Top Floor in the Castle: A 2-Bedroom at 2418 W. Greenleaf in Indian Boundary Park
This penthouse 2-bedroom in Park Castle Condos at 2418 W. Greenleaf in the Indian Boundary Park neighborhood of West Ridge came on the market in December 2021.
Built in 1925, this complex was supposed to look like a castle. It overlooks Indian Boundary Park and has 68 units.
It also has one of the best indoor pools in the city. The building also has a gym.
It has leased parking.
The building has been featured on Open House Chicago:
Architect Jens J. Jensen—not to be confused with landscape architect Jens Jensen—designed this 1925 structure. The sprawling, double courtyard brick apartment building looks like a castle, with crenelations, turrets and towers. A moat-like pond was once graced by live swans. This feature has been removed, but the bridges and some retaining walls remain. Inside the complex, an extravagant indoor pool, reflecting the opulence of the era, remains one of Chicago’s best-kept secrets.
This unit is a corner unit in the tower which overlooks Indian Boundary Park.
It has 9 foot ceilings and a formal foyer.
The all white kitchen has been modernized with quartz countertops, custom white cabinets, stainless steel appliances and brush gold fixtures.
The kitchen has an oversized peninsula which seats four and is open to the formal dining room.
The kitchen has a pantry.
The bathroom still has the vintage tub.
This unit has a separate storage space.
It does not have central air or washer/dryer in the unit. There is laundry in the building. Leased parking is available for $65 a month.
Listed at $199,999, will this sell quickly?
Romulus Olariu at Royal Service Realty has the listing. See the pictures (including historic pictures of the building AND of the swans) and the floor plan here.
Unit #3: 2 bedrooms, 1 bath, 1400 square feet
- Sold in May 1984 for $68,000 (per Redfin)
- Sold in July 1986 for $68,500 (per Redfin)
- Sold in June 1988 for $78,000 (per Redfin)
- Sold in February 1994 for $95,000 (per Redfin)
- Sold in July 1995 for $100,000 (per Redfin)
- Sold in December 2000 for $153,500 (per Redfin)
- Sold in November 2014 for $107,000 (per Redfin)
- Currently listed for $199,999
- Assessments of $598 a month (includes heat, exercise room, indoor pool, exterior maintenance, lawn care, scavenger, snow removal)
- Taxes of $1496
- No central air
- No washer/dryer in the unit
- Parking is leased for $65 a month
- Bedroom #1: 13×11
- Bedroom #2: 13×11
- Living room: 24×16
- Dining room: 16×12
- Kitchen: 12×11
Another owner with zero taste
Old kitchen was awesome- just needed some minor updates
Awesome unit! Would much rather have this than most of the cookie cutter places that CC has featured lately priced five to 10 times as high.
Only drawback is the neighborhood. It’s a bit far from decent public transportation and the lake, and crime has been a problem lately.
And furthermore, I agree with Johnny. If the kitchen was vintage and salvageable, it should have been kept. The generic modern kitchen is the part of this unit I found least attractive.
could definitely practice your bowling skills in this unit
As a condo owner in this neighborhood, I can state that the public transit is excellent, much better than you’d expect. The 49B Western bus runs every 5 minutes throughout the day, to the Brown Line L, or you can take the 96 Lun, which runs a block away, over to the Red Line a mile and half away. If you take the Western to Howard St, you can connect easily with the 97 Skokie and Pace 215 buses, which also run frequently and late, and to the Red Line el, while the 290 Touhy, a couple of blocks away, can take you to Niles, Park Ridge, and the Cumberland el station 2 stops from O’Hare. It also runs every 15 minutes through the day, until 1 am.
And, while the neighborhood is not quite as convenient as the lakefront, it’s easier to park in this neighborhood, and this building has its own parking lot with a space available cheaply for almost every unit. It’s a trade off, really- neighborhoods that are extremely convenient and walkable are very difficult and expsnsive to park in, and if it’s easy to find parking, the neighborhood is probably less convenient.
This building is one of the three that I call the Three Graces of Rogers Park. The indoor swimming pool is wonderful, and Indian Boundary Park is your front yard and a delightful place to hang out in the summer. The neighborhood is extremely safe, quiet, stuffed with beautiful architecture, and has a lot of nearby retail. I didn’t expect to enjoy this neighborhood so much when I moved here, but now I never want to leave.
“Old kitchen was awesome”
I like separated spaced generally, but I think opening up the kitchen was a good choice. Don’t love the finishes chosen, etc., but the wall coming down seems a positive to me.
