Trying to Sell 2 Years Later in University Village: 1451 S. Halsted
We’ve chattered a lot about condos on North Halsted in Lincoln Park, but what about the condo units that have sprung up on South Halsted during the same time period?
This 3-bedroom at 1421 S. Halsted in University Village recently came on the market.
The listing says it has 2 patios and lives like a single family home.
Eugene Fu at @Properties has the listing. See the pictures here.
Unit #1B: 3 bedrooms, 2 baths, 1400 square feet
- Sold in December 2006 for $373,900
- Originally listed in January 2009 for $409,000
- Reduced
- Currently listed for $399,000 (plus parking for $20k)
- Assessments of $330
- Taxes are “new”
- Central Air
- Bedroom #1: 14×14
- Bedroom #2: 9×11
- Bedroom #3: 10×11
If I bought stock in 2006 and sold it today, would I get more than what I bought it for?
Fucking retards.
One foreclosure in this neighborhood will kill the comps and make for dozens of unhappy sellers for years to come. Hundreds of units all exactly the same:
http://virtualearth2.nrtwebservices.com/VEViewMap.aspx?PropertyID=814244&MetroID=2
Wedged between the Metra tracks and the expressway in that neighborhood and they are trying to charge Lincoln Park prices? Gimmie a break. It was over-priced in ’06 and it’s WAY overpriced now.
homedelete keep an eye open for a foreclosure unit exactly like this one for me. Id love to live in this unit and area for a 250k or so. Thanks pal.
That’s actually a decent area to live if it was a few blocks further north towards maxwell st. But not at those prices, and not that close to the tracks.
Boy, that “plus parking for $20,000” is nonsense. Do they really think people will fall for it?
These units have to had designated parking included with the original purchase and surely can’t be separable.
Currently listed for $379,000 (plus bathroom for $40k)
People asking more than what they paid during the peak of the bubble are just rediculous at this point.
I think if you are trying to sell for 2 years that you are not trying hard enough.
“Wedged between the Metra tracks and the expressway…”
Just have to love those polycyclic aromatic hydrocarbons
Ahhh. You’re in my neighborhood now. This place has been on the market about 9 months now. It was originally way overpriced and I would agree that the extra 20K for parking puts it still over the top. However, it’s currently the cheapest 3/2 available.
This business of pricing the parking separately really bugs me but it’s a vicious cycle. If all the other agents are doing it I have to do it also or it could eliminate me from searches.
I love the neighborhood. Great value for the money. I couldn’t bribe my wife to live in Lakeview or Lincoln Park (I’ve lived in both). This is much quieter and easier to get to highways and I don’t get in a traffic jam as soon as I leave my garage (which is attached). That train track is no problem whatsoever. It’s the same distance from my bedroom as it is to this condo and I never hear it unless I’m really paying attention and it’s quiet in the house. It’s not like the el track – it’s actually well maintained except for the viaduct that is about to collapse.
Property is actually moving fairly decently in the neighborhood. There have been some short sales but they moved quickly.
However, if you would really like to live close to the tracks and the highway you can check out Union Row. They have lots of units available. Can’t figure out why:
http://blog.lucidrealty.com/2008/06/02/elegant-underpassrailroad-track-living-in-chicago/
This is located near many major sources of noise and pollution. The railroad tracks are immediately adjacent to the neighborhood. Besides the Metra trains, this is where the Amtrak (City of New Orleans) crosses the river and reversed back into Union Station (lots of noise as Engine cars are connected and disconnected).
Besides the exhaust from the trains and the expressway, this is also located about a mile from the coal-burning power plant on Cermak (one of the oldest in the U.S. — still lacking scrubbers).
Never mind that the land beneath contains who knows what. I’m not sure if this is former UPS property (think lots of trucks and their associated fluids) or somehow associated with the railroads. The old South Water Market (wholesale produce) was located nearby.
The proper title for this neighborhood should be University Pillage.
Hey, I live there and I can tell you that there is absolutely no noise or pollution. As you go closer to the highway you can hear the cars though but this is on Halsted and I think the noise from Halsted is probably a bigger issue but 25% of the city of Chicago has that problem.
Gary, I love the Union Row link-too funny! That first floor patio looks creepy, like some hobo from the train could just walk up and slide the door open…It is a nice looking unit though, and I kinda dig the UV area.
I’ve always been suspicious of the pollution callers here as there is SO much wind in this city. I had a friend who used to live next to a highway in a smaller midwestern city and pollution was an issue, but it didn’t have near the wind we have here. There often the wind was lazy or dead. Its rarely if ever like that here!
University Park seems like a nice area but next to an express way? No thanks. It is no secret that there is a positive relationship between risk of cancer and living proximity to a major Expressway. No thanks!
