than campbell), in part b/c not everyone agrees with closer-to-heart-of-logan-sq-living Chris M.
“not everyone agrees with closer-to-heart-of-logan-sq-living Chris M”
Can we all agree that it would be a bit nicer to be a bit farther from Western/Fullerton/Kennedy?
yeah, I agree with Chris but this was the angle I was looking at this from.
“Can we all agree that it would be a bit nicer to be a bit farther from Western/Fullerton/Kennedy?”
“Can we all agree that it would be a bit nicer to be a bit farther from Western/Fullerton/Kennedy?”
Well, sure, if by all you mean, as per the usual convention, all minus HD.
I took Chris M to be making a general comment about east of calif, rather than specifically the subject location (which as I noted above is not ideal), but realize now I may be reading too much into his comment.
“Can we all agree that it would be a bit nicer to be a bit farther from Western/Fullerton/Kennedy?”
When I think of Logan Square I think of Logan, Kedzie and Humboldt/Sacremento BLvd. I also think of the square with the white eagle monument. If you’re gonna live here, you probably want to be close enough to the Logan or California blue line stations & Kennedy without being too close.
I’m gonna stop typing now because it feels like annony and his Prime East Lincoln Park spiel.
It’s the proximity to the expressway and that rather unpleasant major interesection, the distance to the Blue Line, and the way it feels–at least to me–like it’s not quite Logan (well, it’s obviously Logan) and not quite Bucktown–kinda in between and not super convenient to the heart of either. But I know others don’t feel that way. I don’t think the places closer to the square are really much more–just tends to be more older places and fewer rehabs like this.
“If you’re gonna live here, you probably want to be close enough to the Logan or California blue line stations & Kennedy without being too close.”
Being close to logan stop is not an issue in and of itself, as it’s underground. I just don’t know that there’s a clear premium for any of the non-blvd streets w of california relative to say fairfield/washtenaw/talman between logan and fullerton.
Also, I don’t think I would find the walk to California stop that pleasant–the stretch from about Altgeld down is pretty meh.
DZ–do you find that area to be safer or more pleasant to the area further west? Or just more convenient? Larger selection of rehabbed housing stock?
I just looked up 2752 N Richmond St, which ChiBuilder posted. Based on the photos, still looks like a two-flat layout. Don’t think the plain sawn oak cabinets look that great. I recently did rift sawn white oak and I think something like that (or quarter sawn) with either full overlay or ideally inset would’ve been a lot nicer for that place. I would’ve taken out the bedroom adjoining the kitchen to make it the full width of the building but I guess someone out there is cool with having an huge SFH with just a 12×12 kitchen.
“the stretch from about Altgeld down is pretty meh. ”
Wouldn’t the Western Station be slightly closer and easier, especially if a bus was coming along?
holy crap, Redflin is already showing this as pending!
“I don’t think I would find the walk to California stop that pleasant–the stretch from about Altgeld down is pretty meh.”
Agreed. The increased stuff around the station (revbrew, mustache, etc.) helps as a little, but agree it pales in comparison to walk on logan, which is also a really nice walk with kid on bike (no alleys).
“do you find that area to be safer or more pleasant to the area further west? Or just more convenient? Larger selection of rehabbed housing stock?”
I dunno exactly. Feels a little quieter, less traffic than side streets right off square. And maybe it’s just b/c we know them, but there seem to be more families with kids. There are kids playing on the street all the time, which I don’t see as much when I walk by some of the other streets. Haas park (w new man city football alliance!) is convenient. I don’t know that it’s better, but I don’t think it’s worse than w of calif.
Icarus–I was referring to places on the streets that DZ mentioned, since the California stop would be the most logical one to go to.
Yeah, this place went under contract today.
It’s also agent owned.
“Yeah, this place went under contract today.”
As anyone paying attention to this market at all would have guessed.
Anything “new” is selling within a few days. Look around this listing. Low inventory and most of what there is NOT move-in ready. The competitor properties certainly don’t have marble counter tops and all the other goodies of “new.”
People want to move in and be done with it. Heck, if your property even has black or white appliances these days (instead of stainless steel)- it could be a deal breaker.
This is right next to an old “Greek Catholic” (i.e., Ukrainian Uniate Catholic) church that was at some point sold to a Latino baptist congregation. The church was for sale a few years ago for a zillion dollars, and I used to walk by it to fantasize about what I would do if I bought it. It had a nice old tree in front. A huge catalpa I think, or oak, which they cut down. In google street view, the tree obscures the church, which has a nice belfry with a little onion dome. The church makes this spot prettier, although it was even better before the tree got it in the neck.
At the other aesthetic extreme, this is a short walk from the Mutiny. And the Fireside.
Another plus: in Goethe school attendance area, although admittedly that’s a small plus.
Long walk to L, but Altgeld and Campbell are great backstreets for pedaling where you need to go.
“As anyone paying attention to this market at all would have guessed.”
No worries–I’m paying attention to the market just like you!
It’s North of fullerton, which makes it a pretty good location, although being so close to Tile Outlet sucks, N of Fullerton makes the list price pretty sweet. I’ve said it before, I’ll say it again; Western to Cali, Logan to Fullerton is nice. It’s “neighborly”. Cali to Kedzie, Fullerton to Diversey is nice, as well.
2527 n washtenaw is no comp. The initial rehab on that was in the late 1980’s, and as DZ points out, 2527 is WAY too vertical, and just not that nice.
and that’s why this is under contract ALREADY!
.
“The church was for sale a few years ago for a zillion dollars.”
“…sold to a Latino baptist congregation. ”
LOL, I doubt they got a zillion dollars.
I love it when I see my contemporaries in LS who own condos losing their ass on the move to the burbs because not only did they buy a condo for all the wrong reasons, additionally the white people in LS are a combination of leftists, artists & hipsters. Although not as much the extreme green party type leftists who hold animus toward the democrat party as well.
The church is still Orthodox, it says Romanian Orthodox church of St. Andrew, and it has the correct cross on top. It’s not some illiterate third world speaking-tongues pentecostal latino voodoo center….
“According to Russian Orthodox tradition, when Saint Andrew was preaching in southern Russia, he used a similarly designed life-sized cross and tilted the footrest to show that those on Christ’s right would ascend to Heaven, while those on Christ’s left would descend to Hell. Consequently, in the Russian Orthodox Church this cross is sometimes called the Cross of Saint Andrew.”
“additionally the white people in LS are a combination of leftists, artists & hipsters”
yeah, they are everywhere….a sign of the decline of Western man and our ancestors’ civilization. I see these morons everywhere, in the Loop, on the Blue/Red lines, riding bikes……I think they are examples of the poisoning of American food, nothing else could explain the degeneration and slovenly unattractive lives. Things are cyclical and the anti-progress these morons represent has to end at some point, no?
Helmethoffer,
wow that’s a overly fancy way of saying you think hipsters smell funny.
This is a $525 house, and not a penny more.
“This is a $525 house, and not a penny more.”
So, someone’s going to have paid only ~10% too much (in an environment with limited choice, for a house with that new car smell), in HD’s estimation, in a less than ideal part of Logan.
We really are close enough to the bottom.
I’ll pay $600 for this house easy. With cash today.
“I’ll pay $600 for this house easy.”
Wouldn’t nec get you the house. Closed at $603 (list $599).
“With cash today.”
Well, *maybe* you could have had it for $600 since you were offering cash.