Until the Dec-00 sale, it had sold for the deflated equivalent of ~$180k every time. Probably gets a little pop over that, between low rates and scarcity of listings.
“I didn’t expect to enjoy this neighborhood so much when I moved here, but now I never want to leave.”
Thanks for all the color on the neighborhood and transportation options Laura. I love the neighborhood because it just seems so calm there. The park is a true city gem. And the architecture of the entire area is wonderful, with mature trees and lovely landscaping.
It’s nice to know it’s also a great place to live, not just to visit.
“And furthermore, I agree with Johnny. If the kitchen was vintage and salvageable, it should have been kept.”
Yikes. Really?
Do you think a 20-something wants an old galley style kitchen versus one with a big island that seats 4? And that they want some 50-year old cabinets?
I’m not a big fan of open concept, necessarily, but in this space, having an old-style galley kitchen just doesn’t seem as cool as having an island. The kitchen in yesterday’s mid-century unit in 3180 N Lake Shore Drive was also originally a galley kitchen which they blew open and put in an island. Why wasn’t anyone saying they should have kept that one?
Remember, today’s younger buyers are renting units that have up-to-date, modern kitchens with quartz counter tops, new cabinets, even open shelving cabinets and islands, some with waterfall edges. In their rentals.
You can’t expect them to buy something that is a step down from that.
You have to give the buyers something that is at least as nice as what they are renting.
I don’t mind the kitchen blown out to the dining room here. And I like the finishes, which are on trend.
“I like separated spaced generally, but I think opening up the kitchen was a good choice. Don’t love the finishes chosen, etc., but the wall coming down seems a positive to me.”
Was mostly referring to the uppers, sink and what I think are metal lowers. They look awesome (And likely worth some decent coin. Could have made a really cool retro kitchen
Get the stove from this unit, a keg of old style and invite Jan Terri to rawk out – https://www.zillow.com/homedetails/2422-W-Greenleaf-Ave-APT-3-Chicago-IL-60645/3561244_zpid/
“Do you think a 20-something wants an old galley style kitchen versus one with a big island that seats 4? And that they want some 50-year old cabinets?”
It doesnt matter what you think.
Why would a 20 something move here? As you are wont to point out all 20 somethings want to live in the HAWT ™ part of the city. This is Forrest Park w/ a Chicago address
“I’m not a big fan of open concept, necessarily, but in this space, having an old-style galley kitchen just doesn’t seem as cool as having an island. The kitchen in yesterday’s mid-century unit in 3180 N Lake Shore Drive was also originally a galley kitchen which they blew open and put in an island. Why wasn’t anyone saying they should have kept that one?”
You are a sheep and follow the ternds after they’ve been around for 10 years. Having something the same as every other person is not cool. You prob have a tramp stamp or dolphin tattoo that you think is cool
Uppers in this place >>> the uppers at 3180, tho there was potential – the metal edged formica was pretty sweet.
Also late 20-30 YO have been crushing the Airstream/Wanderlodge market right now. And they aint putting waterfall edge islands in them
This building is also just over 3/4 mile west of the Roger’s Park UP North Metra station for a 23 minute ride downtown. And the residential area between Western and Ridge and Touhy and Pratt is quiet and chock full of lovely single family homes.
“Forest Park w/ a Chicago address”
FP (with its blue line stations and direct freeway access) is kinda random pick to compare to WRP.
“this should have doubled from the 2000 price”
That Dec-00 price was a huge overpay. Should have been ~$115k, maybe $125k.
Only $100k loan on the $153, but fc filed 49 months later. Managed to refi it in Jul-07 ($117), just to lose it to fc in 2014.
Updated kitchen looks great imo, I much prefer open spaces and the 4-seater island. The long hallway is, well, very long, eating into the floor space.
The building is very ‘interesting’ and right next to the similarly unique park, but I could never live here (would just got full suburb at this pt.)
Good transit options? We must have different thresholds… My address has a 99 walk score, 100 transit score, & 83 bike score. This address is 87/55/69. A 55 transit score is very rough, that’s like downtown Naperville.
“It doesnt matter what you think.”
Of COURSE it matters. I have 20-something children. I’ll answer for them. They are NOT buying anything that isn’t updated. Why should they? They literally live in lovely brand new apartments with great finishes.
If you want to sell for top dollar to a Millennial or GenZ, you have to give them what they already have, or even BETTER than that.