“I live there and I can tell you that there is absolutely no noise or pollution”
C’mon Gary, the noise you are qualified to speak to, but pollution? You have air quality monitoring equipment? Drop a few test wells? Or do you have superpowers?
Living someplace makes you no expert on whether or not the area is polluted, unless it’s really, really, really bad (e.g., Times Beach, Love Canal, etc.), and even then only that it *is* polluted, not that it isn’t.
most toxic levels of pollution in the city…. http://news.medill.northwestern.edu/chicago/news.aspx?id=37159
and looks like 60614 makes the list.
“This view from the underpass should remain unobstructed until a developer decides to actually build a house under the underpass.”
HAHAHAHA!!!! Awesome Gary
nsarch,
Thanks for the facts. I will say that when they leveled that leather company in Lincoln Park a couple of years ago it stunk up the neighborhood for several weeks for several blocks. Very foul. I would rather live near pollution I can’t smell than pollution I can smell – all else being equal of course.
“I would rather live near pollution I can’t smell than pollution I can smell – all else being equal of course.”
But it’s never equal. Usually, the stuff you can’t smell is more toxic to a population, because it can avoid easy detection and community complaints.
A lot of Univ Village or UV (Entire East phase) is zip code 60607 which is not mentioned in the article. The West phase is in the north-east section of zipcode 60608. (http://digital-vector-maps.com/cities-map-detail/2202/Chicago-Map-with-City-and-Zip-Code-Borders-Adobe-Illustrator.htm)
The fact that zip code 60607 is not listed in the article and that the major contributors of pollutants are the commercial facilities and not the expressway and the trains leads me to believe that the potential pollution around the UV development is not as much of an issue as some posters would believe.
The proximity to the expressway and trains definitely adds some noise but as some of the posters who live in UV have mentioned, it is not noticeable when you are in your home. Can’t speak to the pollution, I assume the air quality is not as nice as living somewhere with a much lighter traffic footprint (Suburbs). On the other hand, I sincerely doubt that the pollution levels in UV are significantly higher than any location in the loop, South Loop, West Loop, River North, Lincoln Park, Lake View neighborhoods.
In my opinion the University Village development has great potential over a 5-8 year period. I think the spread of retail down Roosevelt and Halsted along with the completion of Roosevelt Square will help the development of University Village and the areas south of the Metra tracks. Presently, it has to be viewed as an upcoming area and has pros/cons like any other developing neighborhood. If you are planning on living in a home that you purchase for a longer period of time (5+ years) then I think the development provides good value for money. The townhomes give you a lot of square footage for the dollar if you can get in at the $260-$270/square foot mark. There are not too many areas in the city where you can buy new construction townhomes for those prices.
Nsarch’s link contains data, that while recent does not take into account the reconstruction of the I 80/94/294 interchange and expansion of the south end of the Dan Ryan expressway. These projects removed two of the nation’s worst interstate traffic constriction points. Guess where the all that traffic is now. Sitting on the northbound lanes of the Dan Ryan between 31st Street and the Congress Expressway.
” Sitting on the northbound lanes of the Dan Ryan between 31st Street and the Congress Expressway.”
Yeah man that area of the Dan Ryan northbound near the Ozinga cement factory SUCKS!
I live in a University Village townhouse and it’s actually very quiet (although I’m a couple blocks west Halsted). The area itself is quiet with lots of grass and trees. It’s close to downtown and the traffic is much easier to deal with than the traffic on the near north side. I might be in the minority, but I would much rather live at about 1400 S. Halsted than 1400 N. Halsted. Just thinking about all the arrogant bicycle riders on north Halsted makes me cringe. This is my choice though. Others might feel differently.
That being said, I think this is over priced. It’s on Halsted in a walk up style condo. The smaller townhouses have been going for just over $500,000. They are about 2,000 square feet, include a rooftop balcony, and a 2 car garage. Plus, the assessment are about $150 a month less. I would say that $350,000 including parking would be fair for this place.
I also HATE when developers/sellers include the parking separately. I automatically feel animosity towards sellers who charge extra for the parking.
Fisk station has a precipitator; that’s the device that removes ash from the exhaust gases, in terms of “dirt” the station’s output is pretty clean. Sulfer gas has been decreased by the use of over-fired air and a “scrubber” to lessen sulfur gases even more will be installed in a couple of years.
“this is also located about a mile from the coal-burning power plant on Cermak (one of the oldest in the U.S. — still lacking scrubbers).”
danny . . . that was brilliant. “University Pillage.”
[i]Gary Lucido on March 4th, 2009 at 9:41 pm
However, if you would really like to live close to the tracks and the highway you can check out Union Row. They have lots of units available. Can’t figure out why:[/i]
And a short distance from Pacific Garden Mission!