This Lakeview 3-Bedroom Has Reduced $125,000 in the Last 12 Months: 432 W. Oakdale
This 3-bedroom at 432 W. Oakdale in Lakeview has been on the market since July 2010.
In that time, it has been reduced $125,000.
It appears to have most of the features buyers look for including a washer/dryer in the unit, garage parking and space pak central air.
The kitchen has cherry cabinets but does not have stainless steel appliances (they are black) or granite counter tops.
But there is a 500 square foot private deck and a separate wood paneled vintage family room.
Last on the market in 1999, what will it take to sell this unit in 2011?
Zoe Carne at Prudential Rubloff has the listing. See the pictures here.
Unit #2: 3 bedrooms, 2 baths, no square footage listed
- Sold in May 1997 for $319,000 (appears to be a mix-up in the public records on the PINs?)
- Sold in July 1999 for $425,000 (appears to be a mix-up in the public records on the PINs?)
- Originally listed in July 2010 for $750,000
- Reduced
- Currently listed for $625,000
- Assessments of $380 a month (includes heat)
- Taxes of $8275
- Space pak cooling system
- 500 square foot private deck
- In-unit washer/dryer
- Bedroom #1: 14×12
- Bedroom #2: 12×12
- Bedroom #3: 12×10
- Family room: 21×15
I’m surprised this is so nice inside. I wasn’t expecting much. I would rather have a yard than a deck though. I would also rather have a townhouse, but I have to admit this place is really nice.
Agree its much nicer on the inside than expected. What’s with the different color stained wood floors…couldn’t they stain them all the same color (dark)?
Lot to like here. Awesome common areas. Nice deck space, not a whole lotta privacy there. Space pak, garage big pluses for vintage in this neighborhood. Low assessments (too low?). Oddly mismatched floors, and wood-paneled library/fam rm doesn’t go with the the rest of the house, but that can be resolved via design.
Certainly nicer than 524 Briar and has parking.
I’ll say this sells around $560 before the year is up.
Who knows what they were thinking with their initial asking price, probably did not serve them well.
I toured this place. The living room and sunroom are both gorgeous and filled with light. The place rambles on and on. The back deck is huge. The wood paneled room is very unique. Overall, an interesting place. I don’t remember the W/D in the unit – I seem to remember it being in a shared room downstairs along with the storage rooms, but I could be mistaken. The master bath is vintage inspired, but could benefit from some updates. This place would be great for parties.
Although I suppose 520-650 is a tough financing range – don’t know how much harder it is these days.
o/t:
Blair Kamin on Bill Davies’ lunacy:
http://featuresblogs.chicagotribune.com/theskyline/2011/07/plan-for-old-post-office-complex-financial-fantasy-architectural-nightmare-.html
comments are pretty good, too!
disclaimer: IANAA
ditto on the floor having two different finishes and the place being nicer than expected : ) Assessment is great given that it includes heat.
I wish there was a floor plan and square footage. The thing that really annoys me about the listings in this country is lack of square footage. I mean isn’t that supposed to be one of the most important characteristics of a property?
If this were priced well from the beginning, it probably would have sold already. I think that this one goes for slightly above $600k. Redfin comments are good on this one, but it sounds like the fact the finishes could use $10k worth of work has turned some people off.
This is a beautiful place and I’d live here. I love the location. The price is now approaching a fair level. Although I’m more into high-rise living than 3-flats, I could see my wife an me moving to a place like this perhaps when the kids are in high school or college. So another 5 or 6 years. Too bad it won’t still be on the market!
The pics on this listing are outstanding, but I have no idea what the floorplan looks like. Then I could check the square footage and see if it passes the smell test.
I don’t get the opposition to the different shades of the wood flooring? Different rooms can (should?) have different floor finishes. As you can see there are tiles in the kitchen…does that bother you as well?
Overall a nice unit with all the req goodies buyers are looking for.
“I wish there was a floor plan and square footage. The thing that really annoys me about the listings in this country is lack of square footage.”
Country or county? NYC listings all have sq ft and….floorplans!!
The place is long and narrow. Bedrooms are between the front living area and the wood paneled room. Behind the wood paneled room is the kitchen and then a small area and then the deck.
Very nice, but for the price range, it’s missing one extremely valuable feature: a powder room.
Good point about the missing powder room. I hadn’t seen that. I would also like to see a floor plan.
I agree that the post office plan is a disaster for all the reasons Kamin lists.
people put WAY too much emphasis on square footage. think about it – who cares? I have seen 5000 sq ft houses that look and feel tiny and I have seen 2000 sq ft houses that seem extremely spacious. The only reason people are obsessed with sq ftge is to see if they are getting a good deal – they are too stupid to realize that sq footage is not an easy criterion to use – (ie, is penthouse space worth more per sq foot? is basement space worth less per sq ft? how much more per sq foot is finished space worth, etc etc.)
seriously, people are so stupid when it comes to this subject, I just can’t deal with it!!!
“I don’t get the opposition to the different shades of the wood flooring? Different rooms can (should?) have different floor finishes.”
maybe if it is done very tastefully, but for an average Joe like myself and not a big place, I’d rather go for uniformity.
Interesting point on NYC listings. So is it something state or county mandates?
@ Clio, square footage is not the only factor of course, the use of space matters a lot obviously. Still I want to know what the square footage of a place is before even going to see it. That is just me perhaps. What does it hurt to list it any ways? Those who don’t care about it can ignore it.
“people put WAY too much emphasis on square footage.”
Especially those pesky appraisers and assessors.
yeah square footage isn’t as important as a floor plan. I’d also like to know year built. for some reason this is often left off.
“Especially those pesky appraisers and assessors.”
If that was intended to refute the assessment of people using square footage to analyze real estate, I suggest you try again.
“If that was intended to refute the assessment of people using square footage to analyze real estate, I suggest you try again.”
Nope, straight irony supporting the statement that there is too much emphasis on square footage.
I looked at a place over the weekend, listed at 1500sf (actually, some absurdly precise number like 1487sf). No way it’s any more than 1100sf (excluding garage and roof deck, of course). It didn’t matter to me as a potential buyer–the place felt spacious. But it DOES matter to me as a buyer when the listing agent is pricing it as [(listed SF) x (avg. SF in neighborhood)].
Another thing which is often left out on MLS details is the views of a high rise which again makes not much sense. I don’t know if the realtors are just to busy to do it or it is somewhat deliberate?
One more disadvantage of this place: In a 3-flat, you’d better like your upstairs and downstairs neighbors, because you’ll see and hear a lot of them. And if something goes wrong, you’ll all have to agree on how to fix it. That’s one reason I like a big high rise like the 500-unit one I used to live in. Relatively low assessments and a huge reserve, as well as older retired people who spent their time dealing with stuff so I didn’t have to! (I know how irresponsible that sounds, but my wife and I were young parents at the time and didn’t have time to attend meetings).
“I’m surprised this is so nice inside”
“ditto on the floor having two different finishes and the place being nicer than expected ”
Uh yeah, and they’re asking $625k too; it better be freakin’ nice! Have expectations lowered so much that people are willing to pay well over half a million for a mediocre place!?
Three bedrooms suggests “family friendly” – so maybe the school district should be a factor here?