Real Estate 101.
Sorry that you can’t “get” it JohnnyU. But you don’t live in Chicago and haven’t sold a property here in decades.
Sellers: if you want to sell for top dollar, you need to renovate. This is a great example of that. It’s vintage with modern finishes, except for the tub which they decided not to touch.
This will sell quickly.
“sell for top dollar”
I don’t know that I’d call ~10% over (in real dollars) 1980s average “top dollar”, but if you want to *not* accept “flipper discount”, you certainly have to not have dated crap finishes.
This place would be lucky to get $125k in the ‘old’ state.
It does look like it still needs a few more electrical outlets (in every room), and I would want to replace the $69 (with faucet!) bathroom vanity before I moved in.
“Of COURSE it matters. I have 20-something children. I’ll answer for them. They are NOT buying anything that isn’t updated. Why should they? They literally live in lovely brand new apartments with great finishes.”
Why am I not shocked? Did you also call their teachers complaining that your little snowflakes were special and deserved a trophy?
Your children are not every 20 something, much like your poorly formed opinions are not gospel. You are a single voice thats about 5 years behind whats happening
“Sellers: if you want to sell for top dollar, you need to renovate.”
That is not advice that one would hear in a hot market. That’s advice given in a buyers’ market.
Advice in a hot market is: “Buyers, (1) you need to waive any right to sue the seller if you fall through the old floor or a chunk of plaster falls on your head during the showing, (2) do not even think about offering under the list price or raising any inspection objections, and (3) you should offer above list and then visit a temple, church and mosque to pray at each that your offer wins.”
“Of COURSE it matters. I have 20-something children. I’ll answer for them. They are NOT buying anything that isn’t updated. Why should they? They literally live in lovely brand new apartments with great finishes.
If you want to sell for top dollar to a Millennial or GenZ, you have to give them what they already have, or even BETTER than that. ”
damn that’s a lot of kids!
They sound spoiled too, you must be making bank from this blog!
BTW most kids don’t have any money so they are practically irrelevant to the housing market… millenials sure, but Gen Z WGAF, they are still sharing houses with roommates and working their crap entry level gigs at this point
Sonies – you playing hooky tomorrow for Mt. Rose’s opening day?
I think all the updates the current owner put in are great – – the kitchen is vastly improved over what was there. No contest. The true vintage kitchen had been removed decades ago.
Pool is great for optics but utterly useless for exercise. Very disappointing.
This will sell at this price. The one bath would normally be a drawback for a two-bed but in our pandemic world, this is really a 1-bed with a nice sized home office / space for the peloton.
“I think all the updates the current owner put in are great – – the kitchen is vastly improved over what was there. No contest. The true vintage kitchen had been removed decades ago.”
the Cabinetry and sink were there when it sold in ’14.
“Sonies – you playing hooky tomorrow for Mt. Rose’s opening day?”
I might 🙂
“This is Forrest Park w/ a Chicago address”
Please, that is total nonsense. This neighborhood is nothing like Forrest Park. Forrest Park is nice enough in its own way, but it doesn’t have the same feel, architecture, or demographics.
We still have many families in their 30s and 40s buying good homes here in the $400K- $800K range, and a couple of homes costing more than $2 Million were built a half mile or so west of the Park Castle. It’s the kind of neighborhood where you see nice, well-brought-up kids between the ages of 8 and 15 out on their bicycles in the summer, or stopping by the Lickety Split at Lunt & Western (a block from Indian Boundary and the Park Castle) to get ice cream.
As I say, the only thing it lacks is more of a “buzz”. But, really, we would only like a little of that, maybe a new restaurant, and more attractive buildings on Western on spaces now occupied by buildings formerly belonging to departed car dealerships or chain restaurants. We wouldn’t want the place to become another “hawt” neighborhood with drastically increasing prices AND escalating property taxes.
“BTW most kids don’t have any money so they are practically irrelevant to the housing market… millenials sure, but Gen Z WGAF, they are still sharing houses with roommates and working their crap entry level gigs at this point”
You’re kidding me, right?
My god.
Oldest GenZ is like 23 or 24 years old. These are the young people renting the luxury apartments in downtown Chicago. Somehow, enough of them have jobs that pay well enough that they are renting these apartments. Yes, some have roommates. But yet they’re still easily able to pay for these apartments and for their lives.
This is the best job market in 20 years. College students are getting great jobs right out of school.
