Updated 2/2 with Skyline Views in the West Loop for $539,900: 1201 W. Adams
This 2-bedroom in the Promenade at 1201 W. Adams in the West Loop came on the market in October 2022.
Built in 2000, the Promenade has 78 units and heated garage parking.
It does have doorstaff, and elevator and storage, but doesn’t appear to have other amenities.
The listing for this unit says it has been “updated.”
It has 10 foot ceilings and hardwood floors along with a formal entry with coffered ceiling.
The kitchen has been “updated” with 2-tone white and gray cabinets, quartz countertops and stainless steel appliances, including a brand new refrigerator bought in 2022.
The kitchen island seats three and there is built-in seating and storage.
The living room has a gas fireplace and a private balcony with city views.
The second bedroom has no windows but is fully enclosed and has new flooring.
The primary suite has “newer” floors and a window with skyline views, a walk-in-closet and a en suite bathroom that has been “updated” with a double vanity with quartz countertops and new tile floors.
This unit has the features that buyers look for including central air, washer/dryer in the unit and heated garage parking is included.
This building is across the street from Skinner Park and the dog park and is near the shops and restaurants of the West Loop.
Originally listed in October 2022 at $549,900, it has been reduced $10,000 to $539,900.
This is still well above the 2019 sales price of $415,000.
Will the updated finishes seal the deal? (you can see the 2019 finishes in the Redfin listing below)
Nico Krajecki at Dream Town has the listing. See the pictures here.
Unit #904: 2 bedrooms, 2 baths, no square footage listed
- Sold in October 2002 for $353,000
- Sold in September 2019 for $415,000
- Originally listed in October 2022 for $549,900
- Reduced
- Currently listed at $539,900
- Assessments of $460 a month (includes doorman, cable, exterior maintenance, scavenger, snow removal, Internet)
- Taxes of $9055
- Central Air
- Washer/dryer in the unit
- Heated garage parking included
- Gas fireplace
- Bedroom #1: 10×16
- Bedroom #2: 10×13
- Living room: 15×15
- Kitchen: 15×13
- Foyer: 5×14
- Walk-in-closet: 5×9
- Laundry room: 3×3
- Balcony: 13×4
LOL on the $10k reduction, Seller is delusional
You can rent an un-updated 2/2 for here $2850/mo Vs $108k down and $4100/mo for this lipstick on a pig reno. Sellers & agents need to accept FOMO is over for middling properties
Seller should also remove the wall covering the Br
“October 2002 for $353,000”
Plus CPI = $580k
I thought the West Loop was hot? 2002 wasn’t bubbly, this area still was meh in ’02, and they’ve spent a decent amount updating it.
Though that range is still trash, especially with the mismatched microhood, as is the noisy dishwasher. Both probably originals.
Negative returns over 20 years. ouch.
Pricing aside, seems okay. Nice views. They appear to enjoy interior decorating-related media content, and have really embraced the mirrors-make-a-place-feel-bigger concept.
“October 2002 for $353,000”
Plus CPI = $580k
I thought the West Loop was hot? 2002 wasn’t bubbly, this area still was meh in ’02, and they’ve spent a decent amount updating it.”
Just think if this place didnt get a 20% bump in the last 2 years where the price would be
reminds me of my old CMK condo, good luck getting that kind of price… jeez
Place looks cramped, there isn’t much room for even a modest-sized dining table. BR wallpaper is hideous.
Here’s a corner 2/2 that sold for $505,000 in Dec 2021 with the original finishes.
https://www.redfin.com/IL/Chicago/1201-W-Adams-St-60607/unit-601/home/12694308
#911 sold in June for $490,000.
https://www.redfin.com/IL/Chicago/1201-W-Adams-St-60607/unit-906/home/12693779
#1004, same layout, sold in May 2022 for $472,000 with original finishes.
https://www.redfin.com/IL/Chicago/1201-W-Adams-St-60607/unit-1004/home/12694165
Not sure I understand the oldies on this blog talking nostalgically about what they sold their “old” condo like 10 years ago for in a different location.
Prices HAVE gone up in some Chicago neighborhoods.
The monthly payment on this is probably still cheaper than renting in any of the new high rises in this neighborhood.
“They appear to enjoy interior decorating-related media content, and have really embraced the mirrors-make-a-place-feel-bigger concept.”
The mirrors actually DO make it feel bigger. This is great interior design. And they basically have followed the “Renovation Sells” concept of doing minor upgrades that have big impact upon selling. They didn’t do a complete kitchen remodel, because the cabinets were fine. Just painted them. The new counter tops also make it feel refreshed instead of keeping the dated granite.
There’s a reason developers and homebuilders build “model homes.” They work. And they include all of the interior design tricks like mirrors, better lighting, good paint colors, curtains and attractive furniture.
“I thought the West Loop was hot? 2002 wasn’t bubbly,”
Sure it was. Very hot neighborhood 20 years ago. All of these mid-rises were being built everywhere. It was cheaper than River North but you could still get lofts or “soft lofts.”
“You can rent an un-updated 2/2 for here”
Who wants to do that? The low rent reflects the tired finishes. Any of the new buildings in the neighborhood are over $4k.
Any unit in this place should have a 5% discount for the ugly exterior. Though buying here gives you the advantage of never having to see it from your own windows.
$460 assessment for an elevator building with doorman? I would be worried about specials.
That primary bedroom wallpaper was SUPER trendy a couple of years ago, but has not aged well.
That bedroom wallpaper is not something you want to wake up to. Should have put it behind the headboard if they wanted a “statement wall”.
“Who wants to do that? The low rent reflects the tired finishes. Any of the new buildings in the neighborhood are over $4k.”
Someone sober that values money
Plenty of options sub $4k
The finishes on the subject property are marginal at best and for most people isnt worth $100k + $1250/mo
I don’t grasp why one would show a picture of cheap stackable washer/drier combos or overstuffed/disorganized looking closets. Also, nothing says “classy” like a 711…no matter where you are, when you go in one and you feel like you have taken a few steps down on the “where you wanna be” ladder.