You all are REALLY out of the loop about what is going on out there, especially in big competitive cities like Chicago. In Reno, young people may not have many opportunities. In Chicago, there are opportunities everywhere. The young people living and working in Chicago are working for Salesforce, Morningstar, Dyson, Facebook, Boeing, Abbott Labs, AbbVie, Uber Freight, Alphabet, CME Group and on and on. I can’t even list all the big companies that are hiring college students but there are dozens in Chicago. And hundreds of smaller companies.
“That is not advice that one would hear in a hot market. That’s advice given in a buyers’ market.”
Nope. In Chicago, which is a hot market, you will get top dollar if you renovate. You want it move in ready. You want it “easy.”
Sell them the fantasy.
My god, after all the years running this blog, do we really need to discuss what it takes to sell for top price?
Why do you think Renovation Sells, the business, is super successful?
Giving the buyers what they want. Put on new counter tops and a backsplash. Replace your appliances. Paint your kitchen cabinets. You don’t have to do a full re-do. Go look at their website. Renovations work.
Also, staging works too. Can get thousands of dollars more from staging.
“Your children are not every 20 something, much like your poorly formed opinions are not gospel. You are a single voice thats about 5 years behind whats happening”
Yes, they are, actually.
The Helmut Jahn tower in the Loop has gotten another construction loan so they are moving forward as a 73 story apartment tower. 723 apartments.
Why’d they get the loan?
Because the banks know those apartments can be leased. What are those apartments? Luxury. With top cabinets. Quartz counter tops. A subway tile backsplash. Waterfall edge islands.
In the housing boom, young people were eager to buy condos because the quality was so much better than the apartments in Chicago. Your apartment did NOT have granite or stainless steel appliances. It was a dump. Buying a condo was really moving up.
The reverse is happening now. Apartments are NICE. Even the older ones have been renovated by the landlords, in order to compete. And now, those 2005 condos feel old. 20-somethings don’t want the old. They want what is “new” and trendy right now because they already have it.
Sellers have to compete against the apartments. They have to step up their game.
Young buyers have Pinterest pages. They are following interior designers on Instagram. They see what is possible.
“Nope. In Chicago, which is a hot market, you will get top dollar if you renovate. You want it move in ready. You want it “easy.””
Sabrina: I love Chicago. I loved living in Chicago. I love visiting Chicago. But you are saying something that just doesn’t make any sense (beyond the fact that, yes, a renovated place will fetch more than a less renovated place – but that is the case ANYWHERE). If a market is truly “hot” and thus in sellers’ favor, sellers don’t need to do anything. The more that sellers need to do, the less “hot” a market is. This is indisputable.
“Oldest GenZ is like 23 or 24 years old.”
the median first time homebuyer age in Chicago is 34 years old
https://zillow.mediaroom.com/2019-04-30-Coming-Wave-of-Young-Millennial-Home-Buyers-Expected-to-Further-Tighten-Market-for-Starter-Homes?mobile=No
Like I said, GenZ is a non factor in the housing market, the millenials however are a factor.
“Like I said, GenZ is a non factor in the housing market, the millenials however are a factor.”
The youngest Millennials are 24, give or take. All the 20-somethings are driving the condo market. They are renting the luxury apartments and then they will buy. Same with GenZ.
And, yes, GenZ AND the Millenials can all afford it. Your comment was that GenZ is broke, has student debt blah, blah, blah. It’s just WRONG.
That’s the old story line from 2008. Literally 14 years ago. About the Millennials. Still many people who think the Millennials are somehow broke when they’ve been buying Bitcoin the last 5 years.
People need to move on. And, yes, GenZ is now a factor in the housing market.
There’s a reason the banks just gave $300 million in loans to build the Helmut Jahn tower. Are they building that for the Millennials? Some of them. But it will take 2 to 3 years to build it. By then, oldest GenZ are 26 or 27 years old. Oldest Millennials will be 43.
“If a market is truly “hot” and thus in sellers’ favor, sellers don’t need to do anything. The more that sellers need to do, the less “hot” a market is. This is indisputable.”
Have you ever watched Flip or Flop anonny? Shot exclusively in SoCal, mostly in Orange County.
They renovate all those houses even though, of course, they would sell without any renovations.
Also, ever watch the show with the 2 women realtors in Seattle? They do quick renovations in order to sell in Seattle area: new kitchens, baths, paint, flooring. Why bother? It’s a red hot market. You wouldn’t need to do anything to it.
Ah…but you DO. They actually put in the money for the renovation and then they split the profit with the homeowner. Some of the houses had been on the market for months. But buyers want “new” even in the red hot markets. They still don’t want to pay up for a dump. They will pay MORE for new bathrooms and a kitchen with a waterfall edge. Heck, even just a backsplash.
Again, this is why Renovation Sells is now franchising out its idea which does minor renovations in order to get a higher selling price. They’re not doing super extensive re-dos. But new counter tops can actually get you thousands of dollars more for the property. Go figure.
I guess this discussion really does show how little people understand about buying and selling real estate.
Oh, and staging a property usually does get much more money. Why is that? Because people want the fantasy. The women in Seattle have extensive staging business. They literally make the property look like it’s out of a magazine. Their homes sell almost instantly. Usually with multiple offers.
Home buying is emotional
“There’s a reason the banks just gave $300 million in loans to build the Helmut Jahn tower. Are they building that for the Millennials? Some of them. But it will take 2 to 3 years to build it. By then, oldest GenZ are 26 or 27 years old. Oldest Millennials will be 43.”
LOL yeah… the bank isn’t giving construction loans because 25 year old Gen Zers are going to pay $4/sqft/month rent
get the hell outta here LMAO
“ “There’s a reason the banks just gave $300 million in loans to build the Helmut Jahn tower. Are they building that for the Millennials? Some of them. But it will take 2 to 3 years to build it. By then, oldest GenZ are 26 or 27 years old. Oldest Millennials will be 43.”
It’s called chasing yield.
They ain’t giving them $300MM Up front, it will be let out on meeting criteria
You’re too dumb to realize this
I’m going to LMAO when rates go up next year and shit comes to a standstill
“I guess this discussion really does show how little people understand about buying and selling real estate.”
True. I only spend roughly 75% of my weekday (weekend too through the end of this month) waking hours doing it. If only I spent 76% or so, or watched more HGTV, I’d have a better feel for things out there.
“If only I spent 76% or so, or watched more HGTV, I’d have a better feel for things out there.”
HGTV is a good indicator of real estate trends. Also its sister station, DIY, where they have their “lesser” shows.
And, yes, few on this blog seem to get it that renovating into whatever is trendy will get you more money even in the hottest of markets. It will get you MORE bids.
Isn’t that what you want?
Heck, sometimes all you need to do is paint the property white and you’ll make more money.
“It’s called chasing yield.
They ain’t giving them $300MM Up front, it will be let out on meeting criteria
You’re too dumb to realize this”
Where to begin?
Yes- the $300 million was in two loans they just got from Goldman and a unit of Deutsche Bank. I think Wealth Management. They got the loan so they can build the building, JohnnyU. That’s how it works. Construction will begin again shortly. They can pay the construction workers again. Hooray!
This isn’t a condo building so they don’t have to have pre-sales at a certain level to get the money. That’s why apartments have been so much more popular over the last 10 years as it’s easier to get the construction loans. Or the developers do a hybrid model, like the Vista with a hotel and the condos. The bank sees this as less risky given our strong hotel occupancy rates (pre-pandemic, at least).
There are certain commercial banks which specialize in lending to home builders and developers. I’m surprised that this wasn’t financed by Bank OZK but maybe they decided to pass this time. They all have underwriting departments which debate the risks. The banks have been lending throughout the pandemic to developers in Chicago which has been a testament to how strongly our apartment market bounced back. They were cautious in the initial months after COVID hit, but not anymore.
Several of these banks basically make most of their revenue off their real estate lending. They have dealt with rising rates many, many times over the last 50 years JohnnyU.
The US banking system is sophisticated. Rising rates aren’t going to bring development to a standstill. Lol.
“LOL yeah… the bank isn’t giving construction loans because 25 year old Gen Zers are going to pay $4/sqft/month rent”
Yes, actually, they are.
Again, this building will take 2 to 3 years to build. 723 apartments. Who do you think will be renting them sonies? Oldest GenZers will be 25 to 27 years old. Already a few years out of college. Entry level salaries at record levels. Heck, JPMorgan is paying entry level analysts $100,000 a year now.
I wish some of you knew some younger people who are in their 20s. Ask them about their jobs and salaries. Best job market in 20 years.
A few years ago, I thought there was no way they would rent out the NEMA at those insane prices they were charging. Also 700 units. But they did, and continue to do so.
Amazing. Unlikely to be many GenXers or Baby Boomers renting in that building, but who knows?